Agenda

This meeting of the Planning and Housing Committee will be held by electronic means and the proceedings of the Planning and Housing Committee will be conducted publicly. 

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To provide comments or make a presentation to the Planning and Housing Committee during the COVID-19 Emergency

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Declarations of Interest under the Municipal Conflict of Interest Act

Confirmation of Minutes – April 22, 2021

Speakers/Presentations: The speakers list will be posted online at 8:30 a.m. on May 20, 2021

Communications/Reports

The Chief Planner and Executive Director, City Planning and the Acting General Manager, Economic Development and Culture, recommend that:

1. City Council amend the Official Plan for the lands at 1-345 Geary Avenue, 2-360 Geary Avenue, 21-39 Primrose Avenue, 1352-1400 Dufferin Street, 1347-1355 Dufferin Street, 325-327 Westmoreland Avenue North, 1100-1102 Dovercourt Road, 508-510 Delaware Avenue North and 1102-1104 Ossington Avenue substantially in accordance with the draft Official Plan Amendment attached as Attachment 5 to this report.

2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 165-345 Geary Avenue, 2-150 Geary Avenue, 180-360 Geary Avenue, 21-39 Primrose Avenue, 1352-1384 Dufferin Street, 1347-1355 Dufferin Street, 325-327 Westmoreland Avenue North, 1100-1102 Dovercourt Road, 508-510 Delaware Avenue North and 1102-1104 Ossington Avenue substantially in accordance with the draft Zoning By-law Amendment attached as Attachment 6 to this report.

3. City Council authorizes the City Solicitor to make such stylistic and technical changes to the draft Official Plan Amendment and draft Zoning By-law Amendment as may be required.

4. City Council direct that the area-specific changes to the land use permissions in Employment Areas adjacent to Geary Avenue, as described in Attachment 7 to this report, be considered as part of the current Municipal Comprehensive Review of the Official Plan (Our Plan Toronto).

5. City Council direct the Chief Planner and Executive Director, City Planning, to retain a qualified consultant to conduct a scoped rail safety study for properties on the south side of Geary Avenue to determine the threshold in size or capacity for various low occupancy non-residential uses that would not require rail safety measures for protection from the adjacent rail corridor.

6. City Council direct the Chief Planner and Executive Director, City Planning, through the Local Planning Appeal Tribunal (LPAT) appeal process for Official Plan Amendment (OPA) 231, to seek the removal of the lands at 2-80 Geary Avenue, 508-510 Delaware Avenue North and 1102-1104 Ossington Avenue from Site and Area Specific Policy No. 154 to eliminate policy redundancy with the proposed Site and Area Specific Policy in the draft Official Plan Amendment attached as Attachment 5 to this report. 

7. City Council request the General Manager, Transportation Services to develop a Parking Management Plan for Geary Avenue, in consultation with businesses, nearby residents and other parking users, to address competing demands on limited space from employees, shipping, receiving, customers, visitors and local residents.

8. City Council request that the General Manager, Transportation Services report to Toronto and East York Community Council with recommendations concerning all-way stop sign controls at intersections along the frontage of existing and planned segments of the Geary Avenue Parkette component of the Green Line (i.e. intersections of Geary Avenue and Somerset Avenue, Delaware Avenue, and Westmoreland Avenue) and any related measures to improve safety and comfort of park access for area residents and other park users.

9. City Council support future creative enterprises, small-scale retail, cafes, restaurants, bars and music venues on Geary Avenue and encourage other compatible non-residential land uses to animate Geary Avenue, as may be deemed appropriate through the Municipal Comprehensive Review of the Official Plan.   

10. City Council direct the General Manager, Economic Development and Culture to  continue to work with the community to support local cultural development and community aspirations to become a cultural corridor.

11. City Council direct the General Manager, Economic Development and Culture to encourage the development of a future business improvement area at such time when the Geary Avenue commercial and industrial owners and their non-residential tenants are prepared to join together under a volunteer board of management to carry out improvements and promote economic development within a designated area.      

12. City Council direct the General Manager, Economic Development and Culture to assist local businesses and prospective developers on Geary Avenue with the Imagination, Manufacturing, Innovation and Technology (IMIT) funding program and other future property incentives for creative enterprises.

This report summarizes the findings of Geary Works: a comprehensive study and community vision for Geary Avenue led by City Planning and Economic Development and Culture. The study produced the following six recommendations, which are described in and/or attached to this report.

Area-specific Official Plan Amendment and Site and Area-Specific Policy

Re: public realm, land use, and built form (see Attachment 5)
 

Area-specific Zoning By-law Amendment

Re: land use and built form provisions (see Attachment 6)
 

Cultural Heritage Resource Assessment

Re: historical overview and identification of cultural heritage resources
 

Considerations for the Municipal Comprehensive Review of the Official Plan

Re: employment land conversions for other non-residential uses (see Attachment 7)
 

Economic Development and Culture Strategy

Re: initiatives to support businesses (see Attachment 8)

 
Mobility and Public Realm Strategy

Re: public realm improvements (see Attachment 9)
 

This City-initiated application to amend the Official Plan and Zoning By-law applies to all properties fronting Geary Avenue and applies to the public realm in the vicinity of Geary Avenue.

The proposed Official Plan Amendment and rezoning are consistent with the Provincial Policy Statement (2020) and conforms with A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020).

This report reviews and recommends approval of the City-initiated amendments to the Official Plan and Zoning By-law. The amendments create a framework for a pedestrian-focused public realm along Geary Avenue, encourage active, animated non-residential uses at ground level, provide for gentle intensification of non-residential uses, and limit residential use where it's already permitted.

Funds are available in City Planning's 2021-2030 Council Approved Capital Budget and Plan under CU028-50 for a rail safety study as referenced in Recommendation 5 above.

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, City Solicitor, Legal Services, and Chief Procurement Officer, Purchasing and Materials Management recommend that:

1. City Council in accordance with Section 71-11.1C of the City of Toronto Municipal Code Chapter 71 (Financial Control By-Law), grant authority to amend the retainer with Ritchie Ketcheson Hart & Biggart LLP, and the associated Purchase Order 6035908, for the provision of legal services associated with the approval of Official Plan Amendment 231 and site specific hearings, by an additional amount of $400,000 net of all taxes, ($407,040 net of HST Recoveries) revising the contract value from $897,000 to $1,297,000.

This report seeks approval to amend Purchase Order 6035908 for legal services associated with the approval of Council adopted policies on employment lands (Official Plan Amendment 231) and the 100+ site specific appeals that remain outstanding. Given the scheduling of the Local Planning Appeal Tribunal ("LPAT") hearing and the pace at which proceedings are occurring, it is staff's opinion that the proceedings will continue through 2021 and conclude in 2023.

At its Case Management Conference on April 9, 2021, the City provided a summary of the recommended phased approach for the remaining site specific hearings.  In total, the site specific appellants have requested over 230 hearing dates to resolve their appeals.  The additional funds will allow Ritchie Ketcheson Hart & Biggart LLP to continue their work on the upcoming site specific hearings.

There is sufficient funding available in the 2021 Approved Capital Budget and 2022-2030 Approved Capital Plan for City Planning Division for the requested amendment as summarized in Table 1 below.

The amendment of Purchase Order 6035908 by an additional $400,000 net of all taxes ($407,040 net of HST recoveries) will increase the current Purchase Order value from $897,000 to $1,297,000 net of all taxes ($912,787 to $1,319,827 net of HST recoveries).

Table 1: Financial Impact Summary (net of HST recoveries)

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 and the Executive Director, Housing Secretariat recommend that:

1. City Council request the Minister of Municipal Affairs and Housing to make a Minister's Zoning Order, pursuant to Section 47 of the Planning Act, for 175 Cummer Avenue to provide relief from the in-force zoning regulations in order to permit the development of the modular housing as set out in Attachment 8.

2. City Council authorize the Executive Director, Housing Secretariat to issue a Request for Proposals and to select non-profit housing providers to operate the modular building at 175 Cummer 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 Recommendation 2 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.

This report provides a summary of the community engagement undertaken, changes made to the proposal since originally submitted, presents the final recommended site plan and recommends that City Council request the Minister of Municipal Affairs and Housing to make a Minister's Zoning Order to provide the necessary zoning relief to permit the modular housing proposal for 175 Cummer Avenue, located on the site of Willowdale Manor (Ward 18 - Willowdale). This proposal is advancing as part of Phase Two of the City's Modular Housing Initiative.

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, the 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.

The creation of modular affordable rental housing with support services is a key element of the HousingTO 2020-2030 Action Plan. The HousingTO Plan has a target of approving 40,000 affordable rental homes over the next 10 years, including 18,000 supportive homes, at least 1,000 of which will be modular homes. 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 Cummer Avenue site has been identified as suitable for construction of modular housing to create new affordable rental housing. The homes are targeted for occupancy by the end of 2021.

City staff initiated a multi-channel community engagement process on February 23, 2021, coinciding with the announcement of the first two proposed sites for Phase Two of the Modular Housing Initiative. City staff held a number of community and working group meetings in March and April to provide information and get feedback on the proposal. A summary of engagement activities and the feedback received through the City's engagement consultant is included in Attachment 7.

Based on the review of the proposal and the comments received from the community engagement the proposal has been refined to:

- reduce the number of units from 64 to 60;
- increase the size of the communal dining and lounge area, and increase the size of the tenant support area;
- improve the design of the building by adjusting the cladding design and adding coloured window coverings;
- provide additional landscaping along the pedestrian walkway on the east side of the building and on the west side of the building adjacent to the retained open space;
- improve the configuration of the wood fence along the south side of the site;
- refine the design of the outdoor amenity area and improve circulation and accessibility throughout the site;
- relocate the bicycle parking area so that it is closer to Cummer Avenue;
- increase the capacity of the waste storage building and relocate waste storage such that it is integrated within the building; and
- retain one additional mature tree by adjusting the siting of underground utilities. 
 

Collectively, these refinements respond to comments provided by City Staff, the Ward Councillor, members of the public and address commentary raised regarding the site, public realm and building design, and are sensitive to the existing uses on site and in the surrounding area.

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 the City Council's request to prioritize building and planning approvals for these projects, 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 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.

The City Planning Division confirms that there are no financial implications resulting from the recommendations included with this report in the current budget year.  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 and the Executive Director, Housing Secretariat recommend that:  

1. City Council request the Minister of Municipal Affairs and Housing to make a Minister's Zoning Order, pursuant to Section 47 of the Planning Act, for the lands located at 20 Bracebridge (Trenton Avenue and Cedarvale Avenue) to provide relief from the in-force zoning regulations in order to permit the development of the modular housing as set out in Attachment 8.

2. City Council authorize the Executive Director, Housing Secretariat to issue a Request for Proposals and to select non-profit housing providers to operate the modular building at 20 Bracebridge Avenue (Trenton Avenue and Cedarvale 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 Recommendation 2 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 purpose of this report is to provide a summary of the community engagement process undertaken and present the recommended plan and zoning relief sought for the modular housing proposal at 20 Bracebridge Avenue (Ward 19 - Beaches East York). The site is bounded by Trenton, Cedarvale and Bracebridge Avenues, and has previously been referred to as "Trenton and Cedarvale". This report also recommends that City Council request the Minister of Municipal Affairs and Housing make a Minister's Zoning Order to provide the necessary zoning relief to permit the modular housing development. This proposal is advancing as part of Phase Two of the City's Modular Housing Initiative.

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 building and planning approvals to deliver up to 250 modular housing units in 2020 and 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 - Scarborough Southwest) and 321 Dovercourt Road (formerly 150 Harrison Street (Ward 9 - Davenport). 

The 20 Bracebridge Avenue site has been identified as suitable for construction of modular housing to create new affordable rental housing. The target completion and occupancy date for this site is Q4 2021.

City staff initiated a multi-channel community engagement process on February 23, 2021, coinciding with the announcement of the first two proposed sites for Phase Two of the Modular Housing Initiative. City staff held a number of community and working group meetings in March and April to provide information and obtain feedback on the proposal. A summary of engagement activities and the feedback received through the City's engagement consultant is included in Attachment 7.

Based on the input and feedback received through the community engagement and the detailed review of the Site Plan application by City staff a number of refinements have been made to the proposal, which are outlined in this report. Input from consultations will be considered in making further revisions to the proposal through the Site Plan Application, and will inform decisions to address parking issues within the wider community. A revised site plan is included as Attachments 4 and revised elevations are included as Attachment 5.

In consideration of Council's continued request to prioritize 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 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.

There are no financial impacts to the City resulting from the recommendations included in this report and in the 2021 Budget year. Funding for Phase Two of the Modular Housing Initiative is included in the Council Approved 2021-2030 Capital Budget and Plan for Housing Secretariat.

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 and the Executive Director, Housing Secretariat recommend that: 

1. The Planning and Housing Committee request 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.

2. 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.

3. 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.

4. 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.

5. 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.

6. 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.

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.

There are no financial impacts to the City resulting from the recommendations included in this report in the 2021 budget year. Funding for Phase Two of the Modular Housing Initiative which will deliver the remaining 150 Modular Homes is included in the Council Approved 2021-2031 Capital Budget and Plan for the Housing Secretariat.

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 and Executive Director, Housing Secretariat recommends that:

1. The Planning and Housing Committee request the Chief Planner and Executive Director, City Planning, and the Executive Director, Housing Secretariat, to conduct community consultation meetings to obtain feedback on the modular housing proposal for 75 Tandridge Crescent.

2. City Council endorse in principle amending the zoning regulations for 75 Tandridge Crescent to permit the construction of the modular housing proposal by way of a request to the Minister of Municipal Affairs and Housing to 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.

This report for presents a proposed modular housing development for 75 Tandridge Crescent, outlines the proposed community engagement process and recommends that City 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 proposed development will advance under the Federal Rapid Housing Initiative and is one of several modular housing developments proposed to advance in 2021.

The 75 Tandridge Crescent property is owned by Toronto Community Housing and is currently developed with a ten-storey apartment building.  There is an existing surface parking lot, driveway, basketball court and outdoor play area on the west side of the site.  The north end of the west side of the site is proposed to be redeveloped with a five-storey, approximately 113 unit modular rental apartment building. The driveway, basketball court and outdoor play area would be relocated and replaced on site as part of the development and the location determined in consultation with the neighbours and Toronto Community Housing Corporation.

The City is committed to working with the local community to provide accurate and timely information about the project and to respond to questions and collect community feedback and input, including ideas on how to support and integrate the new residents into the neighbourhood.  There will be a number of opportunities for residents to learn more about the new homes with the supports to be planned to support the new residents.  Community meetings are proposed in May and June to provide information on the proposal and present site and building design concepts for community input and feedback.  The first virtual community engagement meeting is scheduled for May 18, 2021.  Corporate Real Estate Management (CREM) division is currently preparing a Site Plan Approval application submission for the site in conjunction with the retained building and architectural firm.

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 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 lands are designated and zoned to permit apartment residential uses.  Based on the conceptual site plan prepared for the site, relief to the existing zoning provisions will be required.  The required relief will be finalized following community feedback and completion of detailed building and site design.

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 the 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 from the in force zoning by-law regulations in order 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.

The proposed development for 75 Tandridge Crescent will be fully funded through the Housing Secretariat's 2021-2030 Capital Budget & Plan.  The project is also pre-approved for Open Door incentives through MM25.32 - Implementation of the Federal Rapid Housing Initiative.

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 authorize the Executive Director, Corporate Real Estate Management, in consultation with the Executive Director, Housing Secretariat, to negotiate and execute, on behalf of the City, a nominal lease agreement (the "Lease") for a term of 50 years less a day for the residential portion of 877 Yonge Street with St. Clare's Multifaith Housing Society ("the Tenant") substantially on the major terms and conditions set out in Attachment 1 and on such other or amended terms and conditions acceptable to the Executive Director, Corporate Real Estate Management, and in a form satisfactory to the City Solicitor, and to execute the Lease, any ancillary agreements or documents, as required, on behalf of the City.

2. City Council consider the Lease to be in the interests of the City.

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 Tenant 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 Tenant, 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 the 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 Tenant to secure the financing necessary for the capital requirements of the Leased Premises 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.

At its meeting of October 27, 2020 City Council adopted Item MM25.32 - "Implementation of the Federal Rapid Housing Initiative" and authorized staff to enter into an agreement with Canada Mortgage and Housing Corporation to secure $203.3 million in federal capital funding to create new permanent, affordable rental homes for people experiencing homelessness. In accordance with the Rapid Housing Initiative ("RHI") program requirements, the City is investing its funding allocation to develop modular housing and acquire buildings in various wards across the city, and ensure that the new homes are ready for occupancy within twelve months.

On December 16, 2020, City Council adopted Item PH19.11 - "Emergency Housing Action" and authorized staff to implement a plan a plan for the City to accelerate 150 new supportive housing opportunities within 8 to 10 weeks, and a further 510 housing opportunities within 10 to 12 weeks thereafter for people experiencing homelessness, based on the availability of funding for supportive services. A total of 127 units at 877 Yonge Street will be renovated and prepared for occupancy beginning in June 2021 as part of the Emergency Housing Action plan.

The property located at 877 Yonge Street (the "Subject Property") was recently acquired by the City using RHI funding. The Subject Property includes a 15-storey building that was formerly operated as a 232-unit seniors' residence. The Subject Property is currently undergoing interior renovations and alterations to create up to 252 permanent, self-contained units which will provide affordable rental housing with wraparound support services for people experiencing homelessness or those at risk of homelessness, women, Indigenous and racialized people, and seniors.

Staff have identified St. Clare's Multifaith Housing Society (the "Tenant") as a suitable non-profit operator for the residential portion of the Subject Property (the "Leased Premises") based on a number of factors including, but not limited, to: the Tenant's extensive experience operating affordable rental housing with support services; the Tenant's property and tenancy management expertise; the range of partnership arrangements that will ensure the delivery of wraparound health and social supports for tenants onsite and; the Tenant's experience working in the local community.

This report recommends Council's approval for the City to enter into a nominal lease agreement with St. Clare's Multifaith Housing Society for a term of 50 years less a day for the Leased Premises (the "Lease"). Through this arrangement, the Leased Premises will be operated as safe, secure, permanent affordable rental homes with supports for a range of tenants, including vulnerable and marginalized residents from equity-deserving groups.

The Lease will provide the Tenant with an area of approximately 171,498 square feet of City-owned residential space at nominal rent for a term of 50 years less a day, for the operation of affordable rental housing with support services.

The opportunity cost of the Lease, expressed in net present value terms, is approximately $127 million, for the term of 50 years less a day (using a discount rate of 5 percent, the Canada Mortgage and Housing Corporation average market rent for a one-bedroom unit and annual 2.5 percent increase).

The Tenant will be responsible for all operating costs associated with the Leased Premises. As well, Open Door incentives of up to $59.083 million for 800 rental units has been pre-approved for the property through Item MM25.32: "Implementation of the Federal Rapid Housing Initiative". The incentives exempts the property from the payment of residential property taxes during the lease term.

Capital Funding

The acquisition, renovation and other associated of the Subject Property are fully funded through the Housing Secretariat's 2021-2030 Capital Budget & Plan under the Rapid Housing Initiative Project (WBS CAF005-03-54). Of the 252 self-contained units that could be created at the property, 127 units are currently being renovated under the Emergency Housing Action plan and occupation of these units will begin in June. Renovation of the remaining 102 to 125 units will be completed by December 2021 as part of the Rapid Housing Initiative scope of work.

The Tenant will be responsible for its proportionate share of capital expenses related to the Subject Property during the lease term.

Operating Funding for 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 other community agencies.

The Province has recently agreed to provide operating funding in 2021 to support the new supportive homes to be created through the RHI program.

By working with a range of non-profit service providers, the Tenant will supplement this funding through various other programs to ensure a 24/7 staffing model and a robust range of support services onsite. This model will be based on appropriate levels of support to help tenants achieve and maintain housing stability in the long term.

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

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

1. City Council authorize the City of Toronto to enter into an Agreement of Purchase and Sale (the "Agreement") with RC Ashbridge Inc. to acquire 32 units at 1555 - 1575 Queen Street East (the "Property") substantially on the terms outlined in Attachment 1 to this report, and on such other or amended terms and conditions as may be acceptable to the Executive Director, Corporate Real Estate Management, and in a form satisfactory to the City Solicitor.

2.  City Council authorize the Executive Director, Corporate Real Estate Management, to execute the Agreement and any ancillary agreements and documents under the Agreement on behalf of the City of Toronto.

3.  City Council authorize the Executive Director, Corporate Real Estate Management, to administer and manage the transaction in consultation with the Executive Director, Housing Secretariat, including the provision of any consents, approvals, waivers, and notices, provided that they may, at any time, refer consideration of any such matters (including their content) to City Council for consideration and direction.

4.  City Council declare surplus the 32 units at the property municipally known as 1555 - 1575 Queen Street East, effective as of the date the City acquires ownership of the 32 units at 1555 - 1575 Queen Street East, with the intended manner of disposal to be by way of a long term lease to a not for profit affordable rental housing provider 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.

5.  City Council authorize and direct the appropriate City officials to undertake a competitive process for the selection of a not for profit affordable rental housing provider to operate affordable rental housing at the 32 units at 1555 - 1575 Queen Street East for a minimum period of at least 99 years, under a long term lease with the City.

6.  City Council authorize the Executive Director, Housing Secretariat, to:

a. negotiate, enter into, and execute on behalf of the City, a project development agreement, with RC Ashbridge Inc. and Toronto Community Housing Corporation, and a shared facilities agreement on terms and conditions satisfactory to the Executive Director, Housing Secretariat and in a form approved by the City Solicitor; and

b. negotiate, enter into, and execute on behalf of the City, a municipal housing facility agreement (the "Contribution Agreement"), with the selected not for profit affordable rental housing provider, or a related corporation, to secure the financial assistance provided by the City in the acquisition of the units 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; and

c. execute, on behalf of the City, any security or financing documents or any other documents required to facilitate the funding process, including any documents required by the selected not for profit affordable rental housing provider, or a related corporation or its mortgagee(s) to complete the acquisition financing and any subsequent refinancing, where and when required during the term of the municipal housing facility agreement.

7.  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, consents, approvals, agreements or other documents that are ancillary to any security or financing documents required by the selected not for profit affordable rental housing provider, or a related corporation, of the site to secure conventional financing and 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.

8.  City Council authorize the Executive Director, Housing Secretariat and the General Manager, Shelter, Support and Housing Administration to provide any consent necessary to transfer or encumber the site and to negotiate and enter into any agreements or other documents required to effect any future transfer or assignment of the site and the associated legal agreements with the City to another legal entity, on terms and conditions satisfactory to them and in a form approved by the City Solicitor.

The Don Summerville complex is comprised of two six-storey apartment buildings that are at the end of their useful life and in need of replacement. The buildings contain a total of 120 rent-geared-to-income units owned and operated by Toronto Community Housing Corporation ("TCHC"). The complex is located in the Leslieville/Beach area with good access to transit, retail, parks and Lake Ontario, making it a desirable location for a new mixed-income, mixed-use community.

At its meeting of July 16 and 17, 2019, City Council adopted, with amendments, Item PH7.4, "A New Approvals Framework for Toronto Community Housing Corporation Revitalization Projects", which outlined an initial development proposal for the Don Summerville buildings. The redevelopment plan proposes a unique revitalization model to intensify the site and create a mixed-income, mixed-use, and mixed tenure community. The tenures will be mixed within each of the three new buildings, helping to create an inclusive and well-integrated community.

On July 28, 2020, through Item TE16.5, "1555-1575 Queen Street East - Official Plan and Zoning Amendment, Part Lot Control, and Rental Housing Demolition and Conversion - Final Report", Council approved, with amendments and conditions, the final development proposal for the site. Through revitalization, a total of 766 residential units will be developed, consisting of 120 replacement rent-geared-to-income units, 100 affordable rental units, 188 market rental units, and 363 market condominium units. The project will also include retail space and new indoor and outdoor amenity spaces. Almost 29% of the total residential units created through the revitalization, including the rent-geared-to-income and the affordable rental units, will be allocated for the provision of affordable housing.

As part of report PH7.4, Council approved funding to support the acquisition of 32 residential units to be purchased and owned by the City, for the purpose of providing permanently affordable rental housing. The 32 affordable rental units (included in the total 100 affordable rental units to be developed onsite) will be operated by a non-profit co-operative housing provider, to be selected through a request for proposal process. Council also directed staff to report back to obtain the authorities required to advance the purchase transaction and the request for proposal process.

This report responds to Council's request. City staff have negotiated the terms of an agreement of purchase and sale, subject to Council approval, and the report seeks authorization for the City to finalize the transaction. This report also recommends Council approval for staff to undertake a competitive process to select a non-profit co-operative housing provider to lease and operate the City's 32 affordable rental units for a 99-year term.

Pursuant to the recommendations in report PH7.4 - "A New Approvals Framework for Toronto Community Housing Corporation Revitalization Projects" adopted by Council at its meeting of July 16, 2019, this report seeks Council authority for the City to acquire 32 residential units located at 1555-1575 Queen Street East, for the purpose of providing permanently affordable rental housing. It also recommends Council approval for staff to undertake a competitive process to select a non-profit co-operative housing provider to lease and operate the City's 32 affordable rental units for a 99-year term.

At that meeting, Council approved funding of up to $6 million from the Capital Revolving Reserve Fund for Affordable Housing (XR-1058), to support the acquisition of the 32 residential units to be owned by the City and operated by a non-profit co-operative housing provider post-construction. Open Door incentives totalling $2.47 million for the 32 units were also approved by Council through Item PH7.4.

The amounts approved by Council in July 2019 are sufficient to complete the transactions in this report. Therefore, there is no additional/new financial impact to the City arising from the recommendations in this report.

Furthermore, in accordance with Council direction, the selected non-profit will be required to repay the amount required for the purchase upon entering into a lease agreement with the City. This equity contribution by the non-profit operator will be recovered through rents collected over the term of the lease.

Increasing housing supply and affordability in Toronto is a priority initiative for the City. The acquisition and redevelopment of the housing units at 1555 -1575 Queen Street East contributes to the implementation of the HousingTO 2020 - 2030 Action Plan which is the City's overarching plan to increasing housing supply and affordability in Toronto. Implementation of the plan is however highly dependent on partnership and co-investment with the federal and provincial governments.

The Chief Financial Officer and Treasurer has been advised of the associated with this program to be considered along with other priorities in future budget processes.

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

1.  City Council request the Executive Director, Housing Secretariat, in consultation with the Executive Director, Corporate Real Estate Management, the General Manager, Parks, Forestry and Recreation, and CreateTO, to issue a Request For Proposals ("RFP") for 15 Denison Avenue to identify a non-profit development partner to design, build, finance and operate a new mixed-use affordable rental housing development including cultural space, a new park and a portion of a public lane at 15 Denison Avenue for 99 years under a long-term lease with the City, and to report back to Council on the results of the RFP including to request authority to provide any required financial contribution and Open Door incentives for the project.

2.  City Council authorize the Executive Director, Housing Secretariat to allocate up to $200,000.00 in funding, inclusive of the Harmonized Sales Tax and disbursements, from the Capital Revolving Reserve Fund for Affordable Housing (XR1058), for the purpose of completing pre-development activities and due diligence work related to 15 Denison Avenue and the potential redevelopment opportunities, or to work with the Chief Executive Officer, CreateTO to complete these pre-development and due diligence activities on a full cost-recovery basis, and on terms and conditions satisfactory to the Executive Director, Housing Secretariat, fully funded from the development at 324-332 Richmond Street West, secured for community benefits in the vicinity of the lands, in the amount of $200,000 (Source Account: XR3026-3701078).

3.  Pursuant to Part 2 above, City Council authorize the transfer of $200,000 from the Section 37 Reserve Fund (Source Account: XR3026-3701078) to the Capital Revolving Reserve Fund for Affordable Housing (XR1058).

4.  City Council amend the Approved 2021-2030 Capital Budget and Plan for Housing Secretariat through an increase of $200,000 in the project cost and 2021 cash flow for the Rental Development Project (WBS CAF003), to support the due diligence work related to 15 Denison Avenue and other nearby properties for potential redevelopment, fully funded from the Capital Revolving Reserve Fund for Affordable Housing (XR1058).

5. City Council request the Board of Directors of CreateTO to direct the Chief Executive Officer, CreateTO to work with the Toronto Parking Authority to identify new parking opportunities in both on and off street locations suitable for replacement of parking spaces within the vicinity of the proposed development, should an investment in parking on-site be deemed not feasible at 15 Denison Avenue.

6. City Council request the Executive Director, Housing Secretariat and the Executive Director, Corporate Real Estate Management to work with CreateTO to identify opportunities for any future development at 15 Denison Avenue to meet or exceed the Toronto Green Standards.

7. City Council request the Executive Director, Housing Secretariat and the Executive Director, Corporate Real Estate Management to work with CreateTO to explore options to include other properties, including City-owned properties, in the vicinity of 15 Denison Avenue that could be leveraged to increase city building opportunities.

In March 2021, City Council directed the Executive Director, Housing Secretariat, in consultation with the Chief Executive Officer, CreateTO and the General Manager, Economic Development and Culture, to accelerate plans to redevelop the property located at 15 Denison Avenue ("Subject Property") for affordable housing and cultural animation, with consideration given to partnering with a not-for-profit developer, and to report to the Planning and Housing Committee at its May meeting with an update and with recommendations to secure a development partner. The Subject Property (Attachment 1) is currently operated by the Toronto Parking Authority ("TPA") as a surface parking lot. 

This report responds to Council's request. Staff have undertaken preliminary planning work and have determined that the Subject Property would support a mid-rise development and could provide the opportunity for cultural animation at the site.  Additionally, CreateTO staff, in coordination with staff from the City's Parks, Forestry and Recreation Division, have considered opportunities to acquire adjacent properties for parkland. The City has entered into a conditional agreement of purchase and sale in respect of the adjacent property at 464-468 Queen Street West, and staff are currently exploring options for additional acquisitions to assemble properties that would further support a complete development.

This report also seeks Council's approval to issue a Request for Proposals to identify a non-profit development partner to develop and operate the Subject Property as affordable rental housing. Furthermore, it recommends that staff explore options to include other properties, including City-owned properties, in the vicinity of 15 Denison Avenue that could be leveraged to increase city building opportunities, and report back to Council in 2022 with findings and a set of recommendations.

This report recommends the provision of up to $200,000 in pre-development funding, inclusive of HST and disbursements to support pre-development activities and due diligence work, including assessment of ways to meet or exceed the Toronto Green Standards at the Subject Property, fully funded from the Section 37 Reserve Fund from the development at 324-332 Richmond Street West, secured for community benefits in the vicinity of the lands (Source Account: XR3026-3701078).

This work will set the stage for future redevelopment to increase affordable rental housing options available to vulnerable and marginalized individuals. Funding for predevelopment due diligence is consistent with the purpose of the Capital Revolving Reserve Fund for Affordable Housing and the uncommitted balance in the reserve is able support this request.

Future financial impacts to the City, identified through the pre-development work proposed to be undertaken, will be reported to Council in a future report. That report will also include any request for Open Door Program incentives required to activate the project.

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

The Executive Director, Housing Secretariat, the Executive Director, Municipal Licensing and Standards and the General Manager of Shelter, Support and Housing Administration recommend that:  

1.  City Council amend Toronto Municipal Code Chapter 547 to require that no person, including a Short-Term Rental Company, shall advertise, facilitate the advertising or rental of, or broker a short-term rental if its operator is not registered with Municipal Licensing and Standards which status shall be verified by the person in advance and determined by reference to the City's Open Data portal for valid Short-Term Rental Operator registrations and to clarify that the authority of Municipal Licensing and Standards to request that a Short-Term Rental Company remove a listing or advertisement related to an unregistered operator is independent of this requirement.

In July 2020, City Council requested that staff in the Housing Secretariat and Shelter, Support and Housing Administration (SSHA) Divisions explore the feasibility of facilitating the conversion of Short-Term Rental (STR) units to longer-term affordable rental housing stock. To assist in the determination, staff engaged Professor David Wachsmuth and the Urban Politics and Governance (UPGo) research group with the School of Urban Planning at McGill University based on their experience conducting similar research for municipal governments across Canada.  The scope of the research was aimed at determining: the impact of COVID-19 on STRs; asking rents for former STR units compared to average market rents in the city; the location of STR units; and the impact of the City's STR operator registration deadline of December 31, 2020 on the STR market.

This report responds to Council's request and provides a high-level summary of the research findings; an overview of existing housing-focussed programs funded and/or administered by SSHA for which the partnering housing providers are private market landlords; and an analysis of the feasibility of converting STR units to longer-term affordable rental housing stock for low-income households and those waiting for subsidized housing. While preliminary research findings were shared at the March 2, 2021 meeting of the Planning and Housing Committee, Attachment 1 to this report includes the final report titled, "Short-term Rentals in the City of Toronto - Market Overview and Regulatory Impact Analysis."

In summary, the research conducted reveals that STRs are currently naturally transitioning to the longer-term rental (LTR) market. For instance, the research identified 3,476 STR listings that have been posted as LTRs, and approximately 42.4% appear to have fully transitioned to the LTR market. However, asking rents for former STR units are as much as 11.6% more than average market rents, and these units are primarily located in the downtown core. The research also indicates that opportunities exist to bring more STR operators into compliance with the City's new regulations, which could result in more units returning to the LTR market. While staff will continue to explore the feasibility of partnering with suitable operators to provide long-term housing opportunities for low-income households, based on these findings and other reasons outlined in the report, opportunities to secure STRs as LTRs for this purpose are likely limited.

This report also includes updates from Municipal Licensing and Standards (MLS) on short-term rental regulations. As directed by City Council in March 2021, this report addresses requests related to data, fees, 311 processes, concerns about human trafficking and short-term rental company data validation, and includes a recommended bylaw amendment to Chapter 547, Licensing and Registration of Short-term Rentals, to clarify that short-term rental companies must validate listings against registration data on the City's Open Data portal.

This report was developed with input from the Housing Secretariat, Shelter, Support and Housing Administration, Municipal Licensing and Standards and the Social Development and Finance Administration Divisions.

There are no current or known future years' financial impacts arising from the recommendations contained in this report.

The Chief Financial Officer and Treasurer has been made aware of the financial implications associated with this report.

The Executive Director, Municipal Licensing and Standards recommends that:  

1.  City Council amend City of Toronto Municipal Code, Chapter 489, Grass and Weeds, as follows:

Maximum height of turfgrass

1. Add the following definition for turfgrass to section 489-1:

TURFGRASS: Ground cover of various perennial grasses grown for lawns, of a type that forms a dense, uniform turf if mown.

2. Amend section 489-2 by:

a. replacing the term "grass and weeds" with the term "turfgrass" so that the height requirement applies to turfgrass;

b. deleting the requirement for removing grass cuttings;

c. requiring that turfgrass be cut when it exceeds 20 centimeters in length, in addition to height; and

d. deleting subsection B which described "grass and weeds."

Removing the natural garden exemption

3. Deleting the natural garden exemption process in section 489-3E.

Maintenance requirements

4. Add a new section 489-2.1 as follows:

The owner or occupant of private land shall maintain all vegetative growth on their land according to the following requirements:

a.  Private land shall be kept free of any prohibited plant species designated under the Bylaw;

b.  Vegetative growth on private land shall not obstruct sidewalks or roadways;

c.  Vegetative growth on private land shall not restrict driver and pedestrian sight lines at intersections, driveways, sidewalks, walkways, or visibility to all traffic control devices; and

d.  Any other conditions respecting health and safety as the Executive Director considers advisable.

5. Add a new Schedule A with a list of prohibited plant species as below. It is recommended that staff review the list on an ongoing basis, in consultation with experts to ensure accuracy and relevance.

Canada thistle (Cirsium arvense)

Common buckthorn; Glossy buckthorn (Rhamnus cathartica; Frangula alnus)

Common burdock (Arctium minus)

Dog-strangling vine (Cynanchum rossicum; Cynanchum louiseae)

Field bindweed (Convolvulus arvensis)

Garlic mustard (Alliaria petiolata)

Giant hogweed (Heracleum mantegazzianum)

Japanese knotweed (Reynoutria japonica var. japonica)

Phragmites (Phragmites australis subsp. australis)

Poison ivy (Toxicodendron radicans)

Purple loosestrife (Lythrum salicaria)

Ragweed (Ambrosia artemisiifolia)

Offences

6. Update the notice, failure to comply and offence provisions to enable the City to conduct inspections, issue orders for compliance, take remedial action and take any other enforcement activities consistent with the authorities in the City of Toronto Act, 2006, including:

a.  Increasing the maximum fine to $100,000;

b.  Adding a special fine in an amount equal to any economic gain obtained from non-compliance;

c.  Including offences for obstruction and failure to provide information as required; and

d.  Designating each offence as a continuing offence.

Bylaw name

7. Change the name of the City of Toronto Municipal Code, Chapter 489 to Turfgrass and Prohibited Plants, and update references to the name as necessary.

2. City Council amend Chapter 27, Council Procedures to remove natural garden exemptions from the matters delegated to community councils in § 27-18.4. Delegation to Community Councils.

3. City Council direct that the amendments to City of Toronto Municipal Code Chapter 489, Grass and Weeds, and Chapter 27, Council Procedures, described in recommendations 1 and 2 come into effect January 1, 2022.

4. City Council direct the City Solicitor to prepare the necessary bill(s) required to give effect to Council's decision and to make any necessary minor substantive or stylistic refinements as may be identified by the City Solicitor.

This report provides an overview of the current process for obtaining a natural garden exemption as outlined in Chapter 489, Grass and Weeds, and recommends bylaw amendments to modernize regulations, streamline enforcement efforts, and enhance public education to support the City of Toronto's efforts to protect pollinators and biodiversity.

The review of Chapter 489, Grass and Weeds was initiated by staff following a report from the Ombudsman in 2018 that outlined concerns with the operational processes for responding to long grass and weeds complaints and issuing natural garden exemptions. However, this work was delayed as a result of the COVID-19 pandemic. This report also responds to Action 8 of Toronto's Biodiversity Strategy, which calls on the City to review policies and bylaws, including Chapter 489, for opportunities to support biodiversity. The City received significant feedback from stakeholders and the public in fall 2020 about the bylaw, including concerns that the natural garden exemption process does not support the goals of other City of Toronto polices and strategies, including the Biodiversity Strategy, Pollinator Protector Strategy, and Toronto Ravine Strategy.

As part of this review, staff undertook a consultation process that received 455 emails from residents, interested organizations and community groups, and held a series of roundtables with subject matter experts in the fields of botany and biodiversity. Staff also conducted a jurisdictional scan of best practices, an analysis of complaints and enforcement, and worked closely with interdivisional partners responsible for the City's biodiversity and pollinator strategies.

In response to the issues identified through this review, this report recommends removing the process for natural garden exemptions and amending the bylaw to require that all properties meet maintenance requirements that focus on health and safety, such as prohibiting specific plant species, managing the height of turfgrass, and ensuring that sightlines are not obstructed.

The proposed list of prohibited plants was developed in consultation with internal partners and external stakeholders to support ecological and human health. Staff recognize that maintaining such a list must be done in a way that is responsive to change, and therefore recommend that it be reviewed on an ongoing basis, in consultation with subject matter experts to ensure accuracy and relevance.

Staff also recommend renaming the bylaw to better reflect the changes proposed in this report, modernizing enforcement provisions, and strengthening public education and communications to support the City's biodiversity efforts.

This report was written in consultation with Parks, Forestry and Recreation, Environment and Energy Division, Toronto Public Health, City Planning, City Clerk's Office, Transportation Services, and Legal Services.

There is no cost associated with the application process for a natural garden exemption, and therefore removing this process will not have any financial impact. There is currently a $200 fee applied to property owners who appeal the decision to Community Council, although there have been no appeals in recent years.

Any financial impact arising from the recommendations contained in this report are expected to be minimal and can be accommodated within the existing approved budget.

The Chief Financial Officer and Treasurer has reviewed this report and agrees with the financial implications as identified in the Financial Impact section.

The City Manager recommends that:  

1. Planning and Housing Committee receive this report for information.

This report responds to City Council's direction for the City Manager to review and report back to Planning and Housing Committee on the recommendations in the Toronto Local Appeal Body Chair's 2019 Annual Report, included as Attachment 1 to this report.

The recommendations contained in this report have no financial impact.

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

The Director of Court Services, recommends that:

1. City Council receive the 2020 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. Planning and Housing Committee receive this report for information.

The attached bulletin summarizes the results of the 2020 Toronto Employment Survey. The bulletin highlights the Survey's key findings and counts of employment and business establishments in the City of Toronto for 2020. The bulletin also reports on the type and longevity of establishments and employment activity in Downtown, the Centres, Secondary Plan areas, Provincially Significant Employment Zones, and designated Employment Areas.

In 2020, the Toronto Employment Survey recorded 1,449,910 jobs citywide, a decrease of 119,890 jobs or -7.6% from 2019, making it the largest single-year decline since the survey was initiated in 1983. All six employment categories experienced net losses in 2020. Community and Entertainment as well as Service employment declined by the highest rate, at -35.3% and -23.4% respectively. The Survey counted 73,080 business establishments in 2020, a net decrease of 3,480 establishments (-4.5%) from 2019. In 2020, 800 establishments were new to the City.

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 Building Official and Executive Director, Toronto Building recommends that:  

1. The Planning and Housing Committee receive this report for information.

Toronto Building provides a critical role in the success and prosperity of Toronto. Its core services ensure that the City's built environment is safe, healthy and accessible. The Division also plays an important role in delivering many of Toronto's city-building priorities from affordable housing to the economic recovery from COVID-19.  Over time, however, the Division has been impacted by record levels of construction activity, increasing regulatory complexity, technological change and evolving customer expectations. These challenges have impacted the Division and its customers in meeting service levels. The current organizational structure has contributed to inconsistencies in service delivery for clients and limited career development opportunities for staff, while at the same time, impacted the Division's ability to quickly respond to changing construction activity. There is a strong need for Toronto Building's operating model to be more resilient and sustainable.

To address these systemic challenges and their impacts, in late-2019, Toronto Building launched a comprehensive Program Review. The purpose of this report is to provide a summary of the results of the initiative, identify key outcomes and outline how the recommendations will be implemented. The Toronto Building Program Review presents a new operating model to support the Division's transformation to a modern, customer-focused building regulator.

For the permit applicants, this client-centric transformation means a clear, consistent and predictable experience and the timely processing of applications by the City. For the broader public, this includes a recognition that Toronto Building's clients also include those impacted by the construction process. Some key highlights of the new operating model are:

Clients will receive services tailored to their needs and project complexity, aimed at reducing the overall time to receive a permit;

For simple projects, the Division will  work directly with permit applicants to quickly move their applications through the approval process through face-to-face or virtual meetings to address any outstanding deficiencies;

Complex projects will be supported by facilitated approaches in order to efficiently move applications through the approval process;

The public and permit applicants will have access to clear technical interpretations, guidelines and bulletins to strengthen transparency, reduce guesswork, improve submission quality, and help improve the efficiency of the overall process;

The policy capacity within the Division will be expanded to proactively identify barriers with regulations and develop clear accessible options for designers and property owners to achieve compliance and support city building; and,

Toronto Building will organize its staff, services and other resources into functional units to provide its core services city-wide, rather than by community council districts.

This new service delivery model will also facilitate the important development of a customer-focused culture amongst staff and a common understanding of the Division's purpose and priorities. A number of other changes to support Toronto Building's transformation include:

New back office functions to enable and support modern regulatory approaches, policy development and enhance enterprise quality assurance, risk management, business intelligence and knowledge management;

Robust training and development tools to enhance talent attraction and retention, career development opportunities, cross-functional coordination and a shared Divisional culture;

New approaches to enhance workplace diversity, equity and inclusion and reduce service delivery barriers;

Strong industry and stakeholder partnerships to improve customer satisfaction, reduce compliance costs and enhance application quality;

Enhanced partnerships with the Province of Ontario to proactively address and support innovation and legislative changes; and,

Consideration of a modern financial model to improve financial flexibility and resilience.
 

The Program Review implementation is already underway. A dedicated Implementation Team is being assembled to drive the change and is committed to working with Toronto Building staff and stakeholders through the implementation of the new operating model. The work is also being aligned with other transformation initiatives, such as Concept to Keys and the Customer Experience Program, intending to provide a seamless customer experience across all development approval and permitting processes.

Recognizing that the Division's transformation can also assist with recovery from COVID-19, Toronto Building is moving quickly to launch pilot programs for small business and property owners that stream applications through express permit services and provide remote video inspections.

A successful transformation will require support and ongoing partnerships with other City divisions to implement change in critical areas such as new technology and a modern financial model.  It is expected that the new structure will be in place by the end of Q1 2022, followed by implementation of operational and administrative processes to support the new service delivery model.

The costs to implement the initial phase of Toronto Building's Program Review are included in the Division's approved 2021 Operating Budget. Any additional future costs that may arise during the implementation will be brought forward through the appropriate budget process.

The Chief Building Official and Executive Director, Toronto Building, recommends that:

1. City Council refuse the application to amend the Sign By-law to add an area-specific amendment to Schedule 'B' of Chapter 694, Signage Master Plans and Area-Specific Amendments, to replace the existing Sign By-law regulations concerning third party signs applicable to the premises municipally known as 1 York Street to allow for, and regulate, a single third party electronic projecting sign and two first party wall signs, as described in Attachment 1 of this report.

The Sign By-law is a harmonized, City-wide set of regulations governing signs which was adopted by City Council in 2010. The Sign By-law contains a process for any member of the public to apply to City Council to amend the Sign By-law in order to implement significant changes to the sign regulations for a specific property or area. Applications are commonly made requesting amendments to the Sign By-law to allow signs that are prohibited, to remove permissions for signs in an area, or to modify the administrative requirements of the Sign By-law. The Chief Building Official (CBO) brings applications to amend the Sign By-law together on an annual basis for City Council consideration, so that City Council can more easily assess the overall and cumulative impact of these applications on the city's built environment, and the Sign By-law itself.

This report responds to an application for an amendment to the Sign By-law to replace the existing regulations for third party signs for 1 York Street, with regulations which would allow for one third party electronic projecting sign with two sign faces, directed to the east and southwest and facing the F.G. Gardiner Expressway (the Proposed Electronic Sign) and two first party wall signs directed north displaying static copy (the Proposed Wall Signs, and collectively the Proposed Signs). The property at 1 York Street is located in a Commercial Residential (CR) Sign District, which does not permit third party electronic projecting signs.

Menkes Developments Inc. (the "Applicant") also seeks to establish regulations which would modify the permitting regulations for third party signs at 1 York Street to allow for the Proposed Electronic Sign to be issued a sign permit which would have a ten-year duration, double the permit length for other third party signs set out in the Sign By-law. 

In addition to the expanded permit timeframe, the proposed amendment would allow for the Proposed Electronic Sign to be located approximately five metres from the F.G. Gardiner Expressway, contrary to an area-specific restriction set out in the Sign By-law which does not permit third party signs within 400 metres of the F.G. Gardiner Expressway.

Toronto Building, in consultation with City Planning and Transportation Services, reviewed the application, and does not support the proposal as it is not consistent with the traffic safety requirements or objectives of the Sign By-law. For the reasons set out in this report, the CBO does not support amending the Sign By-Law for 1 York Street.

There are no current or known future year financial impacts arising from the recommendations contained in this report.

The Chief Building Official and Executive Director, Toronto Building, recommends that:

1. City Council refuse the application to amend the Sign By-law to add a further area-specific amendment to Schedule 'B' of Chapter 694, Signage Master Plans and Area-Specific Amendments, to modify the existing Sign By-law regulations concerning third party signs applicable to the premises municipally known as 2 Strachan Avenue with regulations to allow for, and regulate, two third party electronic ground signs, within specific portions of these premises, as described in Attachment 1 of this report.

The Sign By-law is a harmonized, City-wide set of regulations governing signs which was adopted by City Council in 2010. The Sign By-law contains a process for any member of the public to apply to City Council to amend the Sign By-law in order to implement significant changes to the sign regulations for a specific property or area. Applications are commonly made requesting amendments to the Sign By-law to allow signs that are prohibited, to remove permissions for signs in an area, or to modify the administrative requirements of the Sign By-law. The Chief Building Official (CBO) brings applications to amend the Sign By-law together on an annual basis for City Council consideration, so that City Council can more easily assess the overall and cumulative impact of these applications on the city's built environment, and the Sign By-law itself.

This report is in response to an application for an amendment to the Sign By-law to amend the regulations concerning third party signs for the lands municipally known as 2 Strachan Avenue (commonly known as Exhibition Place). Branded Cities', (the "Applicant") application requests that City Council amend the Sign By-law to remove the requirements for Heritage and Toronto Region Conservation Authority approvals related to the replacement of two existing third party ground signs displaying static and electronic readograph copy (the Existing Signs), with two third party electronic ground signs displaying static and electronic static copy (the Proposed Signs). The Existing Signs arose from a 15-year 'Wayfinding Signage Agreement' between the sign owner and Exhibition Place approved by City Council in 2005.

The Proposed Signs would be in the same location as the Existing Signs, along the southern and western portions of 2 Strachan Avenue, and would have the same height, and a slightly reduced sign face area as the Existing Signs.

The property at 2 Strachan has multiple Sign District Designations, with the southern and western portions being designated as an Open Space (OS) Sign District, and the northern portion being designated as part of the Gardiner Gateway Special Sign District (GG-SSD). The Proposed Signs will be located in the southern and western portions of the property in the OS Sign District. (See Figure 3). In 2014, City Council enacted regulations to establish that third party signs were no longer permitted in the portions of 2 Strachan Avenue where the Proposed Signs would be located.

Toronto Building, in consultation with Transportation Services and City Planning, conducted a thorough review of the application, and does not feel that the Applicant's rationale is consistent with the objectives of the Sign By-Law, relevant traffic safety concerns, or the Exhibition Place Master Plan Phase 1 Proposals. For the reasons set out in this report, the CBO does not support amending the Sign By-Law for 2 Strachan Avenue.

There are no current or known future year financial impacts arising from the recommendations contained in this report.

The Chief Building Official and Executive Director, Toronto Building, recommends that:

1. City Council refuse the application to amend the Sign By-law to add an area-specific amendment to Schedule 'B' of Chapter 694, Signage Master Plans and Area-Specific Amendments, to establish regulations applicable to the premises municipally known as 270 Evans Avenue to require the removal of the existing third party sign and to allow for, and regulate, in addition to the signage otherwise permitted by the Sign By-law, a third party electronic ground sign, as described in Attachment 1 of this report.

The Sign By-law is a harmonized, City-wide set of regulations governing signs which was adopted in 2010. The Sign By-law contains a process for any member of the public to apply to City Council to amend the Sign By-law in order to implement significant changes to the sign regulations for a specific property or area. Applications are commonly made requesting amendments to the Sign By-law to allow signs that are prohibited, to remove permissions for signs in an area, or to modify the administrative requirements of the Sign By-law. The Chief Building Official (CBO) brings applications to amend the Sign By-law together on an annual basis for City Council consideration, so that that City Council can more easily assess the overall and cumulative impact of these applications on the city's built environment, and the Sign By-law itself.

This report responds to an application for an amendment to the Sign By-law to replace the existing regulations concerning 270 Evans Avenue with regulations which would allow the property to display a third party electronic ground sign (the Proposed Sign), which is in contravention of numerous provisions of the Sign By-law and require the removal of an existing third party sign displaying static copy (the Existing Sign).

Specifically, Branded Cities (the "Applicant") seeks City Council to establish regulations which would modify the permitting regulations for third party signs at 270 Evans Avenue and allow for the Proposed Sign to be issued a sign permit which would have a ten-year duration, double the permit length for other third party signs set out in the Sign By-law. 

In addition to the expanded permit timeframe, the proposed amendment would allow for, and regulate, a third party electronic sign which would be closer to other third party electronic signs than otherwise permitted, as well as being more than three times larger and almost three metres higher than what is typically permitted by the Sign By-Law. The amendment would also allow the Proposed Sign to be located approximately 33 metres from the F.G. Gardiner Expressway, contrary to an area-specific restriction set out in the Sign By-law which does not permit third party signs within 400 metres of the F.G. Gardiner Expressway.

Currently, 270 Evans Avenue contains a third party ground sign displaying static sign copy with a sign face area of approximately 111.5 square metres and a height of 17.2 metres (the "Existing Sign"). The Existing Sign was granted variances by Etobicoke York Community Council under the predecessor Sign By-law (Etobicoke Municipal Code Chapter 215) in 2008.

Toronto Building, in consultation with Transportation Services, conducted a thorough review of the application, and has concluded that the Applicant's rationale is not consistent with the traffic safety requirements or objectives of the Sign By-Law.  For the reasons set out in this report, the CBO does not support amending the Sign By-Law for 270 Evans Avenue.

The recommendations in this report have no financial impact.

The Chief Building Official and Executive Director, Toronto Building, recommends that:

1. City Council amend the Sign By-law to amend Section 4. F of Schedule 'C' Additional Special Sign District Regulations, to Chapter 694, Signs, General, to delete the existing Sign By-law regulations concerning third party signs applicable to the premises municipally known as 306 Yonge Street and replace the regulations with new regulations that would allow for, and regulate, a third party electronic roof sign containing two sign faces as further described in Attachment 1 of this report.

The Sign By-law is a harmonized, City-wide set of regulations governing signs which was adopted by City Council in 2010. The Sign By-law contains a process for any member of the public to apply to City Council to amend the Sign By-law in order to implement significant changes to the sign regulations for a specific property or area. Applications are commonly made requesting amendments to the Sign By-law to allow signs that are prohibited, to remove permissions for signs in an area, or to modify the administrative requirements of the Sign By-law. The Chief Building Official (CBO) brings applications to amend the Sign By-law together on an annual basis for City Council consideration, so that City Council can more easily assess the overall and cumulative impact of these applications on the city's built environment, and the Sign By-law itself.

This report is in response to an application for an amendment to the Sign By-law to amend the regulations concerning third party signs for the lands municipally known as 2 Strachan Avenue (commonly known as Exhibition Place). Branded Cities', (the "Applicant") application requests that City Council amend the Sign By-law to remove the requirements for Heritage and Toronto Region Conservation Authority approvals related to the replacement of two existing third party ground signs displaying static and electronic readograph copy (the Existing Signs), with two third party electronic ground signs displaying static and electronic static copy (the Proposed Signs). The Existing Signs arose from a 15-year 'Wayfinding Signage Agreement' between the sign owner and Exhibition Place approved by City Council in 2005.

The Proposed Signs would be in the same location as the Existing Signs, along the southern and western portions of 2 Strachan Avenue, and would have the same height, and a slightly reduced sign face area as the Existing Signs.

The property at 2 Strachan has multiple Sign District Designations, with the southern and western portions being designated as an Open Space (OS) Sign District, and the northern portion being designated as part of the Gardiner Gateway Special Sign District (GG-SSD). The Proposed Signs will be located in the southern and western portions of the property in the OS Sign District. (See Figure 3). In 2014, City Council enacted regulations to establish that third party signs were no longer permitted in the portions of 2 Strachan Avenue where the Proposed Signs would be located.

Toronto Building, in consultation with Transportation Services and City Planning, conducted a thorough review of the application, and does not feel that the Applicant's rationale is consistent with the objectives of the Sign By-Law, relevant traffic safety concerns, or the Exhibition Place Master Plan Phase 1 Proposals. For the reasons set out in this report, the CBO does not support amending the Sign By-Law for 2 Strachan Avenue.

There are no current or known future year financial impacts arising from the recommendations contained in this report.

Councillor Paula Fletcher and Councillor Mike Layton recommend that the Planning and Housing Committee:

1. Request the Executive Director, Housing Secretariat, to work with the City Solicitor to review the City of New Westminster's renovictions policy and to include that analysis in a report to the June 14th meeting of the Subcommittee on the Protection of Affordable Rental Housing on improving the City's policies and programs to prevent renovictions. 

In 2019, the Planning and Housing Committee approved the creation of a Subcommittee on the Protection of Affordable Rental Housing to, amongst other things, address the problems "renovictions" posed for many Toronto tenants.  

"Renovictions" are when false or misleading information about renovations is used to evict tenants. The Landlord and Tenant Board document for notifying tenants about renovations is an N13 – "Notice to End your Tenancy Because the Landlord Wants to Demolish, Repair or Convert the Rental Unit." Quite often the work that actually occurs does not require a tenant to permanently vacate the unit.

The City of New Westminster adopted a bylaw in 2019 to deal with renovictions. By all accounts, the bylaw has been very successful. New Westminster recently won a court challenge to that bylaw. The British Columbia Court of Appeals ruled in April 2021 that New Westminster was within its rights to implement the bylaw.

In its work with City staff, tenant and anti-poverty advocacy groups, legal aid clinics, tenants associations and tenants, the Subcommittee on the Protection of Affordable Rental Housing has learned "renovictions" continue to be a serious threat to the supply of affordable housing in Toronto. 

To address this problem, the measures adopted in New Westminster should be reviewed to determine how they might be adapted to help deal with the situation in Toronto.

Councillor Joe Cressy recommends that:

1. City Council request the Executive Director, Housing Secretariat, and the Executive Director, Corporate Real Estate Management, to work with CreateTO and the Alexandra Park Housing Co-operative to explore opportunities to renew existing Co-op facilities, enhance accessibility, and create new affordable seniors housing by leveraging the Alexandra Park Co-operative lands or other City-owned lands in the vicinity.

The Alexandra Park Co-operative is located at Carr Street between Denison Avenue and Eden Place. The Co-op is spread over two small city blocks with a total of 104 units ranging in size from 1 to 5 bedrooms. Built in 1973, this was the first co-op to be constructed in Ontario and is under a long-term land lease with the City of Toronto, expiring in 2024. The Co-op provides a significant amount of affordable housing for a diverse population, adjacent to downtown and many municipal services.

The Co-op has expressed concerns with the ability to age safely and well in place due to a number of accessibility issues such as entrance and interior buildings steps and staircases, lack of space for on-site supports, and poor ventilation and air circulations in the buildings. Given the age of the facility, the Co-op is also in need of significant re-investment.

The Co-op has a desire to repair their buildings, improve accessibility, and support aging in place for the existing residents. They have also been in conversations with the City, other stakeholders, and orders of government with an interest in creating additional affordable seniors housing.

I am requesting that City staff explore opportunities to support the Alexandra Park Co-operative to address their need for building repairs and enhanced accessibility, as well as looking at the possibility of creating additional new affordable housing units on site or leveraging City-owned land in the vicinity.