innsertnamehere
Superstar
It would be tweaked at a minimum to match the legislative maximums for IZ implemented in the Planning Act which were well below the City's standards set out in most of the PMTSA OPAs.
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- Thread starter Northern Light
- Start date
HousingNowTO
Senior Member
Correction on some of those site-counts.All 120 PMSTAs approved.
Inclusionary zoning remains.
Ontario Newsroom
news.ontario.ca
From the above:
View attachment 673701
View attachment 673704
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Waiting on a backgrounder to see if the proving tweaked anything.
Decision summary
A decision was made on August 15th, 2025, to modify and approve (in part), the City of Toronto Official Plan Amendment 570, as adopted by By-law 889-2022.
A decision has been withheld on part of the amendment.
The approved Official Plan Amendment 570 establishes forty-nine (49) protected major transit station areas.
A decision was withheld by the Minister on the following protected major transit station areas:
1.) East Harbour
2.) Gerrard-Carlaw
3.) Scarborough Centre
4.) Yonge-Steeles
5.) Guildwood
6.) Long Branch
7.) Scarborough GO
8.) Exhibition
Source LINK - https://ero.ontario.ca/notice/019-5937
Northern Light
Superstar
ProjectEnd
Superstar
While in theory I like the idea of things like IZ, in the most bloodbath development environment we've seen in decades, this is going to kill viability on so many things going forward.
BTW, OPA 540 has the juice if you're looking for technical info: https://ero.ontario.ca/notice/019-5936
BTW, OPA 540 has the juice if you're looking for technical info: https://ero.ontario.ca/notice/019-5936
innsertnamehere
Superstar
IZ is bad policy, IMO. Better off having direct funding from the government to build affordable housing at scale more similar to the CHMC programs currently in place. More units can be delivered more affordably that way without burdening market homebuyers. The more equitable and fair way of doing it would be to create a city-initiated fund for developers to apply for affordable housing funding through which is based on a property tax levy.. but hey, that's, just, like, my opinion man..
The IZ framework the province has in place is that the units are held as affordable for "only" 25 years and only up to 5% of units maximum, IIRC - so it's been greatly watered down from the City's original policy. Still a significant financial hit, but it's a lot smaller than it would have been.
The IZ framework the province has in place is that the units are held as affordable for "only" 25 years and only up to 5% of units maximum, IIRC - so it's been greatly watered down from the City's original policy. Still a significant financial hit, but it's a lot smaller than it would have been.
Northern Light
Superstar
From the Registry:
Link to Decision:
Link to Decision:
Northern Light
Superstar
I spoke of Dave Brown, owner of Fearless Meats in the Upper Beach area and his plans for affordable housing on his properties.
The Star has a fabulous article on this and I highly commend it to everyone
www.thestar.com
Just a couple of tidbits from the above:
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* for clarity there is no housing currently present, but there is an approved funding enveloped for 50 units.
For the rest, follow the link.
The Star has a fabulous article on this and I highly commend it to everyone
This restaurant owner says he’s tired of waiting — he’s spending millions to help Toronto’s homeless
'It's a legacy project for me': Fearless Meat owner David Brown wants to build a 100-unit affordable housing complex over his restaurant to help end homelessness.
www.thestar.com
Just a couple of tidbits from the above:
***
* for clarity there is no housing currently present, but there is an approved funding enveloped for 50 units.
For the rest, follow the link.
HousingNowTO
Senior Member
Talked to TORONTO TODAY about the impacts of the recent PMTSA sign-offs by the Province on new Affordable Housing delivery...
Mark Richardson, founder of HousingNowTO, an affordable housing advocacy organization, has reservations about the policy.
“Inclusionary zoning is like religious tithing,” he said. “It only works when everyone is in a very strong economy.”
Because the condo market is underwater and the new policy doesn’t yet apply to purpose-built rentals — where developers are increasingly putting their resources — it’s unlikely to yield more affordable units in the short term, Richardson said.
ARTICLE - https://www.torontotoday.ca/local/c...ransform-housing-near-transit-beyond-11098066
Mark Richardson, founder of HousingNowTO, an affordable housing advocacy organization, has reservations about the policy.
“Inclusionary zoning is like religious tithing,” he said. “It only works when everyone is in a very strong economy.”
Because the condo market is underwater and the new policy doesn’t yet apply to purpose-built rentals — where developers are increasingly putting their resources — it’s unlikely to yield more affordable units in the short term, Richardson said.
ARTICLE - https://www.torontotoday.ca/local/c...ransform-housing-near-transit-beyond-11098066
GameOnBrad
Active Member
Announcements for Today:
"As Build Canada Homes begins to develop public land sites under Canada Lands Company’s portfolio, it will prioritize innovative, factory-built housing. To begin, Build Canada Homes will prioritize six sites to build 4,000 factory-built homes on federal land – with additional capacity of up to 45,000 units across the portfolio. In these projects, it will deploy a “direct-build” approach, overseeing and leading construction projects focused on affordable mixed-income communities. This first tranche of sites will be in Dartmouth, Longueuil, Ottawa, Toronto, Winnipeg, and Edmonton."
Ana Bailão has been selected as the CEO of Build Canada Homes.
www.pm.gc.ca
"As Build Canada Homes begins to develop public land sites under Canada Lands Company’s portfolio, it will prioritize innovative, factory-built housing. To begin, Build Canada Homes will prioritize six sites to build 4,000 factory-built homes on federal land – with additional capacity of up to 45,000 units across the portfolio. In these projects, it will deploy a “direct-build” approach, overseeing and leading construction projects focused on affordable mixed-income communities. This first tranche of sites will be in Dartmouth, Longueuil, Ottawa, Toronto, Winnipeg, and Edmonton."
Ana Bailão has been selected as the CEO of Build Canada Homes.
Prime Minister Carney launches Build Canada Homes to supercharge homebuilding across the country
Today, the Prime Minister, Mark Carney, launched Build Canada Homes – a new federal agency that will build affordable housing at scale.
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DSCToronto
Superstar
The Planning Committee is discussing inclusionary zoning today https://secure.toronto.ca/council/agenda-item.do?item=2025.PH24.3
Though I instinctively like the idea of a minimum % of 'affordable units' in all developments, I can see how it would work in a rental development but can someone explain how this works in a condo? I assume the initial purchase price is 'reduced' but how is this guaranteed for 25 years if/when the initial owner sells and does being an owner of an 'affordable unit' provide any protection against high condo maintenance fee increases or of Special Assessments? The operations of Condo Corporations are based on the Condo Act and this sets out clearly how the Corporation's expenses to be paid for (x% per Unit, usually based on square footage). If up to 5% of Units in a condo corp are not being assessed 'their share', the other 95% of owners will need to pay more.
Though I instinctively like the idea of a minimum % of 'affordable units' in all developments, I can see how it would work in a rental development but can someone explain how this works in a condo? I assume the initial purchase price is 'reduced' but how is this guaranteed for 25 years if/when the initial owner sells and does being an owner of an 'affordable unit' provide any protection against high condo maintenance fee increases or of Special Assessments? The operations of Condo Corporations are based on the Condo Act and this sets out clearly how the Corporation's expenses to be paid for (x% per Unit, usually based on square footage). If up to 5% of Units in a condo corp are not being assessed 'their share', the other 95% of owners will need to pay more.
innsertnamehere
Superstar
This is inherently the problem with IZ. It is "paid for" by the other owners in the building.
Typically I imagine in condos it would function similar to rental replacement units where the IZ units would be rentals separated off as a separate holding but still paying into condo corp fees, from my understanding.
Not too many condos will be getting built in the next little while though, so there won't be too many examples.
Northern Light
Superstar
A very good explainer on Affordable Housing and how the rents are calculated from UT Staff on the Front Page:
urbantoronto.ca
Explainer: Affordable Housing | UrbanToronto
Affordable housing is one of the most frequently cited terms in planning, but its meaning varies depending on federal, provincial, or municipal rules. This Explainer breaks down how affordability is calculated, from income-based benchmarks to market rent comparisons and detailed municipal price...
Northern Light
Superstar
The Housing Tracker was updated on the agenda for next week's CreateTO meeting. I've reported out some of that in project threads, here's the full tracker:
From the above:
From the above:
DSCToronto
Superstar
I am not sure these questions really fits here but ....
Now that Inclusionary Zoning is in effect, how does it affect new condominium buildings?
1. Will each IZ Unit be a separate Unit available for sale - but at a lower price to qualified buyers - or will they be owned by the developer or another body and be 'permanently' rented out?
2. How will maintenance fee annual (or Special Assessment) increases be dealt with? In condos these monthly fees are generally quite significant and, after a few years, can see large annual increases - certainly larger than the normally allowed increases in rents. Will there be a mechanism to freeze (or restrain) increases to maintenance fees of the IZ Units?
3. If a condo building has 5% IZ units, and if IZ Units are 'protected' from large increases in condo fees, the other 95% of the Unit owners will need to pay more. How will this work? (I think it could not work under the Condo Act as it is now written.)
Now that Inclusionary Zoning is in effect, how does it affect new condominium buildings?
1. Will each IZ Unit be a separate Unit available for sale - but at a lower price to qualified buyers - or will they be owned by the developer or another body and be 'permanently' rented out?
2. How will maintenance fee annual (or Special Assessment) increases be dealt with? In condos these monthly fees are generally quite significant and, after a few years, can see large annual increases - certainly larger than the normally allowed increases in rents. Will there be a mechanism to freeze (or restrain) increases to maintenance fees of the IZ Units?
3. If a condo building has 5% IZ units, and if IZ Units are 'protected' from large increases in condo fees, the other 95% of the Unit owners will need to pay more. How will this work? (I think it could not work under the Condo Act as it is now written.)