Agenda

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Declarations of Interest under the Municipal Conflict of Interest Act

Confirmation of Minutes – June 15, 2020

Speakers/Presentations: The speakers list will be posted online at 8:30 a.m. on July 13, 2020

Communications/Reports

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

1. City Council enact the Zoning By-law amendments substantially in accordance with Attachment 1.

2. City Council authorize the City Solicitor to make such stylistic and technical changes to the Zoning By-law amendments as may be required.

This report proposes technical amendments to Zoning By-law 569-2013 to correct typographical errors; add, remove or replace words; revise regulations in order to clarify or correct interpretations; and make adjustments to zoning and overlay map boundaries.

Technical changes to correct minor errors are also proposed to previous site-specific zoning amendments to Zoning By-law 569-2013 to correct minor errors.

All proposed amendments are in keeping with Council's intent when it first approved the by-laws. None of the amendments affect the substance of Zoning By-law 569-2013 or the site-specific by-laws.

There are no financial impacts associated with this report.

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

1. City Council enact zoning by-law amendments substantially in accordance with Attachments 1 and 2.

2. City Council authorize the City Solicitor to make such stylistic and technical changes to each zoning by-law amendment as may be required.

3. City Council direct the City Solicitor and appropriate City staff to attend and support the temporary use by-laws in their current form, should either be appealed to the Local Planning Appeal Tribunal within the statutory timeframe of the Planning Act.

This report recommends temporary use by-laws pursuant to Section 39 of the Planning Act to ease zoning restrictions on outdoor patios associated with eating establishments, take-out eating establishments, and recreation uses. The proposed by-laws complement the proposed CafeTO program to allow expanded patios on City boulevards and rights-of-way and the by-laws match the time-frame of the program.

The intent of the temporary use by-laws is to support the ability of restaurants and bars to respond to physical distancing requirements associated with the COVID-19 pandemic, by increasing the amount of outdoor space for patrons.

One temporary use by-law is proposed as an amendment to the city-wide harmonized Zoning By-law (569-2013). The second temporary use by-law will address properties that remain subject to the former municipal zoning by-laws.

The by-laws would allow a modest increase to the maximum size of outdoor patios and would remove restrictions that might prevent an outdoor patio located in front of buildings. The by-laws have particular consideration for non-residential properties with dedicated surface parking in front of the building, by permitting patios notwithstanding parking requirements. The by-laws are proposed to expire on November 16, 2020, to coincide with the end of the CafeTO program.

The proposed by-laws are consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2019).

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in the report in the current budget year or in future years.

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

1. Planning and Housing Committee receive the item for information.

This report summarizes events which have resulted in the temporary use zoning by-laws proposed in PH15.2 no longer being necessary.

The zoning regulations contained in the temporary use zoning by-laws proposed in PH15.2 are substantially reflected in a Ministerial Zoning Order filed and put into force on July 8, 2020, specifically, Ontario Regulation 358/20. This Ministerial Zoning Order permits outdoor patios ancillary to eating establishments in certain zones, subject to conditions which mitigate impact on nearby properties. This Order also provides relief from certain zoning restrictions, including permission to occupy space that would otherwise be required for parking and an increase to the permitted maximum area of outdoor patios.

The Ministerial Zoning Order cannot be appealed and is revoked on November 16, 2020, coinciding with the end of the CaféTO program, the goal of which is to support local restaurants and bars as they re-open following closures resulting from COVID-19.

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in the report in the current budget year or in future years.

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

1.  Staff schedule a community consultation meeting for the applications located at 1285, 1295, 1315 and 1325 Finch Avenue West, and 30 Tangiers Road together with the Ward Councillor.

2.  Notice for the community consultation meeting be given to landowners and residents within 120 metres of the application site, and to additional residents, institutions and owners to be determined in consultation with the Ward Councillor, with any additional mailing costs to be borne by the applicant.

3.  Should the current proposal be determined to include any non-permitted uses on lands designated as Core Employment Areas, or the applicant amends the proposal to include any non-permitted uses on lands designated as Core Employment Areas, that staff be directed to review the application concurrently and in the context of the Municipal Comprehensive Review as a request to convert employment lands.

This report provides information and identifies a preliminary set of issues regarding the applications located at 1285, 1295, 1315 and 1325 Finch Avenue West, and 30 Tangiers Road. The proposed development includes lands designated Mixed Use Areas and Core Employment Areas, and consists of multiple tall buildings up to 14 storeys, with residential, office and retail uses. A total of 818 residential units are proposed, all with condominium tenure. Staff are currently reviewing the applications. The application has been circulated to appropriate agencies and City divisions for comment. Staff will proceed to schedule a community consultation meeting for the applications with the Ward Councillor.

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in the report in the current budget year or in future years.

The Director of Court Services, recommends that:

1. City Council receive the 2019 Annual Report from the Chair of the Toronto Local Appeal Body, contained in Attachment 1 to the report for information.

Enacted on May 3rd, 2017, the Toronto Local Appeal Body (TLAB) is an independent quasi-judicial tribunal established through the City of Toronto Municipal Code Chapter 142, City of Toronto Act and other provincial legislation. The Tribunal provides a public forum for the adjudication of land-use disputes related to applications under Sections 45 and 53 of the Planning Act.

The TLAB is composed of 10 members including the Chair, Vice Chair and 8 Panel Members who are nominated by an impartial citizen-member nominating panel with recommendations for appointments submitted to City Council.  City Council appoints Members of the TLAB for a four-year term of office.

There are no financial implications arising from this report.

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

1. City Council adopt the updated Growing Up: Planning for Children in New Vertical Communities Urban Design Guidelines, included as Attachment 1 to this report.

2. City Council direct the Chief Planner and Executive Director, City Planning, to apply the Growing Up: Planning for Children in New Vertical Communities Urban Design Guidelines in the evaluation of new and under review multi-unit residential development proposals greater than 20 residential units and future city-wide and area-based planning frameworks.

3. City Council request the Chief Planner and Executive Director, City Planning, to develop a monitoring program for the Growing Up Urban Design Guidelines to track the provision of residential unit types and sizes, and changes to housing occupancy trends of households living in buildings greater than five storeys.

This report recommends Council's adoption of the updated Growing Up: Planning for Children in New Vertical Communities Urban Design Guidelines ("the Guidelines"). The Guidelines are a result of a two-year study and two-year period of implementation and monitoring, focused on how new mid-rise and tall buildings can be developed as vertical communities to support social interaction and better accommodate the needs of all households, including those with children.

Toronto is increasingly a vertical city as 94 percent of all new residential units are contained within mid-rise and tall buildings. A single tall building today may contain more units and a higher population than some of the subdivisions and neighbourhoods that formed Toronto in the 19th and 20th centuries. Planning for these buildings must be intentional about how they function as vertical communities to support a diversity of housing, and contribute to Toronto's liveability in the long-term.

The Guidelines address three scales of development: the neighbourhood, the building, and the unit. The Guidelines speak to the collective responsibility of the City and development industry to address quality of life for children and youth. This includes ensuring the provision of safe streets to support children's independent mobility, parks, schools, community facilities, retail and amenities in addition to a diversity of housing sizes to accommodate larger households, including multi-generational households with seniors.

Since City Council directed staff to apply the draft Guidelines to all new development greater than 20 units in 2017, the City has seen a significant increase in the number of two- and three-bedroom units planned for construction. The Guidelines have informed the review of over 100 new developments, and have contributed to Secondary Plan policies across the city. The Growing Up Guidelines have helped shaped the public conversation about the role of vertical development in delivering complete communities and has positioned Toronto as a global leader among rapidly developing urban centres as they grow 'up'.

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in the report in the current budget year or in future years.

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

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

1. City Council approve the recommended approach and work plan described in Attachment 1 - Expanding Housing Options in Neighbourhoods;

2.  City Council request the Chief Planner and Executive Director, City Planning to consult with the public, various stakeholders including community associations, and equity seeking groups to provide for a broad and inclusive consultation process;

3. City Council endorse the following priority projects for staff to commence work on the work plan and direct staff to report back on Official Plan and Zoning By-law amendments that could advance consideration of these matters:

a. Increasing permissions for additional residential dwelling units generally within currently permitted building envelopes in residential zones;

b. permissions for other forms of low-rise housing in areas designated as Neighbourhoods, along Major Streets; and

c. Allowing garden suites, coach houses, through-lot suites, and other forms of additional units in accessory buildings.

On July 16, 2019, City Council adopted Member Motion MM9.36 entitled "Expanding Housing Options in Toronto - Tackling the Missing Middle and the Yellowbelt". The motion directed City Planning to report on options and a timeline to increase housing options and planning permissions in areas of Toronto designated as Neighbourhoods in Toronto's Official Plan and to consult with registered community associations. In addition, staff were to include opportunities for a missing middle pilot in Ward 19 -Beaches-East York.

The term “missing middle” refers to housing types ranging from duplexes to low-rise walk-up apartments, all of which can be found in many parts of Toronto today, but which are also limited in where they can be newly built.

The City Planning Division confirms that there are no financial implications resulting from the recommendations included in the report in the current budget year.

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

Councillor Ana Bailão recommends that the Planning and Housing Committee:

1.  Request the Chief Building Official and Executive Director, Toronto Building, in collaboration with the Fire Chief, Toronto Fire Services, and the Chief Planner and Executive Director, City Planning explore and develop further opportunities for building designers to achieve compliance with the fire department access requirements for laneway suites and report back, with recommendations, to the September 17, 2020 meeting of the Planning and Housing Committee.

The City of Toronto has an interest in providing a full range of housing types across the city and within neighbourhoods. Laneway suites expand housing options and choices for property owners and residents in the City of Toronto. In 2018, City Council adopted a By-law to allow laneway suites in the Toronto and East York areas of the city. This By-law was further expanded to allow laneway suites throughout the city in August 2019. 

Property owners have, however, encountered challenges in meeting the fire department access requirements.  Late last year, the Chief Building Official and Executive Director, Toronto Building, in collaboration with the Fire Chief and General Manager, Toronto Fire Services developed options and tools to assist designers and property owners in meeting these requirements. These included permission to property owners to achieve the required width of the access route on their neighbour's property where there was not sufficient space on their own property or provide an access path through the lane under certain conditions. While these options have helped property owners to achieve compliance, there continue to be challenges for smaller and deeper sites where there is limited access between houses. 

In order to support the design and construction of laneway suites in the City of Toronto, it would be beneficial for the City to provide clarity on how laneway suites can be designed and constructed to meet the life and safety requirements of the Ontario Building Code.  A recent decision by the Province of Ontario's Building Code Commission, related to fire department access for a laneway suite on Manning Avenue, should be used to inform this work. 

The General Manager, Shelter, Support and Housing Administration, recommends that:  

1. City Council consent to the transfer of 123 Coxwell Avenue, from Accommodation, Information, and Support to WoodGreen Community Housing Inc. provided WoodGreen Community Housing Inc. assumes the obligations of Accommodation, Information, and Support under the social housing agreement with the City by way of an assignment and assumption agreement; and

2. City Council authorize the General Manager, Shelter, Support and Housing Administration, to execute and deliver such agreements, notices and consents required to accomplish the foregoing recommendation on terms and conditions satisfactory to the General Manager and in a form satisfactory to the City Solicitor.

The City of Toronto and Accommodation, Information and Support ("AIS"), a non-profit housing organization, entered into a social housing agreement in 1994 for the development and operation of 13 dwelling units at 123 Coxwell Avenue. The agreement is governed under section 453.1 of the City of Toronto Act, 2006 and its predecessor City of Toronto Act, 1988, both of which require that any transfer of the property requires the consent of the Toronto City Council.

AIS concluded a voluntary integration with another affordable housing organization, WoodGreen Community Housing Inc. ("WoodGreen"), on April 1, 2020, which includes the transfer of all assets. WoodGreen has assumed all agreements necessary to facilitate the integration, with the exception of the social housing agreement for 123 Coxwell Avenue. Under the terms of the social housing agreement with the City, the transfer of these units from AIS to WoodGreen requires City Council approval.

Accordingly, this report recommends City Council consent to the transfer of the social housing units at 123 Coxwell Avenue from AIS to WoodGreen, and for WoodGreen to assume the obligations of AIS under the social housing agreement, as part of the voluntary integration of the two affordable housing organizations.

There is no financial impact resulting from the adoption of the recommendations in this report.

The General Manager, Shelter, Support and Housing Administration, recommends that:

1. City Council acting as Service Manager under the Housing Services Act, 2011, pursuant to subsection 161 (2), provide consent for the transfer by Toronto Community Housing Corporation of legal title to Block 1 on Plan 66M-2529 (the "Market Block") to Daniels Regent Development Corporation subject to the following conditions:

a. Toronto Community Housing Corporation shall reimburse the Service Manager for all provincial housing costs attributable to the Market Block that the Service Manager shall be responsible for pursuant to the Housing Services Act;

b. Toronto Community Housing Corporation shall have advised the General Manager, Shelter, Support and Housing Administration, of the proposed closing date and undertakes to advise the General Manager, Shelter, Support and Housing Administration, of any extension of the closing date or dates for such sale;

c. Toronto Community Housing Corporation shall provide the General Manager, Shelter, Support and Housing Administration, with details of the transfers to Daniels Regent Development Corporation within ten (10) days of closing, including copies of all registered transfers and the relevant parcel registers, so that the General Manager, Shelter, Support and Housing Administration, may apply to the Province to advise Canada Mortgage and Housing Corporation of the sale and removal of the Market Block from the social housing portfolio;

d. Toronto Community Housing Corporation shall use the net financial proceeds to fund a portion of the cost of construction for the replacement social housing in Regent Park; and

e. such other conditions that the General Manger, Shelter, Support and Housing Administration, considers reasonable and necessary to carry out the recommendations adopted by Council.

2. City Council authorize the General Manager, Shelter, Support and Housing Administration, to:

a. advise the Minister of Housing pursuant to section 163 of the Housing Services Act of the consent provided to the transfer of the Market Block to Daniels Regent Development Corporation and to request that these lands be removed from the social housing portfolio;

b. provide as required Service Manager consent pursuant to subsection 161 (2) of the Housing Services Act on terms and conditions satisfactory to the General Manager, Shelter, Support and Housing Administration, and in a form satisfactory to the City Solicitor, to any construction financing proposed by or on behalf of Daniels Regent Development Corporation; and

c. provide as required Service Manager consent pursuant to subsection 161 (2) of the Housing Services Act on terms and conditions satisfactory to the General Manager, Shelter, Support and Housing Administration, and in a form satisfactory to the City Solicitor, to future transfers of the Market Block by or on behalf of Daniels Regent Development Corporation pending the removal of the Market Block from the social housing portfolio.

Toronto Community Housing Corporation has embarked on a multi-phase plan to redevelop Regent Park, the country's largest social housing community. Toronto Community Housing Corporation is more than halfway through the revitalization that will replace 2,083 rent-geared-to-income units and develop approximately 5,400 market units and 400 affordable rental units within a 69 acre site.

As part of the Phase 3 Revitalization, on January 10, 2020, Toronto Community Housing Corporation submitted a request to Shelter, Support and Housing Administration for consent to transfer legal title of Block 1, plan 66M-2529 (the Market Block), the last Market Block in Phase 3, to Daniels Regent Development Corporation to be developed as condominiums in connection with the redevelopment. The request for Service Manager consent also includes future transfers of the Market Block and consent to any mortgage granted to Toronto Community Housing Corporation by Daniels Regent Development Corporation to develop the Market Block including all future mortgages. Toronto Community Housing Corporation will use the proceeds from the land sales to fund costs associated with building replacement social housing units. The request has no financial implications to the City.

This report recommends that City Council as Service Manager grant consent for the transfer of the Market Block to Daniels Regent Development Corporation as part of Phase 3 of the Council-Approved Regent Park Revitalization.

There is no financial impact resulting from the adoption of the recommendations in this report. The costs of the Regent Park Revitalization will be fully funded by Toronto Community Housing Corporation.

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

The Executive Director, Housing Secretariat, recommends that:

1.City Council adopt the positions on Bill 184,  Protecting Tenants and Strengthening Community Housing Act, 2020, as outlined in Appendix A, and direct the Executive Director of the Housing Secretariat, formally submit Appendix A, to the Ontario Ministry of Municipal Affairs and Housing.

On March 12, 2020 the provincial government introduced Bill 184 Protecting Tenants and Strengthening Community Housing Act, 2020.  This Bill amends the Residential Tenancies Act, 2006, Building Code Act, 1992, Housing Services Act, 2011 and enacts the Ontario Mortgage and Housing Corporation Repeal Act, 2020.  The Bill passed Second Reading on May 27, 2020 and was referred to the Standing Committee on Social Policy.  On June 16, 2020 the notice of hearings was posted with a deadline for submissions June 26, 2020.

This reports seeks approval for the attached submission provided to the Standing Committee on Social Policy on June 26, 2020.  The submission was informed by previous Council positions. 

There are no financial implications resulting from the recommendations included within this report in current or future budget years.

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

The Executive Director, Housing Secretariat and the Executive Director, Corporate Real Estate Management recommend that:  

1. City Council declare the properties municipally known as 11 Macey Avenue and a portion of 150 Harrison Street (as outlined in Attachment 2) (the "Sites") surplus, with the intended manner of disposal to be by way of a long-term lease to successful non-profit housing providers, and direct staff to take all steps necessary to comply with the City's real estate disposal process set out in Municipal Code Chapter 213, Real Property, Sale of.

2. City Council authorize the City of Toronto to accept an offer to lease (the "Offer to Lease") from, and enter into a lease (the "Lease") with, the non-profit modular housing operator selected through the request for proposals process for 11 Macey Avenue (the "11 Macey Successful Proponent") and 150 Harrison Street (the "150 Harrison Successful Proponent"), substantially on the major terms and conditions set out in Attachment 3 of this report, and on such other or amended terms and conditions acceptable to the Deputy City Manager, Corporate Services, or designate, and in a form satisfactory to the City Solicitor.

3. City Council authorize severally the Deputy City Manager, Corporate Services and the Executive Director, Corporate Real Estate Management to accept the Offer to Lease from the 11 Macey Successful Proponent and from the 150 Harrison Successful Proponent on behalf of the City and to execute the Lease for 150 Harrison Street and the Lease for 11 Macey Avenue, and any ancillary agreements or documents, as required, on behalf of the City.

4. City Council authorize the Executive Director, Corporate Real Estate Management, or his/her designate, in consultation with the Executive Director, Housing Secretariat to administer and manage the Leases including the provision of any amendments, consents, approvals, waivers, notices, and notices of termination, provided that the Executive Director, Corporate Real Estate Management may, at any time, refer consideration of such matters (including their content) to City Council for its determination and direction.

5. City Council consider the Leases to be in the interests of the City.

In response to the ongoing COVID-19 pandemic and the urgent need to provide safe and secure accommodation for the City's homeless population, on April 30, 2020, Council approved the purchase and installation of 250 modular homes. The modular homes will be delivered in two phases with an initial 100 homes ("Phase One") ready for occupancy in the Fall and the remaining 150 homes ("Phase Two") ready for occupancy by April 2021. These modular homes will be used to provide permanent affordable housing with supports for individuals who are currently experiencing homelessness.

On April 30, 2020, City Council also authorized the Executive Director, Housing Secretariat to issue a Request for Proposals ("RFP") to select non-profit housing providers to operate the supportive housing to be developed in Phase One. The RFP has been issued and will close at the end of July 2020.

This report recommends Council approval for staff to enter into lease agreements with the selected non-profits that will be identified through the RFP process. Approval of the recommendations in this report will allow staff to meet the expedited timelines to have the Phase One modular homes fully staffed and ready for occupancy in the Fall.

By implementing modular supportive housing, the City is creating permanent housing solutions to help some of our most vulnerable and marginalized residents live in dignified housing with appropriate supports. During the ongoing COVID-19 pandemic, this life-saving initiative will provide individuals with safe spaces to exercise physical distancing and self-isolation. In the longer term, this approach will result in substantial cost savings to the public sector while improving the health and housing incomes of individuals who are currently within the shelter system. Advancing this initiative will also help build resilience within the City's housing and homeless systems.

The modular supportive homes created through this fiscally and socially responsible approach to housing and homelessness will also contribute to the targets set under the City's HousingTO 2020-2030 Action Plan. These targets include the approval of 40,000 new affordable rental units with 18,000 supportive homes (including 1,000 modular homes), and increasing housing stability for Toronto residents over the next ten years.

On April 30, 2020 (through Item No. CC20.6), City Council approved capital funding and financial incentives to deliver up to 250 homes in Phases One and Two of the modular housing initiative. The Phase One financial impact is outlined below:

1) Capital Funding of $19 million, comprised of:

$11.5 million from the City's Development Charges Reserve Fund for Subsidized Housing (XR2116); and
$7.5 million in contributions and interest-free financing/loan from Canada Mortgage and Housing Corporation ("CMHC").
 

2) Financial Incentives of approximately $5.22 million, as summarized in Table1 below:

Table 1 – City Financial Incentives

*calculated using November 2020 Rates

**includes estimated 2020 building permit fees of $ $60,995, planning fees of $ $116,861 and parkland dedication fees of $500,000

The City's financial incentives include relief from development charges, building permit fees, planning application fees, parkland dedication fees, as well as property taxes for municipal and school purposes for the affordability period.

3) Non-profit Operator Contribution and Lease Arrangement

The non-profit operators for the modular sites will be required to contribute to the projects by way of lease payments over the 35-year lease term. These below-market rent leases payment will be supported through projected operating revenues.

The lease payments will assist the City in servicing the CMHC loan obligations outlined in #1 above. The non-profit operators selected for each of the modular buildings will be responsible for monthly lease payments over the lease term, as outlined below:

4) Support Services

Funding for the support services necessary to create supportive housing opportunities, are generally provided by the Province of Ontario and delivered by housing providers or another community agencies.

Operating funding for support services and housing benefits has been requested from the Province to support the new modular supportive homes to be created through this initiative.

Through the RFP process, proponents will also identify existing resources available to ensure that a range of services, for a range of needs onsite. Should any additional funding be required, staff will report to Council with recommendations to ensure a 24/7 staffing model at each site. This model will be based on appropriate levels of support to help tenants maintain their housing and successfully re-integrate into the community.

The Chief Financial Officer has reviewed this report and agrees with the Financial Impact information.

The Executive Director, Housing Secretariat recommends that:

1. City Council authorize the transfer of $4,846,556.00 from Section 37 (Planning Act Reserve Fund - Source Account Number XR3026-3700879) to the Capital Revolving Reserve Fund for Affordable Housing (XR1058) for the purpose of developing, non-profit co-operative, affordable housing at 685 Queen Street East.

2. City Council increase the 2020 Approved Operating Budget for Shelter, Support and Housing Administration by $4,846,556.00 gross, $0 net, fully funded from the Capital Revolving Reserve Fund for Affordable Housing (XR1058), for transfer to Riverdale Co-operative Homes Inc. to support the redevelopment of 685 Queen Street East, from the developments at 77-79 East Don Roadway and 661-677 Queen Street East.

3. City Council authorize the Executive Director, Housing Secretariat to provide $4,846,556.00 in funding from the Capital Revolving Reserve Fund for Affordable Housing (XR1058) to Riverdale Co-operative Houses, Inc. subject to the following conditions:

a. the transfer of the designated funds from XR3026 to XR1058; and

b. fulfillment of all applicable conditions governing the release of the designated funds set out in the City's executed Contribution Agreement with Riverdale Co-operative Houses Inc.

This report recommends City Council approval of $4,846,556 in Section 37 funds to be provided to Riverdale Co-operative Homes Inc. ("Riverdale Co-operative") for the redevelopment of 685 Queen Street East in Ward 14. The report also provides an update on pre-development work completed to-date.

City Council, at its meeting of June 18 and 19, 2019, authorized the Executive Director, Housing Secretariat, to provide $500,000 in funding to Riverdale Co-operative to be used for pre-development work at 685 Queen Street East. Council also directed the Housing Secretariat to report to the Planning and Housing Committee on the results of the pre-development work, including any capital and operating funding required to undertake the redevelopment project.

Riverdale Co-operative is a non-profit corporation that provides affordable housing for its members. The Co-operative owns the 685 Queen Street East property, which is in need of substantial capital repairs. The redevelopment plans for 685 Queen Street East involves the renovation of nine units in the existing heritage structure, plus an addition of 17 units at the rear of the building, for a total of 26 units.

Riverdale Co-operative has partnered with Streetcar Developments ("Streetcar"), a well-established private sector developer, who is developing the adjacent site, to deliver this project on their behalf. This partnership will leverage Streetcar's development expertise plus take advantage of economies of scale due to their active development project next to the building. With Streetcar's help, the pre-development work has now advanced to the point where Site Plan Control and Minor Variance applications will be submitted to the City shortly.

By securing the $4,846,556 City contribution recommended in this report, the Co-operative will be able to proceed with the redevelopment and intensification of the existing building. Advancing this project will help preserve the existing supply of co-operative housing and create additional affordable homes for low-and-moderate-income residents in the city. The redevelopment of the site will also increase accessibility for residents and improve the energy efficient of the building.

This report recommends the provision of $4,846,556 in funding to Riverdale Co-operative Homes Inc. to support the redevelopment of the property located at 685 Queen Street East, fully funded from Section 37 (Planning Act Reserve Fund) community benefits from the 77-79 East Don Roadway and 661-677 Queen Street East project, which has been designated for the provision of affordable housing in Ward 14.

To facilitate the disbursement of funds to Riverdale Co-operative Homes Inc., the 2020 Approved Operating Budget of Shelter, Support and Housing Administration will be increased by $4,846,556 gross, $0 net, fully funded from the Capital Revolving Reserve Fund for Affordable Housing (XR1058) from the transfer of the Section 37 funds indicated above to the Capital Revolving Reserve Fund for Affordable Housing XR1058.

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

The Executive Director, Housing Secretariat recommends that:  

1. City Council authorize an extension of the date by which WoodGreen Community Housing Incorporated, or its successor, is obligated to reconvey 444 Logan Avenue to the City to July 1, 2022, to allow time for the City to negotiate the terms of the continued operation of this social housing project.

2. City Council direct staff to report back on the results of the negotiations with WoodGreen Community Housing Incorporated and a recommended course of action by no later than March, 2022.

WoodGreen Community Centre Towers Incorporated (now WoodGreen Community Housing Incorporated) and Metropolitan Toronto entered into an agreement in October 1965, for the development and operation of 160 social housing units for low-income seniors at 444 Logan Avenue, on land conveyed to WoodGreen by the City. Under this agreement, WoodGreen Community Housing Incorporated ("WoodGreen") was originally required to reconvey the property to the City on July 1, 2017. On March 28, 2017, City Council approved an extension of the reconveyance to July 1, 2018, and on June 26, 2018, the reconveyance was further extended to July 1, 2020.

The extension of the reconveyance was also tied to a Local Agency Housing Agreement being signed between the City of Toronto and WoodGreen. This Local Agency Housing Agreement, signed on May 15, 2018, provides a framework for the coordination of three WoodGreen housing initiatives including the re-development of 1117-1119 Gerrard Street East, the social housing property at 835-841 Queen Street East, and 444 Logan Avenue which is operated as social housing for seniors. The Local Agency Housing Agreement allows the City and WoodGreen to renegotiate the terms of the reconveyance of 444 Logan Avenue, while considering all three properties together, to ensure no loss of affordable rental and social housing in the city.

This report recommends a further two year extension for WoodGreen to reconvey the social housing building at 444 Logan Avenue to the City. This extension will permit WoodGreen's continued operation of the property as social housing for seniors while both WoodGreen and the City continue to negotiate the terms and conditions of the future reconveyance.

This report requests City Council authority to extend the reconveyance of the property located 444 Logan Avenue for a further 2 years from July 2, 2020 to July 1, 2022.

WoodGreen entered into an agreement with the City in October 1965, for the development and operation of 160 social housing units for low-income seniors at 444 Logan Avenue, on land conveyed to it by the City. WoodGreen is obligated to reconvey the property back to City at the end of the operating agreement.

Extension of the reconveyance obligation will enable the continued use of the property as social housing while necessary due diligence to support the re-negotiation of the operating agreement between the City and WoodGreen continue.

There are no financial implications resulting from the recommendations included within this report. The existing Local Agency Housing Agreement between the City and WoodGreen will remain in force until a new agreement is reached. Staff will report back on the results of the negotiations, a recommended course of action and any associated financial impacts for Council consideration no later than March, 2022.

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