Item - 2020.PH17.8

The Planning and Housing Committee recommends that:

1. City Council, in its capacity:

a.  as Shareholder of Toronto Community Housing Corporation ("TCHC"), pursuant to Section 7.4.1 (c) of the City's Shareholder Direction to Toronto Community Housing Corporation, approve Toronto Community Housing Corporation proceeding with the Initial Development Proposal outlined in this report as the project concept for the revitalization of Toronto Community Housing Corporation's properties located in Lawrence Heights Phases 2 and 3 and outlined in Attachment 2 to the report (October 5, 2020) from the Executive Director, Housing Secretariat; and

 
b.  as Service Manager under section 161(2) of the Housing Services Act, 2011 ("HSA") consent to Toronto Community Housing Corporation proceeding with the Initial Development Proposal outlined in this report as the project concept for the revitalization of Lawrence Heights Phases 2 and 3.
 

2. City Council direct that the confidential information contained in Confidential Attachment 1 to the report (October 5, 2020) from the Executive Director, Housing Secretariat remain confidential in its entirety until such time as Toronto Community Housing Corporation agrees that the confidential information may be disclosed to the public.

3. City Council request the Executive Director, Housing Secretariat to work with Toronto Community Housing Corporation and explore all opportunities available to increase the number of affordable rental units on the site.

4. City Council authorize City staff, in consultation with Toronto Community Housing Corporation, to submit an application for funding and financing consideration for affordable housing under the National Housing Strategy Co-Investment Fund and report to City Council on the progress in 2021 as part of the final report for consent to proceed with the revitalization project.

5. City Council direct the Executive Director, Housing Secretariat, in collaboration with the appropriate City divisions, CreateTO and Toronto Community Housing Corporation, to report to Council by the third quarter of 2021 with details of the Toronto Community Housing Corporation-recommended development proposal, refined cost estimates, and to seek final approval for the project, including approval of the required planning applications.

6. City Council direct the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat, in consultation with the Toronto Community Housing Corporation and the local Councillor, to explore opportunities to increase the heights and density for the proposed residential buildings in all future phases of the Lawrence Heights revitalization project, including amendments which may be required to the existing Secondary Plan.

 
7. City Council direct the Executive Director, Housing Secretariat and the Chief Planner and Executive Director, City Planning, in consultation with the Toronto Community Housing Corporation, to explore opportunities to increase the number of affordable rental units in all future phases of the Lawrence Heights revitalization, including using any additional density resulting from the actions in Recommendation 6 above, to help offset the cost of delivering the affordable housing.

 
8. City Council request the appropriate City divisions in consultation with the Toronto Community Housing Corporation to prioritize the building of the new community hub in Phase 2 of the Lawrence Heights revitalization project.

 
9. City Council request the appropriate City divisions in consultation with the Toronto Community Housing Corporation to explore including a stand-alone seniors buildings and a street-level convenience store in Phase 2 or 3 of the Lawrence Heights revitalization.

 
10. City Council request the Executive Director, Housing Secretariat to work with the Toronto Community Housing Corporation to explore adding in the new buildings in Phases 2 and 3 of the Lawrence Heights revitalization, where possible, indoor and outdoor hand washing stations; enhanced natural and mechanical ventilation; and all other design and architectural features needed to address the current COVID-19 pandemic and any similar future health emergencies.

 
11. City Council request the Executive Director, Housing Secretariat to work with the Toronto Community Housing Corporation and explore, through the developer RFP to be issued for Phases 2 and 3, the establishment of a "Rent to Own" program or affordable homeownership opportunities for long-standing Toronto Community Housing Corporation tenants.

On July 16, 2019, through Item No. PH7.4, "A New Approvals Framework for Toronto Community Housing Corporation Revitalization Projects", City Council adopted a new approvals framework for Toronto Community Housing ("TCHC") revitalization projects. As part of this new approvals framework, a stage gate process was established to provide the City with early and enhanced oversight of TCHC projects, and to ensure that these revitalizations support strategic city-building priorities.

In line with the new approvals framework, this report provides an outline of the project concept for Phases Two and Three of the Lawrence Heights revitalization (the "Initial Development Proposal"). It also summarizes issues and opportunities for achieving city-building goals, provides a record of engagement to-date, and outlines recommended next steps.

The Initial Development Proposal reflects the Lawrence Allen Secondary Plan, approved by City Council in November 2011 through Item No. NY11.24a. It includes the replacement of 636 social housing units plus the addition of an estimated 2,488 market rental and ownership homes and 130 affordable rental units. Other city-building objectives proposed to be achieved include: a new community hub with a public park, public school, daycare, community centre, and a new network of public streets and infrastructure. Phases Two and Three are intended to be approved together, but will be constructed through a series of sub-phases, with the exact timing and configuration to be confirmed once a developer partner has been procured.

The project concept outlined in this report may change as pre-development work advances. There may be shifts in project design as a result of further review and evaluation through the planning application process, and also potentially as a result of changes in the market, construction costs or other factors. Furthermore, through the development review and community consultation processes, an appropriate zoning by-law amendment, plan of sub-division, site plan and built form will be identified, which will ultimately determine the final number of rental and ownership homes and amenities at the site.

Approval of the recommendations in this report will allow TCHC to proceed with a public Request for Proposal ("RFP") process to identify a development partner for the site. Following this process, and in line with the approvals framework, City staff, in consultation with TCHC, will report back to Council in 2021 with details of the TCHC-recommended development proposal, refined cost estimates, and to seek final approval for the project, including approval of the required planning applications.