Item - 2021.PH23.5

The Planning and Housing Committee recommends that: 

1. City Council endorse in principle amending the zoning regulations for 7 Glamorgan Avenue to permit the construction of the modular housing proposal by way of a request to the Minister of Municipal Affairs and Housing make a Minister's Zoning Order, pursuant to Section 47 of the Planning Act, and request the Chief Planner and Executive Director, City Planning to report directly to the July City Council meeting on the final recommended proposal and the relief to the zoning by-law required to permit the proposed development.

2. City Council authorize the Executive Director, Housing Secretariat to issue a Request for Proposals and to select a non-profit housing provider to operate the modular building at 7 Glamorgan Avenue to be developed under Phase Two of the modular supportive housing initiative.

3. City Council authorize the Executive Director, Housing Secretariat to negotiate and execute on behalf of the City, a municipal housing facility agreement (the City's "Contribution Agreement"), with the non-profit housing providers selected through the competitive process referred to in Part 3 above, or a related corporation, to secure the financial assistance being provided and to set out the terms of the operation of the new affordable rental housing, on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form approved by the City Solicitor.

4. City Council authorize the Executive Director, Housing Secretariat and the General Manager, Shelter, Support and Housing Administration to negotiate and enter into any agreements with the non-profits housing providers selected to operate the modular housing projects, for any operating funding that may be available, including, but not limited to rent supplement or grant funding agreements, on terms and conditions agreed to by the Executive Director, Housing Secretariat and General Manager, Shelter, Support and Housing Administration and in a form approved by the City Solicitor.

5. City Council authorize severally each of the Executive Director, Housing Secretariat and the General Manager, Shelter, Support and Housing Administration to execute, on behalf of the City, any security or financing documents required by the non-profit housing providers selected for each of the modular supportive housing sites to secure the financing necessary to acquire the leasehold interest in the land and modular units, as well as any subsequent refinancing, including any postponement, confirmation of status, discharge or consent documents where and when required during the term of the municipal housing facility 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.

The Planning and Housing Committee:

1. Requested the Chief Planner and Executive Director, City Planning, the Executive Director, Housing Secretariat, the Executive Director, Corporate Real Estate Management in consultation with CreateTO to conduct community consultation meetings to obtain feedback on the modular housing proposal for 7 Glamorgan Avenue.

The Executive Director, Housing Secretariat and the General Manager, Shelter, Support and Housing Administration gave a presentation on Modular Supportive Housing –a Rapid and Dignified Response to Homelessness (Items PH23.3, PH23.4, PH23.5 and PH23.6).

This report presents a proposed modular housing development for 7 Glamorgan Avenue, outlines the community engagement process and recommends that Council endorse, in principle, the use of a Minister's Zoning Order to provide any necessary relief from the in-force zoning by-law regulations to permit the proposal. This proposal is one of the sites under Phase Two of the City's Modular Housing Initiative. The other sites currently advancing in Phase Two are 175 Cummer Avenue (Ward 18 Willowdale) and a property at the corner of Trenton and Cedarvale Avenues (Ward 19 Beaches East York). In addition, a modular housing site is proposed through the Rapid Housing Initiative at 75 Tandridge Crescent (Ward 1 - Etobicoke North).

The City is committed to working with local communities to provide accurate and timely information about the project, answer questions and collect their feedback and input, including ideas for how to support and welcome the new residents into the neighbourhood. There will be a number of opportunities for residents to learn more about the new homes with supports planned at 7 Glamorgan Ave. The first virtual community meeting is scheduled for May 25, 2021. Corporate Real Estate Management (CREM) division is currently preparing a Site Plan Approval application submission in conjunction with the retained modular housing supplier.

At its meeting of April 30, 2020, City Council adopted Item 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 planning and building approvals to deliver up to 250 modular housing units.

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 - Scarborough Southwest) and 321 Dovercourt Road (formerly 150 Harrison Street (Ward 9 - Davenport). 

The 7 Glamorgan Avenue site is owned by Toronto Community Housing and is currently developed with a 12-storey apartment building. This site has been identified as suitable for construction of modular housing to create new affordable rental housing. The target completion and occupancy date for the site is spring 2022. Based on the conceptual site plans prepared for the site, relief to the existing zoning provisions would be required.  The required relief will be finalized following community feedback and completion of detailed building and site design. 

Staff have assessed the review and approval process timelines for the required Planning Act applications relative to the early 2022 completion and occupancy date. In response to the urgent need for providing affordable and supportive homes to the city's most vulnerable residents who are experiencing homelessness, and following City Council's request to prioritize building and planning approvals for these projects, this report recommends that City Council endorse in principle the use of a Minister's Zoning Order to provide the necessary relief to permit the construction of modular housing at this site. 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.