Agenda

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Declarations of Interest under the Municipal Conflict of Interest Act

Confirmation of Minutes - October 30, 2024

Speakers/Presentations: The speakers list will be posted online at 8:30 a.m. on December 5, 2024

Communications/Reports

The Interim Chief Planner and Executive Director, City Planning and the General Manager, Economic Development and Culture and the Chief Financial Officer and Treasurer recommend that:

1. City Council adopt the City-Wide Community Improvement Plan for the Economic Development and Growth in Employment (“EDGE”) Incentive Program in accordance with the draft community improvement plan included as Attachment 2 to the report dated November 21, 2024 from the Interim Chief Planner and Executive Director, City Planning and the General Manager, Economic Development and Culture, and Chief Financial Officer and Treasurer.

2. City Council determine pursuant to section 28(13) of the Planning Act that the Toronto Community Improvement Plan for Brownfield Remediation and Development of Prescribed Employment Uses (By-law 1207-2018, as amended, the “2018 CIP”), that enables the Imagination, Manufacturing, Information and Technology (IMIT) Program, has been carried out, dissolve the community improvement project area designated by By-law 1207-2018, and repeal By-law 1207-2018, as amended.

3. City Council delegate to the General Manager, Economic Development and Culture, approval authority in respect of applications for the Economic Development and Growth in Employment (EDGE) Incentive Program development grants, provided the project has an estimated construction value of $100,000,000 or less.

4. City Council direct the General Manager, Economic Development and Culture in consultation with the Chief Financial Officer and Treasurer to bring forward, no less than annually, as a group:

a. for City Council’s consideration, any complete applications for Economic Development and Growth in Employment (EDGE) Incentive Program development grants for projects with an estimated construction value greater than $100,000,000; and

b. for City Council’s information, notice of any Economic Development and Growth in Employment (EDGE) Incentive Program development grants approved by the General Manager, Economic Development and Culture under their delegated authority.

5. City Council authorize staff to introduce an Economic Development and Growth in Employment (EDGE) Incentive Program administration fee of 30 cents per square metre based on eligible gross floor area and that Municipal Code Chapter 441, Fees and Charges, be amended to reflect the new fee.

6. City Council authorize the General Manager, Economic Development and Culture to negotiate and execute financial incentive agreements for approved Economic Development and Growth in Employment (EDGE) Incentive Program applications, in a form satisfactory to the City Solicitor.

7. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Community Improvement Plan for the Economic Development and Growth in Employment (EDGE) Incentive Program, as may be required.

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

This report recommends for City Council’s consideration a new City-Wide Community Improvement Plan (CIP) that reflects the direction provided by City Council on September 6, 2023 in response to recommendations under the Updated Long-Term Financial Plan (LTFP) to evaluate the effectiveness and outcomes of financial incentives provided under the Imagination, Manufacturing, Innovation and Technology (IMIT) program to date, and further direction from City Council on the Review of the IMIT Program adopted February 6, 2024. The recommended CIP provides a more targeted employment space development incentive that would replace the existing City-Wide CIP (City of Toronto By-law 1207-2018) that enables the IMIT Incentive Program.

The proposed new City-Wide CIP is a key deliverable in support of City Council’s new Sidewalks to Skylines: An Action Plan for Toronto’s Economy 2025-2035 (APTE), specifically Action 2 that calls for the replacement of IMIT with an incentive program to support targeted employment uses, attract and retain employers, increase high-quality jobs, stimulate investment across the city, drive broader city-building goals, while strengthening Toronto’s global competitiveness.

The new City-Wide CIP would enable the proposed Economic Development and Growth in Employment (EDGE) Incentive Program, a financial incentive program designed to provide support for critical new investment in targeted economic sectors of importance to Toronto’s economy and competitiveness by incentivizing business development and supporting the retention and growth of inclusive jobs. The program would replace the IMIT program and focus on high-growth, export-oriented and visitor-economy sectors that are important to Toronto’s economy and workforce, with these sectors typically needing industrial-type spaces. It would support new construction or major renovation of buildings in targeted employment sectors through Tax Increment Equivalent Grants, while also including an element for Brownfield Remediation Tax Assistance (BRTA).

This program is more targeted than the IMIT Program in terms of outcomes sought and offers more financial predictability, better administrative controls and enhanced Council oversight. The most notable changes include eliminating eligibility for office buildings (except in instances where the development is approved as a Transformative Project) and reducing the grant amount and term by fifty percent, making the basic grant equal to 60 percent of the municipal tax increment over five years. Additionally, the new CIP introduces improved financial controls, including the requirement for applications with a construction value above $100 million to be approved by City Council, conditions that ensure approved projects are initiated and completed within specified timelines, and an automatic expiration of the program on December 31, 2034, after which no applications will be accepted. Furthermore, the recommended CIP addresses City goals related to sustainability, job quality, access, and community workforce development through both the enhanced grant stream and updating the Local Employment Requirement.

The proposed EDGE program to replace the IMIT program strongly aligns with Council direction via the LTFP to redesign the incentive program for stronger alignment with City goals, predictability and affordability. Through the reduction in the grant quantum and the length of grant term, as well as applying more finely targeted eligibility requirements, projections are that future grants during the first ten years of the new proposed EDGE program are unlikely to exceed 6 percent of the total grants committed under the IMIT Program.

Potential Impact of the New Tax Incentive Program and CIP

The uptake, costs, and benefits of the recommended tax incentive program in the future will depend on prevailing market conditions and corresponding demand for new and upgraded employment space, interest rates, technological changes, and other government policies impacting investment decisions (including with respect to tax rates and development charges), among other factors.

Applications approved under the recommended EDGE Incentive Program are anticipated to begin receiving grant payments in 2027, due to construction timelines and the property reassessment process. Based on an analysis of potential construction values and grant scenarios, staff estimate that the average five-to-seven-year grant value would be approximately $1.9 million for approved projects.

Potential projects under the EDGE Incentive Program are forecasted to yield $72.5 million in new incremental property tax revenue during the first ten years of the program (2025-2034), while collectively receiving $40.1 million in grants from the City. This would result in a net revenue gain for the City of $32.4 million via increased municipal tax proceeds.

As shown in Figure 1 below, as projects are approved, and grant amounts are gradually reduced over the term of the grand funding agreement, the City’s tax revenues for these properties will correspondingly increase.

Figure 1: New Tax Incentive Program Financial Impact Projections

See staff report for details.

As shown in Figure 2 below, for projects approved to date under the existing IMIT Program, the amount of grant payments the City will need to make in any given year will peak in 2027 and then decline each year thereafter. With an anticipated two-year lag from the new program’s implementation due to construction timelines of future projects, the City can expect to begin paying grants for the new program in 2027. Payments are projected to start at $1.5 million and increase over time, with annual payments potentially rising to $7.7 million by 2034. As such, staff estimate that the average annual grant payments for the new program would be approximately $5 million over the next ten years.

The reduction in the grant quantum and term offered, as well as changes in eligibility, suggest that future grants during the first ten years of the program are unlikely to exceed 6 percent of the total grants committed under the IMIT Program.

These estimates are based on the following assumptions:

· 10 percent annual growth rate in the uptake of the program;

·  average 5-7 year project grant estimated at $1.9 million; and,

·  a maximum financial incentive cap of $10 million (exclusive of the Brownfield Remediation Tax Assistance) for all projects under $100 million in construction value.

This estimate could shift significantly if City Council were to approve a Transformative Project, which would involve a large grant, but also have significant socio-economic and community benefit impacts in the future. Based on the Transformative Project approved by Council through the IMIT Program, a future project could increase the annual grant payments by $6 million up to $10 million but would also have significant investment and job impacts in the future, as well as generate substantial increases in the City's tax revenue over time. Notably, applications qualifying as Transformative Projects are very rare with only one such project awarded funding under the IMIT Program.

Figure 2: Current IMIT Program Financial Impact and New Program Estimates

See staff report for details.

Approved IMIT Program Applications and Projects

Since program inception in 2008, 41 of 75 projects approved for an IMIT development incentive have completed construction, are either partially or fully occupied, and have received or are currently receiving IMIT grants over a 10-year (or with BRTA up to 12-year) period.

The other 34 approved projects have either not yet completed construction or have not signed a Financial Incentive Agreement (FIA) based on the updated Current Value Assessment (CVA) of the improved property (as assessed by MPAC), post construction or major renovation.

Together, these 75 projects are forecast to yield $1.32 billion in new incremental property tax revenue during the 10-year (or with BRTA up to 12-year) term, while collectively receiving $734 million in grants from the City.

As of November 2024, the City had disbursed or provisioned $268.3 million of the forecast $734 million in IMIT grants, with a further $40.1 million in grants projected to be issued in 2024.

Other IMIT Program Applications Received and Under Review

Any application to the IMIT Program submitted prior to the date of repeal (or dissolution of the CIP Area) and found eligible to receive Brownfield Remediation Tax Assistance and/or Development Grants is required to be assessed according to the criteria set out in the applicable IMIT CIP by-law in effect at the time the application was initiated.

As of November 2024, the City had received and is reviewing IMIT financial incentive applications for 10 projects at various stages in the review process, as described in Table 1 below. Prevailing real estate market conditions are softening and are likely impacting the viability of some of the projects, although final determinations can only be made following the full application assessment process.

Table 1: IMIT Applications Under Review

*Third-Party review of these applications is in progress. Council consideration anticipated late in the first quarter or second quarter of 2025.

**Deemed inactive due to a lack of response from the applicant.

Program Administration and Financing

Program delivery costs (e.g., for staffing, administration, etc.) would be borne by Economic Development and Culture and offset by a Program Administration Fee of 30 cents per square metre of eligible gross floor area.

Since being introduced in 2019, the IMIT Program’s administration fee has generated $714,669 and is estimated to yield approximately $200,000 per year for the next 5 years and will decline as existing IMIT applications and payments reach the end of their grant term.

The same annual Program Administration Fee will remain in effect under the new tax incentive program and will be deducted from the grant awarded each year for all approved applicants. While it is difficult to make precise predictions, given the reduction in the grant term offered under the new program, and the resulting decrease in administrative efforts, the City can expect to generate substantially less revenue from the administration fee on an annual basis compared to the existing program. This reduction in revenue is not expected to impact program delivery costs until grants associated with the IMIT program begin to reach their end of term.  

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

1. City Council amend Zoning By-law 569-2013, as amended, substantially in accordance with the draft Zoning By-law Amendment 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 Chief Planner and Executive Director, City Planning to monitor the implementation and effectiveness of the Zoning By-law Amendments in facilitating the creation of new retail, service and office uses in Neighbourhood-designated and Residentially-zoned sites, and to report to the Planning and Housing Committee two (2) years following the date the Zoning By-law Amendments come into full force and effect, in order to review and recommend any necessary revisions to the policy, zoning, and/or other changes to improve implementation.

This report recommends approval of zoning by-law amendments (ZBLA) to permit certain small-scale retail, service and office uses on Residentially-zoned properties within Neighbourhoods city-wide, and to update home occupations permissions in all areas. The ZBLAs provide for a more extensive list of permitted uses on major streets and more limited permissions on streets in the interior of Neighbourhoods. Changes are also proposed to home occupations permissions in all areas. This is the final report for Phase Two of the Expanding Housing Options in Neighbourhoods (EHON) –Neighbourhood Retail and Services Study. The report also recommends approval of a monitoring approach. This study was undertaken with a combined team of staff from the City Planning and Development Review divisions.

Draft zoning by-law amendments were presented to the Planning and Housing Committee in May 2024 and have been the basis for public and stakeholder consultations from June to October 2024, as well as internal discussions with City divisions. The proposed amendments have been revised to reflect feedback from these consultations. Amendments with respect to commercial use permissions in the Residential Zone category are appended in Attachment 1. Amendments with respect to home occupation permissions are appended in Attachment 2.

Small scale retail, service and office uses historically played an important role in many Toronto Neighbourhoods. This includes corner stores in the old City of Toronto, and small plazas in Etobicoke, York, North York and Scarborough. These uses, however, were strictly limited by Official Plan Policies and Zoning By-law provisions established in the mid-20th century and then carried forward over time into the current Official Plan and City-wide Zoning By-law. As a result, many residents have never had these amenities close to their homes, and others have seen them decline over decades, as existing establishments closed, and new ones did not take their place.

Recent developments in the city have enhanced the opportunity and the necessity to create greater opportunities for these community amenities. These changes include the dramatic shift toward working from home, and the anticipated new homes in Neighbourhoods driven by the EHON initiatives including laneway suites, garden suites, multiplexes and, on major streets, townhouses and low-rise apartments, as well as permissions for multi-tenant housing and components of the Housing Action Plan. Neighbourhoods with more residents, who spend more time close to home, are places which need more amenities and can support those amenities with more potential customers, employees and business owners. The focus of the proposed changes are to provide a city-wide policy environment that is more supportive of local businesses and services, allowing the flexibility for different communities to evolve in their own ways. In the pre-war City, “ghost store” buildings that were previously commercial and have switched to residential could be converted back into retail stores. In the parts of the city built in the post-war period, areas which have lost their local plaza or grocery store could see new stores along major streets where they were not permitted in the past.

The proposed ZBLAs, Attachments 1 and 2 to this report, build upon Official Plan changes approved by Council in 2022, to further complete and connect communities. The proposed amendments present a balanced approach to permit these uses while minimizing adverse impacts on nearby residents by permitting them in a physical scale, and in locations, that are compatible with and integrated into Neighbourhoods.

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 Executive Director, Development Review recommends that:

1. City Council amend By-law 228-2020, being a by-law to amend City of Toronto Zoning By-law 569-2013, as amended, for the portion of the lands municipally known as 50 Wilson Heights Boulevard substantially in accordance with the draft Zoning By-law Amendment included as Attachment 6 to this report.

2. Before introducing the necessary Bill to City Council for enactment, City Council require the execution of the applicable lease agreements, agreements of purchase and sale, and operating agreements by the City's development partners to the satisfaction of the City Solicitor and Executive Director, Development Review.  

3. 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 recommends approval to amend Zoning By-law 569-2013, as amended by Zoning By-law 228-2020, to permit modifications to the development standards for a 10-storey residential building with 209 market condominium dwelling units at 50 Wilson Heights Boulevard; provides non-commercial uses on the ground floor (minimum 275 square metres), and to also identify lands known as Block 9 to be protected for Toronto Water infrastructure (denoted as Block 1 and 9 on the draft Plan of Subdivision (City File 19 232756 NNY 06 SB)). Previously approved office uses are also being removed.

The proposed mixed-use development at 50 Wilson Heights Boulevard will deliver a range of new homes, including affordable, market rental and ownership homes, plus other key city-building objectives including childcare and community spaces, a new public street, a new public park and extension of a multi-use trail. 

This City-owned property is part of the Housing Now Initiative, which is a key program to support delivery of new affordable rental homes within complete communities and overall delivery of the City’s HousingTO 2020-2030 Action Plan.

The Development Review 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.

City Council on October 11 and 12, 2023, referred Item PH6.3 back to the Planning and Housing Committee. 

Summary from the report (September 14,2023) from the Chief Planner and Executive Director, City Planning on Our Plan Toronto: Recommendations on the East Harbour Employment Area Conversion Request - Final Report:

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

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

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

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

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

In April 2021, the Province announced a Transit Oriented Communities (“TOC”) commercial partnership with Cadillac Fairview for the East Harbour lands that proposes a mixed-use community on the lands, which includes the 926,000 square metres of employment development previously approved in the Unilever Precinct Secondary Plan and relevant Zoning By-laws, but would also introduce residential uses not previously contemplated for the lands.

The residential uses envisioned for the TOC are not permitted on the lands which are designated Core and General Employment Areas in the Official Plan. In August 2021, Cadillac Fairview submitted an employment area conversion request for the lands to be considered as part of the City’s MCR.

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

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

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

The Interim Chief Planner and Executive Director recommends that:

1. City Council adopt Official Plan Amendment 683 substantially in accordance with Attachment 1 to the report from the Chief Planner and Executive Director, City Planning (dated September 14, 2023).

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

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

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

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

6. City Council request that the Minister of Municipal Affairs and Housing withhold any approval of OPA 683 until dual ministerial approval has been obtained from the Ministers of Municipal Affairs and Housing and Natural Resources and Forestry, consistent with the Provincial Policy Statement, 2020, and Lower Don Protocol, including amending Attachment 3 of the Lower Don Protocol to identify it as a Priority Project if necessary.

On October 26, 2023, the Planning and Housing Committee deferred consideration of Our Plan Toronto: Recommendations on the East Harbour Employment Area Conversion Request - Final Report (Item PH6.3). The Committee directed the Chief Planner and Executive Director, City Planning to report to a future meeting of the Planning and Housing Committee so that City Council considers the Decision Report on the employment area conversion at the same time as the East Harbour Transit Oriented Community report is considered.

Executive Committee will consider a report on the East Harbour Transit Oriented Community and Draft Plan of Subdivision Application at its meeting on June 18, 2024. This timing will allow City Council to consider both reports at its meeting of June 26-28, 2024.

The report recommendations listed in the September 14, 2023, report from the Chief Planner and Executive Director, City Planning on Our Plan Toronto: Recommendations on the East Harbour Employment Area Conversion Request - Final Report (Item PH6.3) are re-stated below for ease of reference. An additional recommendation has been added to address the Lower Don Special Policy Area (SPA) and Lower Don Protocol.

The financial implications resulting from the recommendations included in this report are set out in the Final Report dated September 14, 2023 (Item PH6.3).

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

1. Adjourn the special statutory public meeting for Item PH13.1 until such time as the Interim Chief Planner and Executive Director, City Planning reports back on further discussions with Cadillac Fairview and the Province on additional proposed changes to land use permissions at East Harbour, and by no later than the June 12, 2025 meeting of the Planning and Housing Committee, and that no further notice of special public meeting be given.

The Planning and Housing Committee commenced a Statutory Special Public Meeting on September 28, 2023, that continued on October 26, 2023, and on June 13, 2024, and notice was given in accordance with the Planning Act.

At its meeting on June 13, 2024, Planning and Housing Committee adjourned the Statutory Special Public meeting and directed City Planning staff to report back by December 5, 2024, to allow the conversion request to be considered at the same time as the results of negotiations with Cadillac Fairview and the Province on further proposed changes to land use permissions at East Harbour.

On June 26, 2024, City Council approved terms for the negotiations with Cadillac Fairview and the Province and directed staff to report back on the outcomes. These negotiations have not concluded. City staff expect to report back in Q2 2025 on the proposed changes to land use permissions at East Harbour.

It would be premature to consider the Employment Area Conversion Request prior to these negotiations concluding.  Staff recommend that Planning and Housing Committee adjourn the Statutory Special Public Meeting until such time as staff are able to report on the negotiations. 

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

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

The Executive Director, Municipal Licensing and Standards, Executive Director, Environment and Climate, and the Medical Officer of Health recommend:

1. City Council amend Toronto Municipal Code, Chapter 497, Heating to:

a. Revise the date range in § 497-1.2 A to require the landlord to ensure that minimum temperature of 21°C is maintained in all areas of the dwelling unit from "October 1 in each year to May 15 in the following year" instead of "September 15 in each year to June 1 in the following year".

2. City Council amend Toronto Municipal Code, Chapter 629, Property Standards to:

a. Revise the date range in § 629-38 F to require all air-conditioning systems be operated from "June 1 to September 30" for dwelling units equipped with air conditioning provided by the property owner, instead of "June 2 to September 14”.

3. City Council direct the amendments in Recommendation 1 and 2 come into effect on April 30, 2025.

4. City Council direct the Executive Director of Municipal Licensing and Standards, in consultation with the Medical Officer of Health, the Executive Director, Environment & Climate and relevant City divisions and external stakeholder groups, to report back by Q4 2025 with implementation considerations and recommended next steps to implement a health-based maximum indoor temperature standard of 26°C for leased residential premises and cooling rooms.

5. City Council request that the Province of Ontario amend the Residential Tenancies Act, 2006 to introduce a maximum temperature standard of 26°C for all leased residential premises and include cooling as a vital service to ensure thermal safety protections are available to tenants.

6. City Council request that the Province of Ontario proclaim Bill 97, Helping Homebuyers, Protecting Tenants Act, 2023 into force to strengthen tenants' rights to access cooling in leased residential premises and examine additional measures to support vulnerable and low-income tenants with associated cooling costs.

Like many cities around the world, Toronto is experiencing the effects of climate change with more frequent and extended heat events taking place outside of seasonal norms. Excessive indoor temperatures are a particular concern for tenants living in leased residential premises without air conditioning, or other cooling equipment such as heat pumps, who are at higher risk of heat-related health impacts. These impacts are intensified in multi-unit residential buildings and broadly in built-up urban environments with limited greenspace.

The City regulates indoor temperatures in leased residential premises through Toronto Municipal Code Chapter 497, Heating and Chapter 629, Property Standards. In the short term, heat-related impacts on residents are being managed through existing City measures such as the Heat Relief Strategy and Heat Relief Network, and in the longer term through policy and program initiatives spanning several City Divisions to support building improvements and enhancing the climate resilience of Toronto's aging housing stock.

This report outlines the City’s preliminary actions to address excessive indoor temperatures and is the first in a phased reporting approach to address this complex policy challenge. Building on existing measures, this report responds to City Council direction (2023.MM7.8) and endorses establishing a maximum indoor temperature standard of 26°C to protect tenant health from excessive heat, with implementation considerations and next steps to be outlined in a Q4 2025 staff report. This phased approach will allow for comprehensive stakeholder engagement in 2025 and will be informed by technical findings from a C40 Cities project examining the issue in Toronto and other large North American cities.

This report also recommends amending Chapter 497, Heating and Chapter 629, Property Standards to adjust the dates when heating and cooling equipment must be turned on and off to proactively address indoor temperatures in the shoulder seasons (i.e. May/June, September/October). The changes are recommended to come into effect on April 30, 2025, prior to the 2025 heat season.

This report also includes an update on the status of relevant Council directives and outlines actions taken to enhance the City's data on indoor temperature. The recommendations are informed by an analysis of climate and service request data, a review of public health research, engagement with residents, property owners and subject matter experts and a review of municipal regulations and provincial legislation.

Staff are committed to addressing excessive indoor temperatures while balancing the City’s climate and housing objectives to transition to net-zero energy systems, ensure vital services are maintained, and limit potential impacts on rental housing availability and/or affordability.

This report was developed by Municipal Licensing and Standards, Toronto Public Health, and Environment and Climate with input from the Customer Experience Division, City Planning, Toronto Building, Toronto Emergency Management, Toronto Employment and Social Services, and the Housing Secretariat. 

There are no immediate financial implications resulting from this report. Financial impacts related to the development and implementation of any forthcoming City indoor temperature regulations will be assessed in a Q4 2025 report.

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

The General Manager, Parks Forestry and Recreation recommends that:  

1. City Council amend Article III of the City of Toronto Municipal Code, Chapter 415, Development of Land substantially in accordance with Attachment 1 of this Report.

2. City Council authorize the City Solicitor to make such stylistic and technical changes to the amendments to the City of Toronto Municipal Code contained in Attachment 1 as may be required.

As part of the 2023 Housing Action Plan, City Council adopted a New Regulatory Framework for Multi-Tenant Housing ("MTH") and recognized this form of rental housing stock as a critical component of affordable housing options. This program brought new incentives and other financial supports to assist property owners in obtaining a licence for this housing in all areas of the City.

In response to MM20.30 Multi-Tenant Housing Framework: Parks Levy Exemption and Framework Application, this report seeks Council authority to exempt dwelling rooms in a multi-tenant house from parkland dedication requirements in Article III of Toronto Municipal Code Chapter 415, being the Parkland By-law ("Article III"). This amendment aligns with Council's priority for the development of this housing type and other financial considerations provided by the City.

Following Council's recent adoption of MM22.10 Supporting Transitional Housing in Toronto - 3 Cadillac Avenue (Neshama Hospice) and site-specific parkland dedication exemption for the development of a non-profit hospice, this report also seeks approval to apply the exemption to non-profit hospices city-wide to reflect Council's support of this type of development.

Finally, this report introduces amendments to Article III to clarify the intent and improve the readability and the interpretation of (a) exemptions relating to additional residential dwelling units on a parcel of land as well as additional residential dwelling units in apartment buildings, and (b) the definition of Environmental Lands specifically relating to the protected features within protected areas as defined and identified by Chapter 658 of the Municipal Code, being the Ravine and Natural Feature Protection By-Law.  The proposed amendments will ensure consistent interpretation and application of Article III.

Cash in lieu of parkland dedication payments are calculated on the value of the land to be developed prior to building permit issuance, so each application and payment will vary from any other throughout the city. While the foregone cash in lieu of parkland payments resulting from the proposed exemptions are not known, levies from this form of development are not currently accounted for in PFR's Capital Plan. Given the estimated number of applications which may seek the proposed exemptions, staff do not anticipate a significant financial impact.

The clarifying language in Attachment 1 is intended to better reflect the intent and practice of the City in interpreting Article III and accordingly no further financial impact is anticipated to arise from the adopting of the recommendations in this report.

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

The Executive Director, Housing Secretariat, recommends that:

Home Ownership Assistance Program Update

1. City Council approve the General Terms and Conditions for the Proposed Home Ownership Assistance Program Update as outlined in this report and Attachment 1 from the Executive Director, Housing Secretariat.

2. City Council authorize the Executive Director, Housing Secretariat, in consultation with the Chief Financial Officer and Treasurer, to provide eligible proponents under the Home Ownership Assistance Program set out in Attachment 1 with the following City financial incentives:

a. deferral from development charges, if not exempted by provincial legislation;

b. waivers of planning application and building permit fees;

c. exemption from community benefits charges, if not exempted by provincial legislation; and

d. exemption of Cash-in-Lieu of Parkland Dedication, subject to the related amendment to Chapter 415 of the Municipal Code referred to in recommendation 3 below.

3. City Council amend Article III of the City of Toronto Municipal Code, Chapter 415, Development of Land substantially in accordance with Attachment 3 of this Report to expand the Cash-in-Lieu of Parkland Dedication exemption for affordable rental housing units that are the subject of Municipal Housing Project Facility Agreements to include to housing units approved under the Home Ownership Assistance Program.

4. City Council approve a pilot of up to 50 units for the turn-key stream that would be developed by eligible non-profit/private sector partnership proponents as set out in Attachment 1 to this report, and direct the Executive Director, Housing Secretariat, in consultation with the Chief Financial Officer and Treasurer, develop metrics, monitor and evaluate the performance of the program.

5. City Council authorize the Executive Director, Housing Secretariat, to allocate $5,000,000 in funding, inclusive of Harmonized Sales Tax and disbursements to the Home Ownership Assistance Program fully funded from the transfer of Toronto Community Housing Corporation's affordable home ownership program funds.

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

a. a municipal housing facility agreement ("Contribution Agreement") with eligible proponents for funding and financial incentives, and to set out the terms of the development and operation of affordable and attainable ownership housing, based on the Home Ownership Assistance Program  General Terms and Conditions set out in Attachment 1 to this report, and including any additional terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form satisfactory to the City Solicitor; 

b. agreements or other suitable arrangements with City of Toronto agencies and/or corporations, the Government of Ontario and/or its agencies, community agencies, private entities and/or individuals, as appropriate, to deliver projects approved under the Home Ownership Assistance Program; and,

c. any security or financing documents required by the proponent to secure construction and conventional financing and subsequent refinancing, including any postponement, tripartite, confirmation of status, discharge or consent documents where and when required during the term of the Contribution Agreement, as required by normal business practices, and provided that such documents do not give rise to financial obligations on the part of the City that have not been previously approved by City Council.

7. City Council request the Executive Director, Development Review, in consultation with the Executive Director, Housing Secretariat, to consider projects approved by the Home Ownership Assistance Program among those prioritized for review under the Priority Development Review Stream.

8. City Council request the Board of Directors, CreateTO request the Chief Executive Officer, CreateTO, and the Board of Directors of Toronto Community Housing Corporation request that the Chief Executive Officer of Toronto Community Housing Corporation to work with the Executive Director, Housing Secretariat, to incorporate affordable and attainable housing in appropriate future housing development projects on public lands to be made available on a leasehold basis. 

9. City Council adopt the updated Municipal Housing Facility By-law in Attachment 2 to the report (November 21, 2024) from the Executive Director, Housing Secretariat, and repeal Municipal Housing Facility By-law 713-2024.

10. City Council authorize the City Solicitor make such stylistic and technical changes to the draft Municipal Housing Facility By-law and to the amendments to the City of Toronto Municipal Code contained in Attachment 3 as may be required.

Program Administration

11. City Council authorize the Executive Director, Housing Secretariat, accept Home Ownership Assistance Program applications on a rolling, first-come, first-served basis, and make funding and incentives allocations, up to the 400 unit/year limit.

12. City Council authorize the Executive Director, Housing Secretariat, in consultation with the Chief Procurement Officer, Purchasing & Material Management Division, to initiate a competitive procurement process for a third party entity to take on responsibility for administering second mortgage charges currently held by the City and the Toronto Community Housing Corporation in relation to legacy home ownership programs as well as delivering and administering future program loans and second mortgage charges.

Intergovernmental Considerations

13. City Council request the Government of Ontario to support the implementation of the Home Ownership Assistance Program by:

a. providing flexibility for the City to allocate revolving loan funds from legacy housing programs currently restricted to affordable housing terms to attainable housing developments under the Home Ownership Assistance Program;

b. increasing the maximum loan amount under the Ontario Priorities Housing Initiative Homeownership Component from 10 percent to 15 percent of the eligible units’ purchase price to broaden and improve the impact of the program; and,

c. increasing the maximum household income under the Ontario Priorities Housing Initiative Homeownership Component to the 80th income percentile to align with those under the Home Ownership Assistance Program.

Toronto is facing two housing crises – one where there is a lack of deeply affordable and supportive homes for low-income, marginalized, and vulnerable residents, as well as those experiencing homelessness; and a more recent one in which rising housing costs have made it increasingly unaffordable for middle income earners, key workers and professionals to live in the city. To respond to this dual crises, City Council has pledged to meet the Provincial housing target of 285,000 housing starts in Toronto by 2031,

As Toronto residents continue to struggle with rising inflation and cost of living, it is becoming increasingly difficult even for middle income earners to access the ownership market, including women-led households and those from equity-deserving communities. As of the 2021 Census, home ownership rates for Indigenous and Black-led households were 50 percent lower than the general population, and historical inequities in homeownership levels within low-income, racialized, and other equity-deserving groups means these groups have not experienced the benefits that typically accompany home ownership.

This report recommends key changes to the Home Ownership Assistance Program (HOAP), which was first introduced in 2010, enhancing the City’s approach to supporting new non-profit ownership housing development and administration, at a time when new housing solutions are needed across the housing continuum.  HOAP currently provides down payment assistance loans through the deferral of development charges for eligible homeowners.

This report recommends key changes to the HOAP program that respond to Toronto’s current housing context, will expand its reach and impact, and other actions to advance affordable home ownership in line with City Council’s target of approving 4,000 affordable ownership homes by 2030:

• That HOAP eligibility be expanded to include a new “attainable” program tier, with eligible household incomes and home price limits above the “affordable” thresholds prescribed by the City’s Official Plan;

• That the HOAP incentives package be expanded to increase the City’s contributions to non-profit ownership housing, and extended to include private/non-profit development partnerships, and;

• That the City provide funding and land contributions where available and appropriate, particularly to support the New Deal modular attainable housing initiative currently underway with the Province of Ontario.

The proposed changes are coordinated with statutory exemptions and discounts to municipal growth funding tools introduced by the Province. Recent legislative changes through Bill 23, the More Homes Built Faster Act, and Bill 134, the Affordable Homes and Good Jobs Act, provide non-profit and affordable rental and ownership housing developers with a variety of statutory exemptions from key municipal fees (development charges, parks levies and community benefits charges). The Province has indicated it would make the City whole for the impacts of legislation changes impacting municipal growth funding tools, but this has not yet been confirmed or received. Through the recommendations of this report the updated HOAP incentives package will build on these statutory exemptions to further support non-profit attainable and affordable housing developments. It is also proposed that the incentive package be extended to non-profit partnerships with private developers, which are currently not eligible for the provincial non-profit exemptions.

In 2020, the City’s Auditor General reviewed the City’s affordable ownership housing programs and recommended the program be revised to strengthen administration and oversight, program design, and to better monitor program outcomes. Following the Auditor's recommendations, the Housing Secretariat engaged the consultants Beam Group and BGM Strategy Group to conduct an evaluation of the program and make recommendations for a program redesign and relaunch. The reports prepared by the consultants are provided as Attachments 4 and 5 and support the recommendations and content of this report. The consultants’ reports and the proposed updates to HOAP address the issues raised by the Auditor General.

In September 2023, Premier Doug Ford and Toronto Mayor Olivia Chow announced a Working Group of senior public servants from the Government of Ontario and the City of Toronto. The Working Group’s "Ontario-Toronto New Deal Working Group - Term Sheet" was approved by City Council in December 2023 and included a modular attainable housing initiative targeting the development of five sites with Provincial and City support. The recommendations outlined in this report will support future New Deal modular attainable housing developments through the proposed expansion of the HOAP incentives package, as well as funding and land contributions. This report also recommends including HOAP opportunities in appropriate CreateTO and Toronto Community Housing Corporation (TCHC) redevelopments, with suitable TCHC developments providing the opportunity for TCHC tenants to become homeowners.

The City of Toronto has provided financial support to low-to-moderate income families and individuals, in the form of down payment assistance loans, and/or for the construction of new affordable home ownership housing, through various Federal/ Provincial and City programs since 2007. Since the introduction of HOAP in 2010, the federal/provincial and City programs have provided some 1,370 down payment assistance loans to eligible households worth a combined $54.5 million.

The recommendations in this report will support the delivery of the City’s HousingTO 2020-2030 Plan and targets in partnership with the federal and provincial governments, and non-profit and private development sectors. Increasing the supply of new homes across the housing continuum will reduce pressure throughout the housing system, improve housing affordability for lower and middle-income households, and support the growth of complete communities.

The proposed updates to the City’s Home Ownership Assistance Program (HOAP) recommended by this report are intended to support the development of new non-profit affordable and attainable home ownership housing. The financial contributions recommended primarily include a revised City incentives package and funding contributions from City, federal and provincial sources.

These recommendations are supported by the Beam Group and BGM Strategy Group report commissioned by the City’s Housing Secretariat titled Designing a Home Ownership Program for the City of Toronto, included here as Attachment 4.

Expansion of HOAP Incentives for Affordable and Attainable Homes Delivered by Non-Profit Ownership Housing Providers and “Turn-Key” Partnerships

This report recommends expanding eligibility for HOAP by creating an “attainable” ownership program tier, as detailed further in the comments section of this report, to complement that of “affordable” ownership housing, as defined by the Official Plan.

HOAP has historically supported new ownership housing projects through a deferral of development charges that would be repaid to the City when the home is resold into the open market or refinanced. The Province's adoption of the More Homes Built Faster Act, 2022 (Bill 23) and the Affordable Homes and Good Jobs Act, 2023 (Bill 134) have now introduced statutory provincial exemptions of development charges, community benefit charges, and cash-in-lieu of parkland dedication for new non-profit housing and housing at affordable rents and prices set out by the Provincial Affordable Residential Units Bulletin. The non-profit housing development exemption came into effect November 28, 2022 and the exemption for housing at affordable rents and prices came into effect on June 1, 2024.

Non-profit-owned housing developments are exempted from development charges, community benefits charges, and parkland levies, whether affordable, attainable, market, ownership or rental.

In addition to the exemptions available to non-profit housing developments that meet provincial requirements, this report proposes making additional support available to non-profit development sites by providing waivers of building permit and planning application fees. These waivers have an estimated value of $1,800 per home. The City’s new Rental Housing Supply Program also provides these incentives for affordable rental homes.

Although Provincial exemptions are available to private sector developers of affordable ownership housing that meets the price limit of the Affordable Residential Units Bulletin (currently no more than $366,500), the City’s HOAP incentives are proposed only to be available to the non-profit sector.

Non-profit/private sector partnerships, whereby a non-profit partner administers the sale of a privately built home under the terms of the program, are also proposed to be eligible for HOAP incentives. This report recommends that the full incentives package of development charges, community benefits charges, parkland levies, and planning and permit fees be provided by the City to support this new delivery stream for non-profit affordable and attainable homes. In these turn-key partnership scenarios, City contributions would be subject to a tripartite agreement between the developer, the non-profit corporation, and the City.

It is proposed that these turn-key homes be delivered using an on-going affordability model administered by the non-profit group whereby the home remains affordable from one eligible purchaser household to the next. In this way the City’s HOAP incentives will benefit multiple households over time without the need to recoup the City’s financial contributions when a home transacts on the open market, as is the case under a one-time affordability approach. Municipal contributions would be secured by way of a mortgage charge on title so that in the event that a home is sold into the open market, the City would recoup the value of its incentives.

In addition to exemptions, development charges rates for ownership homes have been discounted as a result of the removal of housing services as an eligible service. HOAP was previously made possible through a development charge deferral, however, non-profit and affordable and attainable residential homes (once in effect), will be exempted from development charges. Staff will continue to monitor legislative changes and bring forward recommended program updates, as needed.   

Proposed Fee Waivers and Deferrals: Two HOAP Streams Proposed to Support the City’s Target of 400 Homes Annually

The City has had a target of approving 400 new affordable ownership homes annually. Under the updated HOAP program it is proposed that this target be maintained and include a 50-home pilot component to support the turn-key partnership stream. The estimated financial impacts to the City are outlined below, with Table 1 illustrating the impacts of 350 non-profit owned and developed homes, and Table 2 illustrating the impacts of 50 turn-key homes. The actual financial impacts will be based on the site-specific value of fees and charges applicable to the actual developments.

Table 1 - Estimated financial impact to City for 350 affordable/attainable ownership homes on lands owned and developed by the non-profit sector¹

1) Excludes exemption of development charges, parkland dedication, and community benefits charges as required through the Development Charges Act/Bill 23.

To sustain this program stream for 350 units per year, it is estimated the foregone revenue from statutory exemptions for development charges, parkland dedication, and community benefits charges will total $34.8 million. The province has indicated that it would make the City whole for these exemptions. In the interim, the City must make up foregone revenue from other sources, or defer capital investments if no other funding is available.

Table 2 - Estimated financial incentives to City for 50 private/non-profit partnership turn-key affordable/attainable ownership homes

1) Calculations based on unit mix of 10 percent studio, 45 percent 1-bed, 35 percent 2-bed, 10 percent 3-bed units. Calculated using June 6, 2024 rates.

2) Development charges are discounted due to provincial legislative changes to remove housing as an eligible DC service (estimated at $13,100 per unit).

3) Estimate is based on land value and reflects an apportioning of land value over a project.

The City’s HOAP incentives for the 400-home target are estimated to total $5.0 million for exemptions and waivers to municipal fees and charges that would be provided as part of HOAP loans. This figure represents a net new impact and does not include foregone revenue resulting from provincial legislative changes.

Federal, Provincial and City Funding Contributions 

The Beam Group and BGM Strategy Group report, Designing a Home Ownership Program for the City of Toronto (Attachment 4), estimates that to fill the financial gap for households at the 70th income percentile (the middle of the proposed household eligibility increase from the 60th to the 80th percentile), in addition to the HOAP incentives package recommended by this report, a contribution of some $110,000 would still be required to facilitate an attainable purchase of an average priced condominium apartment valued at $752,000. This financial gap can be filled by a combination of land contributions and federal, provincial or City funding.

This report recommends that $5.0 million in existing funding be committed to HOAP in the Housing Secretariat’s 2025 budget. This initial investment is proposed to be funded by legacy federal – provincial loan funding repaid by program clients. As noted above, the City has delivered home ownership assistance loan funding under federal/provincial housing programs since 2007 in partnership with both non-profit and private sector developers. In particular, TCHC and their private sector development partner in the first phases of the Regent Park revitalization, the Daniels Corporation, delivered a substantial number of Federal/Provincial loans. As the home ownership loans at these various projects were repaid, both the City and TCHC each separately accumulated funds available for redeployment as new down-payment assistance loans in a “Revolving Loan Fund”.

Housing Secretariat and TCHC staff are in the process of transferring the current balance of TCHC’s Revolving Loan Fund and any unused ownership funding to the City for redeployment. These funds provide the source of revenue for the $5.0 million recommended for the Housing Secretariat’s 2025 budget referenced above. This report recommends that the Executive Director, Housing Secretariat, be authorized to allocate the available funds to future attainable and affordable housing developments, including future Ontario-Toronto New Deal modular attainable ownership housing initiative sites.

Historically, household income and unit price eligibility under federal/provincial housing programs have been set by the local 60th income percentile and the average resale price respectively. In 2023, the Province made amendments to expand eligibility under their current homeownership loan program to include first-time buyers (in addition to renter households) and allow larger households with incomes up to the 70th percentile to qualify. This report recommends that the City request the Province to expand eligibility for these funds so they may be allocated under the terms of the HOAP initiative, making households with incomes up to the 80th percentile eligible for loans.

The City has an existing target of 400 affordable ownership housing approvals annually that is proposed to be transferred to the broader category of affordable and attainable housing. The contributions recommended in this report will enable the City and the non-profit sector to build momentum towards reaching the annual target. Approval for additional funding and incentives allocations will be brought forward to City Council through staff reports or the annual budget process.

Subject to the adoption of this report, the City will continue to support affordable/ attainable ownership housing development through the allocation of incentives and funding. Final program contributions will be determined based on the evaluation of applications on a site-by-site basis as determined by the Executive Director, Housing Secretariat.

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

1. City Council direct the Interim Chief Planner and Executive Director, City Planning, in consultation with the Executive Director, Development Review, Executive Director, Environment and Climate, Chief Building Official and Executive Director, Toronto Building, General Manager, Toronto Water, Executive Director, Corporate Real Estate Management and other relevant Divisions to report to Planning and Housing Committee in the fourth quarter of 2025 on the update to Version 5 of the Toronto Green Standard including:

a. the results of further analysis and consultation of energy and emissions performance measures resulting from the Net Zero Transition Study; and

b. the feasibility of requiring mandatory embodied emissions caps for new development.

2. City Council direct the Interim Chief Planner and Executive Director, City Planning, in collaboration with the Executive Director, Environment and Climate and the Chief Building Official and Executive Director, Toronto Building, and in consultation with the building industry, to develop a training curriculum for building design and construction professionals on the Toronto Green Standard, including new and emerging technologies.

With the adoption of TransformTO Net Zero Strategy in December 2021, Council committed to taking a number of actions to achieve net-zero emissions in Toronto by 2040 to align with the global 2030 trajectory to keep the planet's temperature habitable. This included the direction to accelerate implementation of the greenhouse gas emission limits performance measure in the Toronto Green Standard in 2025 and 2028 to ensure that buildings constructed in or after 2030 are near zero emissions. To address the feasibility of this acceleration, the City launched the Net Zero Transition Study.

As part of the study, staff, in consultation with stakeholders considered opportunities to introduce revised Toronto Green Standard performance measures to reduce greenhouse gas emissions in 2025. These opportunities were based on the results of the study's first phase.

The Toronto Green Standard (TGS) has been applied to new construction through the development review and approvals process since 2010 and has followed a standard frequency of updates on a four-year cycle, each time advancing the City's environmental sustainability priorities. This frequency has ensured the development industry has time to adjust to higher standards. Implementing changes between the four-year period is more challenging as it is not part of a comprehensive Toronto Green Standard update. Stakeholder feedback identified the need to understand the full suite of proposed changes associated with the next Toronto Green Standard update, as well as comprehensive costing on all potential changes. While changes would positively contribute to addressing the climate crisis, based on current market trends it is expected that the number of projects that would be affected by accelerating one year earlier than planned is negligible and would be more appropriately addressed as part of the next phase of the Toronto Green Standard.

This report recommends that staff incorporate revised greenhouse gas emission limits as part of the planned update to the Toronto Green Standard Version 5 performance measures, which would - if adopted - come into effect in 2026. A report on an update to Version 5 the Toronto Green Standard is targeted for the fourth quarter of 2025, allowing for completion of the second phase of the Net Zero Transition Study and further stakeholder consultation.

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 Executive Director, Corporate Real Estate Management, recommends that:

1. City Council request the Board of Directors, CreateTO to direct the Chief Executive Officer, CreateTO, and the Executive Director, Corporate Real Estate Management, in consultation with the President, Toronto Parking Authority, to:

a. undertake a parking utilization study of 705 Warden Avenue to determine available capacity;

b. undertake continued due diligence to further explore options for offsite paid Green P public parking facility as outlined in Confidential Attachment 1; and 

c. report to City Council in the second quarter of 2025 with results of the parking utilization study at 705 Warden Avenue and the due diligence analysis to establish a new off site Green P parking facility, including updated financial estimates, and recommend the most suitable commuter parking solution(s).

2. City Council authorize the public release of Confidential Attachment 1 following the conclusion of any real estate transactions.  

On July 24, 2024 City Council requested through item 2024.PH14.6 that the Deputy City Manager, Corporate Services, the Executive Director, Corporate Real Estate Management (“CREM”), and the Board of Directors, CreateTO to direct the Chief Executive Officer, CreateTO to identify options for additional off-site Green P public parking to off-set the loss of commuter parking at 777 Victoria Park Avenue as a result of the Housing Now project at this location. The item also directed the General Manager, Parks, Forestry and Recreation, in consultation with the Chief Planner and Executive Director, City Planning, and the Chief Executive Officer, CreateTO to identify parking opportunities at 781 Victoria Park Avenue, Dentonia Park Golf Course (the “Golf Course”), for Toronto Transit Commission’s (“TTC”) Victoria Park Station commuter use, with consideration of the impacts on Golf Course operations and other operational requirements. The purpose of this report is to provide an update on the progress of the review for parking alternatives, including at the Golf Course.

Following City Council’s direction to review the capacity of the Golf Course parking lot to accommodate commuter parking, CreateTO retained a consultant to undertake a parking utilization study. The study concluded that upon completion of the new TTC Passenger Pick-Up and Drop-Off (“PPUDO”) on-site, previously approved by Council, and which reduces the current capacity of the golf course parking from 55 to 47, remaining parking spaces will be required to support the Golf Course and parkland users. Any further reduction to the Golf Course parking lot for commuter use will have significant impact to the Golf Course’s operations and its continued viability.

CreateTO, and the Toronto Parking Authority, in consultation with CREM, continue to explore alternative sites for replacement commuter parking. Additional details are provided in this report and in Confidential Attachment 1.

Funding of $60,000 will be required in 2024 to undertake a parking utilization study at 705 Warden Avenue in order to determine available capacity. An additional estimated $16,000 to undertake due diligence is required in 2024 to secure options and provide more reliable cost estimates and financial projections for a new Green P parking lot. A total of $76,000 in funding is available in the Corporate Real Estate Management 2024 capital budget for these initiatives.

Toronto Parking Authority ("TPA") has not allocated operating or capital funds for an additional off-street Green P parking lot. The current financial analysis for alternative parking locations indicates the new parking lot would require funding to undertake capital improvements to meet operational standards and to operate the facility, with funding provided through the City’s capital and operating budget. Preliminary estimates to establish and maintain a new parking lot, subject to further due diligence, are provided in Confidential Attachment 1.

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

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

1. The Planning and Housing Committee request the Chief Planner and Executive Director, City Planning to publish the Mid-Rise Building Design Guidelines on the City Planning website and request The Executive Director, Development Review and the Chief Planner and Executive Director, City Planning utilize the updated Guidelines in the evaluation of mid-rise development proposals.

2. The Planning and Housing Committee request the Chief Planner and Executive Director, City Planning to continue to consult the public and stakeholders on the consolidated Mid-Rise Building Design Guidelines contained in Attachment 1 of this report in conjunction with the on-going Official Plan and Zoning By-law work programs for Avenues, and report back in 2025 with any recommended modifications.

This report presents updated Mid-Rise Building Design Guidelines dated November 2024 to Planning and Housing Committee, shown as Attachment 1 to this report.  Staff will apply these updated Mid-Rise Building Design Guidelines in the evaluation of mid-rise development applications.

At its meeting on November 30, 2023, the Planning and Housing Committee (PHC) requested the Chief Planner and Executive Director, City Planning make best efforts to report back by the fourth quarter of 2024 with draft consolidated Mid-Rise Building Design Guidelines that incorporate recommendations resulting from mid-rise monitoring, public and stakeholder consultation undertaken to date, and analysis that amend the performance standards, with the goal of encouraging mid-rise developments that are more economical to build and more environmentally sustainable.

In response to this, City Planning has initiated a review of the Mid-Rise Building Performance Standards to remove barriers and facilitate mid-rise developments across the city. This review incorporates updates to the rear transition performance standards adopted at the June 13, 2024 Planning Housing Committee meeting. Supporting mid-rise development will enhance housing supply in walkable, complete communities, offering a wider range of housing options to address current housing challenges.

The updated, consolidated Mid-Rise Building Design Guidelines include several key changes:

• Height Increase: The updated guidelines contemplate height for mid-rise buildings up to 14 storeys (45 meters) adjacent to streets with a 45-meter right-of-way width. On streets of any right-of-way width, additional height, taller than the adjacent ROW width, may be considered on deep sites.

• Elimination of Angular Planes: Both front and rear angular plane requirements are removed, simplifying building massing. Certain setback and step-back requirements are included to ensure appropriate building massing.

• Flexible Massing: The guidelines offer increased flexibility in building massing promoting a performance-based approach rather than prescriptive standards. This approach supports a simplified built form with increased gross floor area and opportunities for additional residential units.

These changes aim to simplify construction, make buildings more economical to construct, and enhance sustainability in mid-rise developments. The guidelines encourage a mid-rise form that supports intensification through flexible massing, while allowing for access to sunlight, sky view and pedestrian comfort along adjacent sidewalks and public spaces.

The purpose of this report is to provide background on the guidelines, highlight key updates in the consolidated Mid-Rise Building Design Guidelines, and how and where the guidelines apply as well as identify significant issues. 

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

1. The Planning and Housing Committee direct the Chief Planner and Executive Director, City Planning to report to Planning and Housing Committee in Q4 of 2025 with a proposals report to expand zoning permissions to facilitate six-unit buildings city-wide.

As part of the City’s application to the federal Housing Accelerator Fund (HAF), City Council directed staff to report back by the second quarter of 2024 on opportunities to enable as-of-right zoning for residential buildings with up to six units and four storeys city-wide. This would build on the recent adoption of permissions for multiplexes with up to four units and the Ward 23 (Scarborough North) Multiplex study exploring six-unit buildings that is currently underway.

This report provides an overview of the current policy context and ongoing work to permit six-unit buildings city-wide; summarizes emerging trends and best practices in other jurisdictions for multi-unit residential buildings; identifies potential barriers; and sets out a proposed workplan to identify opportunities to expand permissions for six-unit and four-storey residential buildings city-wide.

Should Planning and Housing Committee endorse this workplan, staff will undertake further analysis and stakeholder consultation and will report back in Q4 2025 with a proposals report outlining proposed amendments to advance for broader public consultation and implementation.

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 Chief Planner and Executive Director, City Planning recommends that:

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

This report responds to motion 2024.PH9.13, which requested staff to report back on whether the City should adopt a by-law under Section 45 of the Planning Act to establish criteria that would limit what qualifies as a minor variance when applicants request additional height and density for large scale multi-storey development proposals that already hold site-specific zoning permissions as an outcome of a private application for a zoning by-law amendment (ZBLA).

This report provides an overview of the Committee of Adjustment's (CofA) role in reviewing applications for minor variances from City zoning by-laws, and a summary of minor variance applications related to site-specific zoning by-law amendments to inform the recommendations. Staff have analyzed if an additional criteria by-law pursuant to S.45(1.0.3) of the Planning Act, would be useful in determining the merits of applications seeking additional height and density for large scale multi-storey development proposals that already hold site-specific zoning permissions as an outcome of a private application for a zoning by-law amendment. Staff do not recommend that the City adopt a criteria by-law under Section 45 of the Planning Act for the reasons provided in this report.

Staff have analyzed minor variance data between 2014 and 2024, which includes pre- and post-legislative changes. The data indicates that the magnitude of the issue is relatively small and does not support the need for specific criteria. While the magnitude of the number of applications for an increase in height and density permissions has increased in recent years, the applications are concentrated in a few wards. Staff’s interpretation of the data is that the increase in applications is a response to recent market conditions; staff see no indicators in the data that this will be a long-term trend. The existing four tests under the Planning Act work well to determine the appropriateness of a minor variance for increased height and density related to a zoning by-law amendment. Staff believe a more impactful change would be for more consistent, and predictable commenting practices on these types of applications by Community Planning, which staff will implement administratively as a best practice going forward.

City Planning confirms that there are no financial implications resulting from the recommendations included within this report in the current budget year or future budget 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. The Planning and Housing Committee request the City Solicitor to report back on implementation through OPA 231 in the first quarter of 2025.

Increasing office vacancies continue to impact large cities across North America as companies adjust to hybrid work following the COVID-19 Pandemic. To respond to the significant rise in office vacancies coming out of the COVID-19 Pandemic and to address development pressures on office buildings, the City initiated the Office Space Needs Study and retained consultants to conduct market and planning analysis and support public and stakeholder engagement.

This report follows on the Planning and Housing Committee’s (PHC) endorsement of proposed policy directions (Attachment 1) resulting from the Office Space Needs Study (Office Study) and request for further analysis at its meeting on July 11, 2024 (PH14.9). In addition to endorsing the proposed policy directions, PHC adopted motions requesting City Planning to undertake additional economic and sensitivity analysis and to consult on additional policy direction for purpose built rental housing.

The City’s land economic consultants concluded their analysis and provided the Office Space Needs Study: Needs Assessment & Policy Direction (Attachment 2), which includes analysis of office market projections, office conversion typologies, financial feasibility and sensitivity analysis. The consultants provided the following market-based directions:

· New office development will continue to be challenging and the inclusion of significant amounts of office space in new development represents a burden to feasibility that may lead to net-financial losses in many cases.

· The likelihood of large, high-performing, Class A office buildings being converted to residential uses is limited

· There is an opportunity to provide a policy response to the major shift in office needs in Toronto to direct the appropriate amount/type of conversion activity.

· The City should clearly define and communicate the parameters of any conversion-related policy to avoid confusion among stakeholders.

· Consideration will need to be given to balancing current development pressures that predominantly focus on residential uses with longer-term goals relating to growth in office and other forms of employment.

· There will be an inherent need to regularly monitor and update the City’s rationale for office conversion policies in response to ever-changing market conditions.

This report responds to the PHC direction by providing the additional analysis and engagement findings. The report also sets out next steps for bringing new office replacement policies into effect and concludes the Office Study.

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.

Over the long term, the conversion of office space to residential may have future financial implications for the City. Commercial uses are an important component of the City's property tax base and contribute a higher share of assessed value relative to residential uses. At the same time, these impacts may be offset by enabling the intensification of commercial properties with additional residential density.

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 authorize the Interim Chief Planner and Executive Director, City Planning to use the draft Major Transit Station Area and Protected Major Transit Station Area delineations, attached as Attachment 4 to the report (November 13, 2024) from the Interim Chief Planner and Executive Director, City Planning as a basis for consultation.

The purpose of this report is to recommend the Planning and Housing Committee authorize City Planning to use the draft delineations of 7 Major Transit Station Areas (MTSAs) and 2 Protected Major Transit Station Areas (PMTSAs) (Attachment 4) as the basis of consultation in working towards preparing a final Official Plan Amendment/s. In June 2020, the City Planning Division initiated the Growth Plan Conformity exercise and Municipal Comprehensive Review ("MCR") which included the delineation of approximately 180 potential MTSAs to meet Provincial minimum intensification targets. A subset of MTSAs were identified as PMTSAs, where the Council-approved inclusionary zoning policy framework can be implemented.

The new Provincial Planning Statement (PPS 2024) came into effect on October 20, 2024. It combines the PPS (2020) and most of the Growth Plan (2020) policies into a single policy document. The PPS 2024 still requires municipalities to delineate and set density targets for MTSAs, but this is no longer a requirement of a Municipal Comprehensive Review (MCR). The PPS 2024 requires all PMTSAs and MTSAs to be approved by the Minister of Municipal Affairs and Housing (MMAH) under section 26 of the Planning Act.

As required by the PPS 2024, for each of the station areas, a draft Site and Area Specific Policy (SASP) is presented with a proposed minimum density target (residents and jobs per hectare). For potential PMTSAs, the draft SASPs include minimum development density (Floor Space Index ("FSI") or minimum number of units). City staff will consult on these draft delineations to achieve these minimum density targets based on the following Council-approved development frameworks: in effect Official Plan land use designations within the identified areas; as-of-right zoning by-law permissions; density permissions included in secondary plans; and approved developments that have not yet been built. In addition, on-going City-wide work including the Expanding Housing Options in Neighbourhoods (EHON) Major Streets Study, Updates to Mid-rise Rear Transition Performance Standards Urban Design Guidelines, as-of-right Zoning for Mid-rise Buildings on Avenues and Expanding Mixed Use Areas and Commercial Residential Zoning for new Mixed Use Areas will be considered.

The density measures included in the draft SASPs are minimums and do not preclude the submission, staff review, and Council approval of any new development applications that may exceed these minimums. In many cases, it is expected that development on lands designated Mixed-Use Areas will exceed these minimums. Updates to Zoning By-laws will follow the Minister's decision of the final OPA to ensure consistency with the identified minimum densities in each SASP.

As part of City’s the Housing Accelerator Fund, at its meeting on December 13, 2023, City Council directed staff to report to the Planning and Housing Committee on the British Columbia legislative approach on transit oriented housing permissions (Bill 47) and its applicability to Toronto’s Major Transit Station Areas. Bill 47 Housing Statutes (Transit-Oriented Areas) was introduced by the Province of British Columbia (BC) on November 30, 2023, to establish transit-supportive densities around transit stations.

City staff’s review of the BC approach demonstrates that the Ontario framework provides a more flexible approach to determine the appropriate density and scale of development that can be supported while still achieving the same policy objectives. The BC approach has less regard for the local context, which overrides density, height, and parking regulations at a local level, while other zoning powers, such as heritage preservation, remain. In Ontario, a minimum target applied to an entire MTSA boundary that is delineated based on the local context of each MTSA allows for a more comprehensive approach to transit-oriented development planning that considers infrastructure and community facility capacities.

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

1. City Council state its intention to amend By-law 31874, as amended by By-law 872-2010, which designates the property at 2489 Bayview Avenue under Part IV, Section 29 of the Ontario Heritage Act, pursuant to Section 30.1(2) of the Ontario Heritage Act substantially in accordance with Attachment 2, Statement of Significance (Revised Reasons for Designation): 2451 and 2489 Bayview Avenue appended to the report, November 15, 2024, from the Interim Chief Planner and Executive Director, City Planning.

2. If there are no objections to the proposed amendment to By-law 31874, City Council authorize the City Solicitor to introduce the Bill in Council amending By-law 31874 under Part IV, Section 30.1(2) of the Ontario Heritage Act.

This report recommends that City Council amend the 1992 former City of North York By-law 31874 designating the City-owned property at 2489 Bayview Avenue under Part IV, Section 29 of the Ontario Heritage Act, to revise the Reasons for Designation to describe the site's cultural heritage value and attributes in accordance with Ontario Regulation 9/06, to amend the legal description to include the entirety of the historic 20-acre property, and to protect the archaeological sites known as the Whitney Site (AkGu-77) and the Whitney 2 Site (AkGu-82).

Located on the east side of Bayview Avenue, south of York Mills Road, the property at 2489 Bayview Avenue, known as Windfields Estate, is a significant cultural heritage landscape containing the original 20-acre estate of late Canadian business magnate, E. P. Taylor, where the Main House and adjacent Stables, Gatehouse, three Workers’ Cottages, Garage, Potting Shed and Greenhouse are placed in a landscaped setting. Developed in the 1930s-1940s on rolling fields that remained largely rural into the 1950s, the estate is one of the earliest residential enclaves to be built in the area following the extension of Bayview Avenue north of Eglinton Avenue East in 1929 and responds directly to the natural features of its site alongside Wilket Creek.

In 1986, the Taylor family bequeathed the property at 2489 Bayview Avenue to the former City of North York. The built components and landscaped grounds of the historic Windfields Estate have been tenanted and adaptively-reused by the Canadian Film Centre (CFC) since 1988 – a bequest of E.P. Taylor and gesture reflecting his long-term patronage of the arts. In addition to the leased portion of the property, part of the 20-acre parcel is now operated as City parkland (Windfields Park) identified municipally as 2451 Bayview Avenue. Parks staff maintain the parkland grounds, as well as the Garage building that forms part of the historic grouping of auxiliary buildings.   

Part of the subject property was designated under Part IV, Section 29 of the Ontario Heritage Act in 1992 (By-law 31874). In 2010, the legal description was amended by By-Law Number 872-2010 to include the property containing the Gatehouse and additional landscaped areas associated with the original estate. The designated portion of the property is now located within City of Toronto parkland known as Windfields Park (2451 Bayview Avenue) and is publicly accessible via the Wilket Creek Trail running along the southern portion of the property from Bayview Avenue to Wilket Creek. The eastern boundary of the property is within a Toronto Regional Conservation Authority (TRCA) regulated area. The property also encompasses the Whitney Site (AkGu-77) and the Whitney 2 Site (AkGu-82), which have been identified and registered for their archaeological potential.

The Canadian Film Centre is currently negotiating the terms of their lease renewal at 2489 Bayview Avenue with the City. A requirement of their lease renewal terms at this designated property is to enter into a Heritage Easement Agreement (HEA) with the City; however, the designating By-law 31874, as amended by By-law 872-2010, lacks sufficient identification and protection of the cultural heritage value of the property under the Ontario Heritage Act.

Staff is recommending amendment to replace Schedule "B" in the 1992 designation by-law (31874) with the Revised Reasons for Designation, appended as Attachment 2 to this report, to identify the cultural heritage values and heritage attributes of the entire property in accordance with Ontario Heritage Act Regulation 9/06. Staff is also recommending amendment to the legal description for the designating by-law, appended as Attachment 3 to this report, which will replace Schedule "A" of By-law 872-2010, so that it is consistent with the attributes identified in the Revised Reasons for Designation (Attachment 2). Following amendment to the designation, staff will negotiate an Heritage Easement Agreement with Canadian Film Centre, the tenant, and register it on the property.

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 amend By-law 31874, as amended by By-law 872-2010, which designates the property at 2489 Bayview Avenue under Part IV, Section 29 of the Ontario Heritage Act, pursuant to Section 30.1(2) of the Ontario Heritage Act substantially in accordance with Attachment 2, Statement of Significance (Revised Reasons for Designation): 2451 and 2489 Bayview Avenue appended to the report (November 15, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

2. If there are no objections to the proposed amendment to By-law 31874, City Council authorize the City Solicitor to introduce the Bill in Council amending By-law 31874 under Part IV, Section 30.1(2) of the Ontario Heritage Act.

At its meeting on November 28, 2024 the Toronto Preservation Board considered Item PB25.9 and made recommendations to City Council.

Summary from the report (November 15, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

This report recommends that City Council amend the 1992 former City of North York By-law 31874 designating the City-owned property at 2489 Bayview Avenue under Part IV, Section 29 of the Ontario Heritage Act, to revise the Reasons for Designation to describe the site's cultural heritage value and attributes in accordance with Ontario Regulation 9/06, to amend the legal description to include the entirety of the historic 20-acre property, and to protect the archaeological sites known as the Whitney Site (AkGu-77) and the Whitney 2 Site (AkGu-82).

Located on the east side of Bayview Avenue, south of York Mills Road, the property at 2489 Bayview Avenue, known as Windfields Estate, is a significant cultural heritage landscape containing the original 20-acre estate of late Canadian business magnate, E. P. Taylor, where the Main House and adjacent Stables, Gatehouse, three Workers’ Cottages, Garage, Potting Shed and Greenhouse are placed in a landscaped setting. Developed in the 1930s-1940s on rolling fields that remained largely rural into the 1950s, the estate is one of the earliest residential enclaves to be built in the area following the extension of Bayview Avenue north of Eglinton in 1929 and responds directly to the natural features of its site alongside Wilket Creek - an open channel, second order tributary to the West Don River.

In 1986, the Taylor family bequeathed the property at 2489 Bayview Avenue to the former City of North York. The built components and landscaped grounds of the historic Windfields Estate have been tenanted and adaptively-reused by the Canadian Film Centre (CFC) since 1988 – a bequest of E.P. Taylor and gesture befitting his long-term patronage of the arts. In addition to the leased portion of the property, part of the 20-acre parcel is now operated as City parkland (Windfields Park) identified municipally as 2451 Bayview Avenue. Parks staff maintain the parkland grounds, as well as the Garage building that forms part of the historic grouping of auxiliary buildings.   

Part of the subject property was designated under Part IV, Section 29 of the Ontario Heritage Act in 1992 (By-law 31874). In 2010, the legal description was amended by By-Law Number 872-2010 to include the property containing the Gatehouse and additional landscaped areas associated with the original estate. The designated portion of the property is now located within City of Toronto parkland known as Windfields Park (2451 Bayview Avenue) and is publicly accessible via the Wilket Creek Trail running along the southern portion of the property from Bayview Avenue to Wilket Creek. The eastern boundary of the property is within a Toronto Regional Conservation Authority (TRCA) regulated area. The property also encompasses the Whitney Site (AkGu-77) and the Whitney 2 Site (AkGu-82), which have been identified and registered for their archaeological potential.

The Canadian Film Centre is currently negotiating the terms of their lease renewal at 2489 Bayview Avenue with the City. A requirement of their lease renewal terms at this designated property entails entering into a Heritage Easement Agreement (HEA) with the City; however, the designating By-law 31874, as amended by By-law 872-2010, lacks sufficient identification and protection of the cultural heritage value of the property under the Ontario Heritage Act.

Staff is recommending amendment to replace Schedule "B" in the 1992 designation by-law (31874) with the Revised Reasons for Designation, appended as Attachment 2 to this report, to identify the cultural heritage values and heritage attributes of the entire property in accordance with Ontario Heritage Act Regulation 9/06. Staff is also recommending amendment to the legal description for the designating by-law, appended as Attachment 3 to this report, which will replace Schedule "A" of By-law 872-2010, so that it is consistent with the attributes identified in the Revised Reasons for Designation (Attachment 2). Following amendment to the designation, staff will negotiate an Heritage Easement Agreement with Canadian Film Centre, the tenant, and register it on the property.

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

1. City Council state its intention to designate the properties at 358-360 Dufferin Street (including structure address at 350 Dufferin Street) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 358-360 Dufferin Street (Reasons for Designation) attached as Attachment 1 to the report, November 15, 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 former Dominion Radiator Company factory complex properties at 358-360 Dufferin Street (including structure address at 350 Dufferin Street) under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statement of Significance and description of heritage attributes found in Attachment 1.

The subject properties are located south of Queen Street West on the west side of Dufferin Street between Milky Way Lane and Melbourne Avenue in South Parkdale. A location map and current photograph of the heritage property is found in Attachment 2.

The properties at 358-360 Dufferin Street comprise part of the Dominion Radiator Complex, a Late-Victorian era industrial compound defined by factory and office buildings grouped around an open, central courtyard. The prominent Toronto architect, E.J. Lennox, is attributed to the design and/or expansion of buildings on the site during Dominion Radiator's ownership (1889-1907). The Mixing and Core Oven Buildings, Foundry Building and red brick industrial chimneys, along with the central courtyard defined by the large footprint built components, constitute a cultural heritage landscape that facilitated heavy industrial manufacturing and contributed to the historic character of Parkdale following the easing of industrial zoning restrictions in the area in the late-19th century.

Staff have determined that the properties at 358-360 Dufferin Street have cultural heritage value and meet 5 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

As of July 1, 2021, Section 29(1.2) of the Ontario Heritage Act restricts City Council's ability to give notice of its intention to designate a property under the Act to within 90 days of a "Prescribed Event".

The properties at 358-360 Dufferin Street are subject to a Prescribed Event. On August 31, 2022, the City received Zoning By-law Amendment and Site Plan applications related to the proposed redevelopment of the subject property (22 198105 STE 04 OZ and 22 198104 STE 04 SA).

A Cultural Heritage Evaluation Report (CHER) and Heritage Impact Assessment (HIA) authored by ERA Architects and dated July 15 and 19, 2022 respectively were submitted in support of the application and conclude that the properties at 358-360 Dufferin Street have cultural heritage value and meet the criteria under Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act.  

The City Clerk sent a Notice of Complete Application on October 13, 2022. The owner provided a waiver until January 31, 2025 to extend the time limit for Council to make a decision. In order to meet prescribed timelines under the Ontario Heritage Act, Council must make a decision at its December 17-19, 2024 meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate before the waiver expires.

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 properties at 358-360 Dufferin Street (including structure address at 350 Dufferin Street) under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 358-360 Dufferin Street (Reasons for Designation) attached as Attachment 1 to the report (November 14, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

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

At its meeting on November 28, 2024 the Toronto Preservation Board considered Item PB25.1 and made recommendations to City Council.

Summary from the report (November 14, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

  
This report recommends that City Council state its intention to designate the former Dominion Radiator Company factory complex properties at 358-360 Dufferin Street (including structure address at 350 Dufferin Street) under Part IV, Section 29 of the Ontario Heritage Act for their cultural heritage value according to the Statement of Significance and description of heritage attributes found in Attachment 1.

The subject properties are located south of Queen Street West on the west side of Dufferin Street between Milky Way Lane and Melbourne Avenue in South Parkdale. A location map and current photograph of the heritage property is found in Attachment 2.

The properties at 358-360 Dufferin Street comprise part of the Dominion Radiator Complex, a Late-Victorian era industrial compound defined by factory and office buildings grouped around an open, central courtyard. The prominent Toronto architect, E.J. Lennox, is attributed to the design and/or expansion of buildings on the site during Dominion Radiator's ownership (1889-1907). The Mixing and Core Oven Buildings, Foundry Building and red brick industrial chimneys, along with the central courtyard defined by the large footprint built components, constitute a cultural heritage landscape that facilitated heavy industrial manufacturing and contributed to the historic character of Parkdale following the easing of industrial zoning restrictions in the area in the late-19th century.

Staff have determined that the properties at 358-360 Dufferin Street have cultural heritage value and meet 5 of the Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act. A property may be designated under Part IV, Section 29 of the Ontario Heritage Act, if it meets two or more of the nine criteria.

As of July 1, 2021, Section 29(1.2) of the Ontario Heritage Act restricts City Council's ability to give notice of its intention to designate a property under the Act to within 90 days of a "Prescribed Event".

The properties at 358-360 Dufferin Street are subject to a Prescribed Event. On August 31, 2022, the City received Zoning By-law Amendment and Site Plan applications related to the proposed redevelopment of the subject property (22 198105 STE 04 OZ and 22 198104 STE 04 SA).

A Cultural Heritage Evaluation Report (CHER) and Heritage Impact Assessment (HIA) authored by ERA Architects and dated July 15 and 19, 2022 respectively were submitted in support of the application and conclude that the properties at 358-360 Dufferin Street have cultural heritage value and meet the criteria under Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV, Section 29 of the Ontario Heritage Act.  

The City Clerk sent a Notice of Complete Application on October 13, 2022. The owner provided a waiver until January 31, 2025 to extend the time limit for Council to make a decision. In order to meet prescribed timelines under the Ontario Heritage Act, Council must make a decision at its December 17-19, 2024 meeting to provide sufficient time for the City Clerk to issue a notice of intention to designate before the waiver expires.

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

1. City Council state its intention to designate the property at 94 Cortleigh Boulevard under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 94 Cortleigh Boulevard (Reasons for Designation) attached as Attachment 1, to the report, November 15, 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 94 Cortleigh Boulevard under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of heritage attributes found in Attachment 1.

The subject property at 94 Cortleigh Boulevard is located between Avenue Road and Cortleigh Boulevard in the Lytton Park neighbourhood. A location map and current photograph of the heritage property is found in Attachment 2.

The property at 94 Cortleigh Boulevard comprises a substantial two-storey house constructed in 1914 on an oversized lot. The rear of the property includes a portion of the ravine which crossed the area from north to south. Inspired by the Arts and Crafts movement, the house is finished in rustic red brick, stone detailing, and has half-timbered gables. An extended roof slope bisects and distinguishes the main façade, which also features a prominent stone porch. The property was commissioned for professional interior decorator, William Weeks, and is among the earliest to be developed in this portion of Lytton Park.

Staff have determined that the property at 94 Cortleigh Boulevard has cultural heritage value and meets four 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.

The property was listed on the City's Heritage Register on July 19, 2023.

A Cultural Heritage Evaluation Report (CHER) authored by ERA Architects and dated August 29, 2024 was submitted to Heritage Planning and similarly concludes that the property at meets four of the nine criteria under Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV.

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 94 Cortleigh Boulevard under Part IV, Section 29 of the Ontario Heritage Act in accordance with the Statement of Significance for 94 Cortleigh Boulevard (Reasons for Designation) attached as Attachment 1, to the report (November 13, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning.

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

At its meeting on November 28, 2024 the Toronto Preservation Board considered Item PB25.2 and made recommendations to City Council.

Summary from the report (November 13, 2024) from the Senior Manager, Heritage Planning, Urban Design, City Planning:

 
This report recommends that City Council state its intention to designate the property at 94 Cortleigh Boulevard under Part IV, Section 29 of the Ontario Heritage Act for its cultural heritage value according to the Statement of Significance and description of heritage attributes found in Attachment 1.

The subject property at 94 Cortleigh Boulevard is located between Avenue Road and Cortleigh Boulevard in the Lytton Park neighbourhood. A location map and current photograph of the heritage property is found in Attachment 2.

The property at 94 Cortleigh Boulevard comprises a substantial two-storey house constructed in 1914 on an oversized lot. The rear of the property includes a portion of the ravine which crossed the area from north to south. Inspired by the Arts and Crafts movement, the house is finished in rustic red brick, stone detailing, and has half-timbered gables. An extended roof slope bisects and distinguishes the main façade, which also features a prominent stone porch. The property was commissioned for professional interior decorator, William Weeks, and is among the earliest to be developed in this portion of Lytton Park.

Staff have determined that the property at 94 Cortleigh Boulevard has cultural heritage value and meets four 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.

The property was listed on the City's Heritage Register on July 19, 2023.

A Cultural Heritage Evaluation Report (CHER) authored by ERA Architects and dated August 29, 2024 was submitted to Heritage Planning and similarly concludes that the property at meets four of the nine criteria under Ontario Regulation 9/06 criteria prescribed for municipal designation under Part IV.

Councillor Brad Bradford recommends that:

1. The Planning and Housing Committee request the Interim Chief Planner and Executive Director, City Planning, in consultation with other Divisions as needed, to report back in the second quarter of 2025 with a Missing Middle Action Plan (MMAP), outlining timing and consideration for how the following will be reported on, to advance implementation and facilitate construction of missing middle housing city-wide:

a. the key findings from PH16.3 Expanding Housing Options in Neighbourhoods (EHON): Beaches–East York Pilot Project, such as reviewing requirements for amenity space and loading spaces for waste collection;

b. results of EHON implementation monitoring work; and

c. recommendations resulting from the Missing Middle Advisory Group, such as opportunities for improving financial feasibility and requirements for primary windows.

On November 13, 2024, the Final Report on the Beaches–East York Missing Middle Pilot Project was approved by City Council. The Decision Report included an attachment with key learnings from the Official Plan Amendment and Zoning By-law Amendment processes, Attachment 16: Key Findings of the Beaches-East York Pilot Project.

The Beaches–East York Missing Middle Pilot Project at 72 Amroth Avenue is one component of the City of Toronto’s Expanding Housing Options in Neighbourhoods (EHON) initiative. The intention of the pilot project is to create a missing middle demonstration project on a City-owned parcel of land in Ward 19: Beaches–East York. As outlined in the Key Findings report, one of the main objectives of the pilot is to inform future projects of a similar scale.

On October 5, 2023, the Board of Directors of CreateTO directed that an advisory group be established to advise the missing middle pilot and help inform lessons learned in developing housing of a similar scale on other appropriate sites. The advisory group meetings included builders and developers, urban planners, designers, and architects, as well as members of the pilot project team from CreateTO, City Planning, and the Environment and Climate Division. The advisory group convened for the first time in March 2024 to provide advice on initial designs for the project, and again on November 19, 2024, to discuss the Key Findings report.

The Missing Middle Advisory Group members overwhelmingly agreed that the Key Findings report reflected their own experiences with building small-scale projects in the City of Toronto. Further, there was a consensus that addressing those issues would move the needle on getting more missing middle housing built in Toronto.

In order to unlock the full benefits of the Beaches–East York Missing Middle Pilot, it is imperative that the lessons learned contribute to meaningful policy reforms that facilitate the creation of new missing middle housing across Toronto. This letter recommends that City staff develop a Missing Middle Action Plan (MMAP) based on the Key Findings report and the advice provided by the Missing Middle Advisory Group.

As one member of the Advisory Group said, “it shouldn’t be so hard to give the City what they say they want.”