Item - 2021.PH22.9

The Planning and Housing Committee recommends that:

1. City Council request the Minister of Municipal Affairs and Housing to make two Minister's Zoning Orders, pursuant to Section 47 of the Planning Act for 222 Spadina Avenue to provide zoning relief for the total number of permitted dwelling units, and minimum required vehicle and bicycle parking spaces, including one accessible parking space, and for 877 Yonge Street to provide zoning relief for the minimum required vehicle and bicycle parking spaces, as included in Attachments 7 and 8 respectively to the report (April 8, 2021) from the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat.

The Planning and Housing Committee:

1. Requested the Executive Director, Housing Secretariat to conduct community engagement for 222 Spadina Avenue and 877 Yonge Street as outlined in the report (April 8, 2021) from the Chief Planner and Executive Director, City Planning and the Executive Director, Housing Secretariat.

The purpose of this report is to recommend that City Council request the Minister of Municipal Affairs and Housing to make two Minister's Zoning Orders in order to permit the creation of supportive affordable housing in existing buildings at 222 Spadina Avenue and 877 Yonge Street.

At its meeting of October 27, 2020, City Council adopted Item MM25.32 - Implementation of the Federal Rapid Housing Initiative (RHI) authorizing staff to: enter into an agreement with the Canada Mortgage and Housing Corporation to secure the City's allocation of $203.3 million through this program; and, identify projects that can be made available for occupancy within twelve (12) months, in accordance with the terms and conditions of the Rapid Housing Initiative (RHI). City Council also approved approximately $59 million in pre-approved City Open Door incentives to support the creation of up to 800 affordable rental units under the program, to maximize the RHI opportunity and exceed the minimum unit requirement set out under the RHI.

The acquisition and conversion of space within the existing development at 222 Spadina Avenue to create affordable supportive housing is being advanced under the RHI. The existing development is a ten-storey mixed commercial residential building containing commercial uses, 124 existing residential dwelling units, and 92 hotel rooms on the third, fourth and fifth floors. There are approximately 85 residents in the hotel rooms at 222 Spadina Avenue supported by the Native Child and Family Services, Covenant House and the YMCA. These shelter client residents and the operators will relocate to a new temporary shelter location at 92 Peter Street starting in early May. 

The City will acquire the space in mid-April 2021 and undertake interior renovations and alterations on the hotel room floors to convert the 92 hotel rooms to 84 self-contained dwelling units, shared laundry, a communal area and programming space, and a new outdoor amenity space on the 5th floor. There will be 78 bachelor units, 2 one-bedroom units and 4 two-bedroom units. A site specific zoning by-law for the property limits the building to a maximum of 116 dwelling units. Zoning relief is required to permit the additional residential units that would result from the conversion of the hotel rooms as well as provide full relief from vehicle parking and bicycle parking requirements, including one accessible parking space. Zoning relief is also required to address the current non-compliance of 124 existing residential dwelling units, which exceeds the 116 unit maximum allowable. Site Plan Approval is not required.

The 877 Yonge Street property is a 15-storey building that was formerly operated as a 232 unit senior's residence comprised of 120 one-bedroom units, 34 bachelor units and 78 dwelling rooms. The property has been acquired by the City and will be undergoing interior renovations and alterations to create a total of 252 units, comprised of 120 one-bedroom and 132 bachelor units. In finalizing the renovation designs and drawings, it was determined that the existing conditions represent an excess number of vehicle and bicycle parking spaces relative to the needs of future residents, which will have a high proportion of seniors. Based on this, a lower rate of required vehicle and bicycle parking is proposed, the effect of which will mean there are opportunities to relocate the bicycle parking to a more desirable location within the underground garage and create a dedicated secure space for mobility scooters. Relief to the vehicle and bicycle parking requirements of the in-force zoning by-law for the site are required to address this change.

Community engagement will be undertaken for each site as summarized in the report.

To address the urgent need for creating affordable and supportive housing in Toronto, and according to the terms of the agreement between the City and Canada Mortgage and Housing Corporation with respect to the RHI program these units must be available for occupancy by the end of 2021. Given the terms of the RHI funding with respect to the timing of occupancy, this report recommends that City Council request that the Minister of Municipal Affairs and Housing make a Minister's Zoning Order to provide the necessary relief to permit the conversion of space within the existing development for affordable housing. The Planning Act gives the Minister of Municipal Affairs and Housing the power, by regulation, 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.