Item - 2021.PH21.1

The Planning and Housing Committee recommends that:

1. City Council endorse in principle amending the zoning regulations for both 175 Cummer Avenue and the lot at the corner of Trenton and Cedarvale Avenue to permit the construction of the  modular housing proposals and direct the Chief Planner and Executive Director, City Planning to advance preliminary discussions with the Minister of Municipal Affairs and Housing on the zoning changes necessary for both 175 Cummer Avenue and the lot at the corner of Trenton and Cedarvale Avenue to permit the construction of modular housing, including the use of a Minister’s Zoning Order, pursuant to Section 47 of the Planning Act, and to bring forward any final zoning recommendations after the community consultation meetings scheduled have taken place.

2. City Council request the Executive Director, Housing Secretariat, in consultation with the local Councillor, establish a Community Liaison Committee for the proposed site at Trenton and Cedarvale comprised of residents immediately surrounding the proposed site and local stakeholders such as representatives of Parkside Elementary School, local sports organizations, area faith groups, local service providers, emergency services representatives, and others, to ensure timely and regular engagement with local residents. 

The Planning and Housing Committee:

1. Requested the Chief Planner and Executive Director, City Planning, the Executive Director, Housing Secretariat, and the Executive Director, Corporate Real Estate Management in consultation with CreateTO to conduct community consultation meetings in March to obtain feedback on the modular housing proposals for 175 Cummer Avenue and the corner of Trenton and Cedarvale Avenue.

2. Requested the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat to report to the April meeting of Planning and Housing Committee on the outcomes of the March community consultation meetings, the final recommended proposals, the relief to the Zoning By-law(s) that would be required to permit the final recommended proposals, and, in the case of the Trenton Avenue site, any actions or measures required to provide alternative parking in the area as a result of the proposed redevelopment of the existing parking lot for modular housing.

3. Requested the Executive Director, Housing Secretariat, to include in the future reporting on the Trenton and Cedarvale site analysis on:

a. Latest status and lessons learned from Phase 1 of the Modular Housing Initiative;

b. Community safety, harm reduction and other principles that will be utilized to minimize safety concerns for new residents and in the local community;

c. Review of comparative transit access for Trenton and Cedarvale site relative to other approved and recommended sites;

d. Data and analysis on the specific housing needs and available supports in the area of the site; and,

e. Additional details on the parking impact analysis following input from local stakeholders.

The purpose of this report is to present two sites identified for Phase Two of the City's Modular Housing Initiative, outline the recommended planning approval process and summarize the community engagement process.  The two sites are 175 Cummer Avenue (Ward 18 - Willowdale) and a lot at the corner of Trenton and Cedarvle Avenue (Ward 19 - Beaches-East York).

Community meetings are proposed for each site in March to provide information on the City's Modular Housing Initiative and present site and building designs for community input and feedback.  Corporate Real Estate Management (CREM) is currently preparing Site Plan Approval application submissions for each site in conjunction with the retained architectural firm.

At its meeting of April 30, 2020, City Council adopted Item No. CC20.6 - Implementing the Toronto Modular Housing Initiative as an Urgent Response to the COVID-19 Pandemic.  Among other things, this report provided authority to the Housing Secretariat, Corporate Real Estate Management and CreateTO, in consultation with City Planning, Toronto Buildings and other Divisions, to identify sites appropriate for the modular housing initiative and ways to expedite the necessary building and planning approvals to deliver up to 250 modular housing units: an initial 110 homes in 2020 and the remaining 140 homes in 2021.

The creation of modular affordable rental housing with support services is a key element of the HousingTO 2020-2030 Action Plan, which has an approval target of 18,000 supportive homes, including the creation of at least 1,000 modular homes, over the next ten years.  Phase One of the Modular Housing Initiative was advanced in 2020 with approval and construction of 100 modular homes on two city owned sites:  11 Macey Avenue (Ward 20 - Scarbrough Southwest) and 321 Dovercourt Road (formerly 150 Harrison Street (Ward 9 - Davenport). 

The City owned Trenton Avenue site and Toronto Community Housing owned Cummer Avenue site have been identified as suitable for construction of modular housing to create new affordable rental housing.  The target completion and occupancy date for these sites is Q4 2021. The completion of additional modular housing in 2021 is key to the City's ongoing efforts to create affordable housing solutions, particularly for some of our most marginalized residents. Additional sites may be identified as suitable for advancement under Phase Two of the Modular Housing Initiative and would the subject of future reports.

Based on the conceptual site plans prepared for the Cummer Avenue and Trenton Avenue sites, relief to the existing zoning provisions are likely required.  The required relief for each site will be finalized following community feedback and completion of detailed building and site design.  Based on the experience with the Phase One sites, the changes to the existing zoning could include building height, setbacks, and parking among others.

Staff have assessed the review and approval process timelines for the required Planning Act applications relative to the Q4 2021 target completion and occupancy date. In consideration of Council's continued request to prioritize and expedite building and planning approvals for affordable housing this report recommends that City Council request the Minister of Municipal Affairs and Housing to make a Minister's Zoning Order to provide the necessary relief to permit the construction of modular housing at these two sites. The Planning Act gives the Minister of Municipal Affairs and Housing the power, by order, in respect of any lands in Ontario, to exercise any of the powers conferred on Council to zone lands and modify the zoning regulations for a given site. A Minister's Zoning Order would enable the City to more quickly implement the modular housing proposals.