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“Toronto residents across a range of incomes are facing an unaffordable housing market decades in the making, with over 10,000 residents experiencing homelessness, over 100,000 households waiting for a rent-geared-to-income (RGI) home, and low- and middle-income households struggling to afford their homes amidst the rising cost of living in the city.”

This report discusses the “Homelessness Services Capital Infrastructure Strategy (HSCIS)”, which supports the development of “six municipal shelters, containing approximately 420 new shelter beds.” This strategy also proposes the addition of “1,600 new long-term and permanent shelters spaces in the base shelter system” and creating shelters that are “purpose-built,” that are created to provide solutions to many components of the difficulties experienced with shelter systems including “increasing permanency across the shelter system, and a gradual transition out of temporary shelter hotels,” and reducing long-term costs.

The Willowdale home will soon be the home of Toronto's first city-run Indigenous shelter for women and children. The creation of this shelter is an important step towards reconciliation. In order to make sure Indigenous voices are at the center of planning, the recommendations were created by working closely with the Native Women's Resource Center of Toronto.

“Toronto's housing affordability crisis is impacting residents across the housing continuum, from low-income, marginalized residents in need of a deeply affordable, rent-geared-to-income home to middle income earners, key workers, and families trying to afford to live in the city. Toronto’s housing crisis and lack of sufficient rental housing has been decades in the making and requires concerted tri-government action to correct. Despite a rise in the purpose-built rental vacancy rate in 2024 to 2.3%, Toronto’s rental housing market remains unaffordable to many. New tenants looking for a rental home continue to face high asking rents, increasing 15% from 2023 to 2024. In 2024, asking rent for a vacant two-bedroom unit was $2,744 a month, putting this home out of reach for the median two-person renter households earning approximately $87,900. In Toronto, about 48% of households (557,970 households) are renters with 40% of them living in unaffordable housing.”

“Toronto is increasingly experiencing the effects of climate change, including more frequent, prolonged and extreme heat events. Excessive indoor temperatures are a significant concern for many, including residents in multi-unit residential buildings without air conditioning, with the potential for a significant impact on seniors and individuals with health conditions (e.g. chronic heat and lung conditions, asthma, cancer).”

Academic institutions play an important role in climate research and it is crucial for students from around the world to be part the academic research environment in Toronto. International students also help bring a global perspective and new solutions to addressing the climate crisis. For context, “Toronto’s post-secondary institutions are leading contributors to the City’s economy and important sources of job creation, skills training, and research and innovation, [including research on climate]...In Toronto, it is estimated that over 350,000 students are enrolled in public academic institutions. In recent years, an increasing number of post-secondary students have been struggling to meet their basic needs for housing, food, and other life necessities…As a result, more post-secondary students are relying on food banks and homelessness services; they are more likely to experience precarious housing situations and live in over-crowded homes; and are increasingly more vulnerable to housing scams and fraud.” In addition, one of the guiding principles of Academic Housing Strategy released is to that “Housing should be sustainable, financially, environmentally, and socially”.

“In Fall 2024, City Council advanced the new Purpose-Built Rental Housing Incentives program, an important new initiative to unlock new rental supply and affordable rental housing. This program provides eligible projects with relief on property taxes and development charges to bring down the cost of building, and help new rental and affordable units break ground at a time when many are stalled due to economic conditions.”

Ensuring that all types of housing along the housing spectrum are available, especially affordable and supportive housing, is crucial as the impacts of the climate crisis worsen. People experiencing homelessness are at a higher risk of getting heat stroke in the summer and worsening air quality from forest fires coming in from the north. These climate events can negatively impact the physical and mental health impacts of Torontonians, particularly people experiencing homelessness. For this reason, we need affordable and supportive housing now. In recent years “the City of Toronto has taken an increased role in the creation of new supportive and rent-geared-to-income (RGI) homes for people experiencing or at risk of homelessness, particularly since the adoption of the HousingTO 2020-2030 Action Plan (HousingTO Plan) and as a response to the COVID-19 pandemic. Despite increased action and investments, Toronto’s housing and homelessness crises have worsened. Deeply affordable rental housing is at risk of being lost, and difficult and volatile economic conditions have made the construction of new housing, particularly RGI, supportive, rental homes, more challenging. The shortage of supportive homes, inadequacy of social assistance rates, and need for greater mental health and social supports is illustrated most starkly by the rising number of encampments in Toronto.”

“Toronto is facing two housing crises – one where there is a lack of deeply affordable and supportive homes for low-income, marginalized, and vulnerable residents, as well as those experiencing homelessness; and a more recent one in which rising rents have made it increasingly unaffordable for middle income earners, key workers and professionals to live in the city…An adequate supply of purpose-built rental homes is central to a well-functioning housing system that can meet the housing needs of current and future residents.”

“The 777 Victoria Park site will include a range of rental homes, retail and community space at grade and a new purpose-built childcare facility. Importantly the land will remain in public ownership in perpetuity…[This includes] 256 new affordable rental homes (rents at average of 80% City of Toronto’s average market rent) [and] 449 new rent-controlled market homes (with annual rent increases limited at Provincial guideline+2%).” Toronto needs more affordable housing as the impacts of the climate crisis worsen.

10,795 individuals in Toronto are actively experiencing homelessness at the end of May, 2024. As the effects of extreme heat and the elements exacerbate risks for unhoused communities, Toronto has considered it imperative to supply more affordable housing amidst its housing crisis. In particular, the Housing Secretariat emphasizes the importance of addressing not just housing overall, but particular plans to create housing for low-income and vulnerable communities.

“Demand for shelter services has increased significantly over the past few years and is projected to continue throughout 2024 [...] Many people remain unable to access shelter beds each night. In 2023, there were, on average, 202 callers per day not matched to a shelter space. Data show these averages have almost doubled since 2022; this figure continues to trend upward.” Worsening effects of climate change have already manifested themselves in Toronto through extreme weather events including heat waves and extreme cold, leaving unhoused people particularly vulnerable. 

As extreme weather becomes increasingly common, maintaining adequate and affordable housing is crucial to guarantee people's health and safety. “[T]here are currently over 200 Community Housing Providers in Toronto that operate over 40,000 subsidized Rent-Geared-To-Income (RGI) and affordable homes. About 75% of this stock was built prior to 1987 utilizing federal and provincial funding programs. Action from all orders of government is urgently needed to preserve and modernize these aging homes.”

Multi-tenant housing, also known as rooming housing, is an essential part of the city as it provides housing for students, seniors, and people leaving homelessness. The City of Toronto wants to protect these homes and improve the living conditions of its tenants. Currently, many of these multi-tenant housing buildings need upgrades and repairs to meet building, fire, and zoning rules. Without assistance, these buildings are at risk of shutting down. The city will set aside $2 million to help fund the Multi-Tenant Houses Renovation Program, where building owners who accept these funds must keep rent affordable and continue to operate as licensed rooming houses for at least 15 years.

“[T]he need for emergency shelter is significantly greater than the current capacity of the system. This is due to insufficient affordable housing supply, increased costs of living, inadequate wage and income supports, and an increase in the number of refugee claimants arriving in Toronto.” Worsening effects of climate change have already manifested themselves in Toronto through extreme weather events including heat waves and extreme cold, leaving unhoused people particularly vulnerable. “Nearly half (48%) of the shelter system spaces are held on sites with agreements and leases that end by December 2024. [...] Most of these contractual agreements are expiring, and the cost of leasing temporary sites has risen significantly due to inflation and other factors [...] The City developed the 2024-2029 Homelessness Services Capital Infrastructure Strategy (HSCIS) to proactively inform capital spending decisions to promote recovery and stability in the City's shelter system.”

The city of Toronto is in desperate need of expanding shelter services for refugees. Shelter systems in Toronto, including the designated system for refugees, are at capacity and “over 300 people are turned away” every night which includes “upwards of 100 refugees and refugee claimants are waiting and sleeping outside the Streets to Homes Assessment and Referral Centre.” In collaboration with funding from both provincial and federal governments, Mayor Olivia Chow, Deputy Mayor McKelvie, and other staff have worked to develop a “long-term, sustainable plan to make sure people have dignified shelter and housing.” The city vows to continue investing in the “Canada-Ontario Housing Benefit” to “open up more spaces in the shelter system as more people are securely housed.” This also involves a match by the provincial government to support the creation of “approximately 1,350 households.” Current costs “to shelter and support the existing 3,100 refugees in the shelter system” are around $157 million, so the city is still requesting additional funding from the federal government and for assistance with the creation of “a refugee reception area” 

The challenges of housing affordability and supply in the City of Toronto continue to be apriority for the City and every effort is being undertaken through partnerships, collaborationand activation of sites across the City for the purpose of affordable and supportive housing. Itis critical that housing on all potential sites across the City be foremost in terms of developmentof any kind. In this context, it is both prudent and required that any potential developmentbeing considered on any site across the City include consideration for potential affordablehousing opportunities and this requirement should be included in the planning process in so faras explanations should be a constituent part of applications for development when housing isnot included.

Life Lease Housing is not ownership housing, but rather it is the right to occupy a residentialunit for a pre-determined amount of time, often a lifetime as the name suggests. 

In recent years, there has been an increase in the number of life lease communities. Many aremarketed towards seniors as an alternative form of housing, often at a lower price, compared tobuying a comparable condominium unit. 

This Motion asks City staff to explore the existing regulatory framework for Life LeaseHousing with an aim to ensure purchaser protection. Life lease pre construction projects do nothave to follow all of the same rules as pre construction condominium units, and are not coveredunder the Tarion Home Warranty program. The Motion also asks staff to address whether thereare opportunities to support this type of housing as part of a full range of housing options

This report recommends establishing a planning framework to permit garden suites on lands within the City of Toronto that are designated as Neighbourhoods by amending both the Official Plan and City-wide Zoning By-law. 

A “garden suite” is an additional self-contained living accommodation, usually located in the rear yard, but not on a public lane, and is separate or detached from the main house. Garden suites are generally smaller than the main house on the lot and are intended to function as rental housing as well as accommodation for a variety of types of households. The Garden Suites Study is part of the Expanding Housing Options in Neighbourhoods (EHON) work program. 

The proposed garden suite regulations detailed in this report respond to amendments to the Planning Act made in 2011 and 2019, which require that a City's Official Plan contain policies that authorize the use of additional residential units in detached, semi-detached and rowhouses, and in a building or structure ancillary to those residential building types on the same lot. 

Garden suites are a new form of rental housing, multi-generational housing, and an option for aging in-place, for current and future residents of Toronto. The proposed Official Plan and Zoning By-law amendments represent part of an appropriate, sensitive, and gradual evolution of Neighbourhoods. The proposed amendments are rooted in the fundamental principles to create complete communities and provide a full range of housing in terms of form, tenure, and affordability for residents across the city, in a form that makes efficient use of land. The proposed amendments acknowledge the Official Plan's objective that physical change to Neighbourhoods will be gradual, and that new development be consistent with the scale of buildings that already exist across the city's Neighbourhoods. 

The Housing Now Initiative was approved by City Council in January 2019 to activate City-owned lands to stimulate the development of affordable rental housing within transit-oriented, mixed-income, mixed-use, complete communities. This signature program is a key component of the City's HousingTO 2020-2030 Action Plan and is central to enabling the City to meet its target of approving 40,000 new affordable rental homes, including 18,000 supportive homes, by 2030. Of the overall 40,000 new affordable rental homes, the City has committed to delivering 10,000 using its own land and financial incentives. 

In 2019, as part of phase one of the Housing Now Initiative, 11 properties were approved by City Council to create an estimated 10,000 new homes, including 3,700 affordable rental homes ("Phase One"). In May, 2020, City Council approved six additional sites to be added to the initiative as part of phase two, with the potential to create up to 1,700 additional homes, including up to 620 affordable rental homes ("Phase Two"). 

The total 17 sites across Phases One and Two are currently in various stages of development. Seven sites have progressed through the re-zoning process, three of which have development partners selected with construction estimated to begin by early-to-mid-2022. Additionally, through the planning approval process, the original residential unit targets were exceeded and the program is now on track to create an estimated 13,479 new homes, including 3,037 ownership homes and 10,142 purpose-built rental homes, of which 5,005 will be affordable. The new affordable rental homes to be created under this program will provide much-needed affordable housing options to address a wide range of housing needs and incomes. 

This report provides an update on the results of the 2021 Street Needs Assessment (SNA), and seeks Council approval of the attached Homelessness Solutions Service Plan for Shelter, Support and Housing Administration (SSHA). 

The SNA, conducted in April 2021 for the fifth time in Toronto, is a needs assessment survey and point-in-time count of people experiencing homelessness in Toronto led by SSHA, in collaboration with community partners in the homelessness sector. The 2021 results provide critical data needed to understand the impact of the pandemic on homelessness, and to understand broader service needs of people experiencing homelessness in Toronto. The SNA also gives people experiencing homelessness a voice in what services would help them get housing and the supports they need to end their homelessness. 

Based on the results of the SNA, as well as extensive engagement and feedback with frontline staff, service providers, sector partners and people with lived experience of homelessness, the Homelessness Solutions Service Plan identifies the implementation priorities to guide SSHA and our partners in the homelessness service system in Toronto over the next three years. The plan supports our ongoing efforts to build and strengthen a responsive homelessness service delivery system which uses an integrated and person-centred approach to address homelessness. 

The purpose of this report is to provide a summary of the community engagement undertaken, changes made to the proposal since originally submitted, and present the recommended plan and zoning relief sought for the modular housing proposal at 74, 82, 130, 150, 160, and 162 Dunn Avenue, 1-17 Close Avenue, and 74 and 78 Springhurst Avenue ("150 Dunn Avenue") in Parkdale-High Park (Ward 4). This proposal is advancing under the Rapid Housing Initiative (RHI) and will create approximately 51 supportive homes for people experiencing homelessness in partnership with the University Health Network (UHN) Gattuso Centre for Social Medicine and the United Way of Greater Toronto (UWGT). 

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 1,000 modular homes, by 2030. To date, 100 modular homes were completed through Phase One at 11 Macey Avenue (Ward 20 - Scarborough Southwest) and 321 Dovercourt Road (formerly 150 Harrison Street) (Ward 9 - Davenport). Additional modular supportive housing proposals are underway that are targeted for completion by the end of 2021 and Spring of 2022. 

The 150 Dunn 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 spring of 2022. 

The Rapid Housing Initiative (RHI) is a federal capital funding program which aims to create new affordable rental housing within a 12-month timeframe for vulnerable and marginalized people experiencing or at risk of homelessness. The second phase of RHI was announced by the Government of Canada on June 30, 2021 and will deliver $1.5 billion in grant funding nationally to support the construction of more than 4,700 units across Canada. This funding will be delivered through the Canada Mortgage and Housing Corporation (CMHC), and will support the creation of new permanent affordable housing units through funding the construction of new rental housing, as well as the acquisition of land, and the conversion/rehabilitation of existing buildings to affordable housing. This builds on the $1 billion invested nationally in late 2020 for the first phase of the RHI which allocated $203 million under the Major Cities stream to Toronto and will create an estimated 540 new affordable rental homes. 

On July 29, 2021, the Government of Canada announced Toronto's allocation for Phase Two of approximately $132 million under the 'Cities' stream with a requirement to create a minimum of 233 new units of affordable rental housing. In addition to this guaranteed allocation, working with Indigenous and non-profit housing providers, the City has updated and resubmitted Phase One unfunded projects for consideration under the Phase Two 'Projects' steam, representing a total of almost 1,000 potential new units of affordable housing. Submissions under the 'Projects' stream compete nationally and final decisions on successful bids are expected in late October, 2021. 

At its meeting of June 8 and 9, 2021 City Council adopted report PH23.5 – Modular Housing Initiative – Phase Two – 7 Glamorgan. The report presented a modular housing proposal for this site, summarized the proposed community engagement process and recommended that City Council endorse, in principle, a request to the Minister of Municipal Affairs and Housing to make a Minister's Zoning Order to provide necessary zoning relief to permit the developments.

City Council also requested the Chief Planner and Executive Director, City Planning to report to the July 14 and 15, 2021 meeting on the final recommended proposal and the relief to the Zoning By-law required to permit the proposed development. This report responds to that request

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. To date, 100 modular homes are completed through Phase One at 11 Macey Avenue (Ward 20 - Scarborough Southwest) and 321 Dovercourt Road (formerly 150 Harrison Street) (Ward 9 - Davenport). Additional modular supportive housing proposals are underway that are targeted for completion by Spring of 2022. 

The 150 Dunn Avenue site is owned by the University Health Network and is currently developed with a 4 storey rehabilitation establishment known as the Bickle Centre, a 4 storey long term care facility, and a series of detached houses. The site is also subject to an application for a 6 storey extension to the existing Lakeside Long-term Care Centre (application number 19 112609 STE 04 OZ). 

A portion of the site fronting onto Dunn Avenue has been identified as suitable for construction of modular housing to create new affordable rental housing (see Attachment 1). 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. 

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. 

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.

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 & 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. 

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

This document discusses the recommendation of recruiting individuals "for the Board of Directors for the seniors housing corporation." This “corporation will operate affordable rental and social housing for approximately 14,000 low and moderate-income senior households in 83 senior-designated buildings. These housing units are currently operated by the Seniors Housing Unit of Toronto Community Housing Corporation.” 

As a part of an initiative by the Government of Canada to “create new affordable rental housing in response to the urgent housing needs of vulnerable and marginalized individuals” including modular housing, the contribution made by the city of Toronto to the “The Rapid Housing Initiative (RHI)” must “create a minimum of 417 units of new
permanent affordable housing” which will be accomplished through $203,265,729 in funding from the “Canada Mortgage and Housing Corporation (CMHC).”
 

To support reducing difficulties regarding homelessness and housing, “the HousingTO 2020-2030 Action Plan” was adopted with a plan to “to help over 340,000 households through the approval of over 40,000 new affordable rental homes, including 18,000 supportive housing units over the next 10 years” and “increase housing stability for Toronto residents.” This policy also involves generating a “a six-month action plan to address the urgent issue of homelessness in the City” completed through the formation of two working groups of staff: Intergovernmental (in collaboration with provincial and federal governments) and Inter-divisional (collaborating with additional stakeholders). The Action Plan also involves assisting to “support a 24-month plan for the delivery of 3,000 affordable and supportive homes as part of recovery planning.”

Based on a 2019 motion “Expanding Housing Options in Toronto - Tackling the Missing Middle and the Yellowbelt,” City Planning was directed by City Council “to report on options and a timeline to increase housing options and planning permissions in areas of Toronto designated as Neighbourhoods.” “The term “missing middle” refers to housing types ranging from duplexes to low-rise walk-up apartments, all of which can be found in many parts of Toronto today, but which are also limited in where they can be newly built.”

This Bill was established by the provincial government in March 2020 which amends various Acts (e.g., Residential Tenancies Act, 2006, Building Code Act, 1992, etc.). This document discusses the connection between this policy and “the HousingTO 2020-2030 Action Plan” and how housing is a human right. The proposed alterations made to this policy have been acknowledged by the city to “have the potential to impact peoples' access to adequate, safe, secure and affordable housing and as such the recommendations in the City's submission reflect the need to balance affordability and tenant access to the justice system.” In addition, “Bill 184 introduces amendments that would see tenants receive increased compensation for illegitimate activity or for no-fault evictions.”

The “Housing Now Initiative” involves the approval of affordable housing developments “to increase the supply of permanent affordable housing for low-and moderate income residents” which will support targets made in “the HousingTO 2020-2030 Action Plan.” Around “10,750 new residential units with approximately 7,800 being purpose-built rental housing, including almost 3,900 affordable rental units” will be built as a part of “Phase One” of this initiative. “Phase Two Sites” includes about “1,455 and 1,710 new residential units to the program, including approximately 1,060 to 1,240 purpose-built rental units with approximately 530 to 620 being affordable rental units.” 

As a response to the COVID-19 pandemic contributing to higher levels of homelessness and other housing issues that occurred even before the pandemic, city council urged the creation of a report to “increase the supply of affordable housing” which includes recommending “Council approve the purchase and installation of 110 modular units to be used as supportive housing for homeless individuals within the City's shelter system by September 2020 and another 140 units in 2021.” In order to fund building these homes, “$28.75 million in City funding and about $12.76 million in Open Door program incentives” has been requested for approval.

“Toronto Community Housing Corporation undertakes revitalization projects in communities across Toronto. Revitalization projects aim to address issues relating to long-term maintenance costs associated with aging housing stock, generate funding to renovate and replace social housing stock, and provide opportunities for community development and investment through improved design, additional facilities and services, and community economic development initiatives.” The Service Manager (i.e., sole shareholder of the corporation involved) sees an opportunity for the creation of a “transparent framework for approvals and consents to better align revitalization projects with the objectives of the upcoming Toronto Housing Strategy 2020 – 2030.”