Current Issues Papers 2023-2024

Current Issues Papers

2023-2024

Graduates of the Masters of Science in Planning Program (MScPL)

Keeping

Ground-up Development of a Suburban Transit-oriented Community: Lessons from Vaughan's Emerging Downtown

Malvern Memories: From Heritage Preservation to Anti-Displacement in Toronto's Racialized Inner Suburbs

Planning for Resiliency: Planning Strategies for Building Hurricane-Resilient Cities A case study of Harlem Heights, Florida, after Hurricane Ian

Assessing the Age of MURBs and Effective Sequencing of

Multiple Ownership Mixed-Use: A Comprehensive Analysis of the Opportunities and Barriers to the Adoption of this Development Model in Copenhagen, Denmark

Language Matters: What About Us? Black Disabled Perspectives in Planning Research & Practice "Yes in God’s Backyard”: Exploring YIGBYism and the Polarized Discourse Surrounding Church-Based Affordable Housing in Ontario

LinesintheLand: StorytellingandHumanExperiences oftheOntarioGreenbelt

Ameer Idreis

The Ontario Greenbelt, aimed at conserving the countryside and controlling urbanization, faces recent challenges And while there is useful academic research on the Greenbelt and related topics, this research tends not to be affective in nature and not written or shared with public awareness, knowledge mobilization, and enjoyment in mind Some of the most effective and affective methods of communication are forms of storytelling. Art is at the core of this storytelling – transforming facts, statistics, realities, and knowledge into media and culture that is sought after, shared, and eagerly discussed. This raises the question at the heart of this research paper: How can storytelling, and theatre in particular, be used to highlight the multiple narratives of the Ontario Greenbelt? By examining the impacts of the Greenbelt on lives and experiences in the Greater Golden Horseshoe, this Current Issue Paper informs the creation of a theatrical play script, Lines in the Land.

UnlockingthePotentialofMass TimberDevelopmentintheGreater TorontoArea:AComprehensive AnalysisofBarriersand RecommendationsforAdoption

Emma Verbisky

This research paper investigates the barriers hindering the widespread adoption of mass timber construction in the Greater Toronto Area (GTA), despite its recognized environmental, cost- saving, and energy efficiency advantages. While mass timber is emerging as an innovative construction method, its application faces challenges within the GTA construction landscape. This research paper addresses the critical gap in scholarly attention specific to the barriers of mass timber development in the region.

AccessandEquity: PrioritizingCyclingConnectionsin theSheppardSubwayCorridor

Emily Lengkeek

This paper examines the potential of cycling as a first- and last-mile connection to the Sheppard subway line in North Toronto. Using network analysis in R, travel times from surrounding dissemination areas to the nearest subway station are calculated for walking and cycling modes Travel time improvements for cycling over walking are considered along with two transportation equity indices: the Ontario Marginalization Index (ON-Marg) published by Public Health Ontario, and a customized Transit Dependence Index which more specifically addresses transportation needs by identifying the proportion of the population most dependent on transit, such as young adults and households without access to a vehicle. Additional factors, including existing and planned cycling infrastructure, zoning, and population densities are considered to identify key cycling infrastructure improvements in the area which would have most potential for connecting communities to transit and addressing the needs of marginalized and transit dependent populations. The first three consist of specific infrastructure improvements which would address first- and last-mile connections for equity deserving populations. Finally, two additional recommendations are made: to prioritize symbiotic policy interventions such as bike-share and bicycle parking; and to prioritize separated cycling tracks, especially along busy streets.

(Image Credit: City of Toronto, 2024)

MakingRoomforRetail:Removing BarrierstoMainStreetRetail

Daniel Kolanko

The City of Toronto has spent twenty years encouraging mid-rise, mixed-use development along its ‘Avenues’, being the major streets outside of the downtown core identified for reurbanization in 2003. Through twenty years of development, there are open questions as to how effectively these buildings support local retail. Through a longitudinal study of urban design on 82 buildings, this paper argues for new best practices in retail space design. The research shows that Retail Efficiency is a tool the City’s planning department should use to evaluate if a particular development proposal will adequately contribute to the retail environment on the city’s re-urbanizing Avenues, and that the City should be agnostic about the specific locations of major groundfloor features such as residential lobbies, loading areas, and garbage rooms To have an active main street, you must make room for it!

AClimateSafeHome:TheNeedfor DeepEnergyRetrofitsWhile MaintainingHousingSecurityfor TenantsinToronto

Genevieve Drouin

This report aims to better understand how Toronto’s climate goals intersect with its housing security and tenant protection commitments, with a specific focus on the city’s efforts to decarbonize its existing multiunit residential building (MURB) stock Through an intersectional policy scan and interviews with public, private and civil society sector professionals, this research aims to respond to the question: How can the City of Toronto promote deep energy retrofits for privately held MURBs, as a part of achieving the city’s TransformTO net zero targets, while maintaining housing security for tenants, especially among the city’s most vulnerable low-income residents? Toronto’s privately held ageing MURBs form the backbone of affordable housing in the city. These buildings need deep energy retrofits both to adapt to the city’s climate future and to preserve existing affordable housing supply. However, uptake remains low because the barriers remain high. This research shows how solutions require multiple approaches, through policy, financial, administration and tenant participation considerations, to incentivize private building owners to undertake these retrofits, while maintaining housing security for residents.

PoweringSustainableSchools: StrategiestoImproveEnergy EfficiencyattheTDSB

Allison Oki

A crucial part of addressing the climate crisis is making buildings more sustainable and energy efficient In Toronto, a key player in achieving this goal is the Toronto District School Board (TDSB), the second largest property owner in the City. There is a need for TDSB schools to be made more energy efficient for environmental, social, financial, and operational reasons. This project sought to document the degree of energy savings achieved in TDSB’s schools as a result of the TDSB’s current energy saving initiatives. Opportunities and challenges to further improvements were identified to help form recommendations. This was done through conducting a literature review of reports and academic articles, attending internal TDSB staff meetings to discuss progress towards achieving energy reduction goals, spreadsheet data analysis, as well as internal and external interviews. The recommendations from this report encompass improvements that can be made at the building and systemwide level, such as making technological improvements, supporting training and educational opportunities for staff, and fostering an “energysaving culture” This report underlines that the net-zero building transition doesn’t just require investments into technology and infrastructure, but the people that work on improving energy efficiency on a daily basis

EnhancingAccessibilityandSafety inToronto’sConstructionZones, ExaminingConstructionSite StandardsandEnforcement

Swati Panwar

In the midst of Toronto's unprecedented construction boom, this study seeks to address the pressing challenge of ensuring accessible and safe navigation for pedestrians and cyclists through construction zones. With the city's rapid development, maintaining seamless accessibility amidst construction disruptions has emerged as a critical urban issue. This research investigates the effectiveness of Toronto's existing construction management practices and the implementation of accessibility standards, revealing significant gaps in adherence to these standards across various construction sites The study employs a comprehensive methodology, including site audits of key streets, user behaviour observations, and interviews with city staff, to evaluate the practical application of accessibility guidelines Findings indicate a notable discrepancy between prescribed standards and their enforcement, highlighting a systemic oversight in accommodating vulnerable road users. The research underscores the necessity for Toronto to refine its construction management strategies to better serve its residents, recommending standardization in permit oversight, enhanced coordination through technological advancements, and policy transformations to bolster accessibility compliance. By integrating these recommendations, Toronto can align its developmental ambitions with the community's well-being, ensuring that the city's growth is inclusive and considerate of all its inhabitants. This study not only contributes to academic discourse but also offers practical insights for urban planners, policymakers, and advocates striving for a more equitable and accessible urban environment

InfrastructuralChallengesfor HousingGrowthintheBramalea Neighbourhood:Analysisand Recommendations

Erika Lindsay

The City of Brampton is experiencing rapid growth as one of Canada’s fastest-growing municipalities. However, this growth has brought challenges regarding infrastructure availability and adequacy for Brampton’s neighbourhoods Residents have expressed concerns over increased traffic, inadequate social services, and gaps in transit services Bramalea, a neighbourhood in the City of Brampton is designated as a pivotal area for transit-oriented development and intensification This study provides research on the state of transit, libraries, and parks in Bramalea, specifically in anticipation of highdensity housing developments in the near future. Using Geographic Information Systems, site visits, and literature review, the study finds that based on an analysis of existing critical infrastructure in conjunction with development plans, Bramalea is not well-equipped for an increase in housing in its current state. The transit system is grappling with overcrowding for an important route; the community public library faces precarious circumstances resulting in a lack of library space and services, and parkland availability appears inadequate to accommodate housing growth.

TheEffectofClimateChangeInducedHeatwavesonLow-Income, RacializedImmigrantsintheCityof BramptonandAdaptation Recommendations

Emily Majeed

Temperatures in the Region of Peel are soon expected to reach all-time highs, with Brampton being one of the most impacted lower-tier municipalities This study employs an intersectional lens to examine the effect of heatwaves on low-income, racialized immigrants in the City of Brampton using insights from semi-structured interviews and digital surveys The findings of this study indicate that when taking into consideration each population group on an individual basis and individuals that identify with all three population groups, there are differences in terms of heat experiences. Utilizing an intersectional approach revealed how identity markers influence experiences of thermal insecurity and heat stress beyond temperature and meteorological measures. Moreover, heatwaves negatively impact the mental and physical health of low-income, racialized immigrants. Lastly, the built environment and housing conditions that low-income, racialized immigrants are likely to settle into play a role in their disproportionate exposure to higher temperatures and experiences of thermal insecurity.

PromotingSocialCapital:Fostering therelationshipbetweentheCityof MississaugaandResident Associations

Sandi Boulos

This research explores the multifaceted nature of social capital within Resident Associations (RAs) and their potential impact on community development in Mississauga Through interviews with RAs, community development coordinators, and city councillors, as well as a review of community group policies and case studies from other jurisdictions, key findings and considerations have emerged The study reveals that RAs play a crucial role in building social capital by fostering common purpose, empowerment, supportive networks, and reciprocity within communities. However, challenges related to inclusivity and volunteer participation persist, hindering their full potential. To address these challenges, the study recommends encouraging collaboration and partnership between RAs and other community groups, providing tailored support and resources, increasing awareness of available support, integrating feedback from RAs and residents, and allowing for autonomy in decision-making processes. By supporting RAs effectively, the City of Mississauga can enhance social capital, strengthen communities, and promote a more engaged and inclusive environment.

Dana McAuley

The current housing landscape in Ontario is the result of a long history of government retrenchment, changing population needs, an increasingly challenging development

environment, and the financialization of housing (Tsenkokva, 2022). These complex conditions have set the stage on which private nonprofit organisations who develop affordable housing must operate. Understanding how such organisations have managed to not only develop affordable housing units in Ontario, but continue to sustainably finance such projects, is knowledge that will be fundamental in the coming decade as other non-profit organisations seek to build more homes, faster. Understanding this is also key for governments intending to make the development landscape more accessible to a wider range of actors Thus, this report explores the following question: How are private non-profit organisations in Ontario continuing to finance their new-build affordable housing rental projects? Drawing on in-depth qualitative interviews with Ontario-based non-profit organisations who have built affordable housing, a literature review and policy analyses, this report finds that: Current government funding while insufficient is extremely necessary in development; innovative internal mechanisms are utilised by non-profits to ensure project viability; the use of innovative financing methods is mixed though may be promising particularly in the early stages of development; the development, industry and/or economic landscape has a determining impact on projects. These findings alongside other secondary research informs a list of recommendations for policy makers as well as a set of practical recommendations from non-profits for non-profits who are interested in developing affordable housing.

KeepingitGreen:Unearthing opportunitiesandbarriersto maintaininggreenstormwater infrastructureinTorontoandPeelRegion

Maheen Khalid

This paper investigates emerging opportunities and persistent barriers to maintaining green stormwater infrastructure (GSI) in the City of Toronto and municipalities in Peel Region (City of Mississauga, Town of Caledon and City of Brampton). Provincial and municipal land use and environmental policies emphasize the need for more green infrastructure. However, given the financial challenges that municipalities across Ontario are facing and that green infrastructure is a relatively new approach to stormwater management, maintaining this infrastructure may prove to be difficult in the long term. Therefore, this report will answer three questions: (1) What are the barriers to maintaining green stormwater infrastructure in the Region of Peel municipalities and the City of Toronto? (2) To what extent and how do stormwater, water and asset management policies and guidelines from these municipalities discuss green stormwater infrastructure maintenance? (3) How can municipalities in the Region of Peel and the City of Toronto maintain green stormwater infrastructure better? Barriers include: limited municipal policy guidance, lack of funding for green infrastructure maintenance, limited expertise on green infrastructure maintenance, absence of dedicated maintenance staff and limited knowledge and interaction with the public.

Ground-upDevelopmentofaSuburban Transit-orientedCommunity:Lessons fromVaughan’sEmergingDowntown

Bita Gharadaghi

This report delves into the challenge of establishing accessible and equitable transit-oriented communities (TOC) in suburbia through evaluating Vaughan’s emerging downtown, the Vaughan Metropolitan Centre (VMC). The extension of Toronto’s subway to the industrial suburb of VMC in 2017 provided Vaughan with the opportunity to realize its long-term vision of building a transit-oriented downtown. Yet, the ground-up development of this new downtown has posed unique challenges The initial decade of implementation has transformed the VMC into a tower-dominant and car-reliant commuter community with essential services gaps Growth trends for the area indicate continued residential intensity, deepening existing gaps and Vaughan is striving for a more balanced development approach This study explores how planning policies and the progress of VMC's development have contributed to Vaughan’s complex challenge. The findings reveal that the multifaceted challenge stems from a complex interplay of site constraints, policy gaps, political factors, and implementation realities. The evaluation concludes that unique challenges of realizing TOCs in suburbia can be overlooked in standard frameworks, calling for a shift towards collaborative context-specific approaches for incremental delivery. Implementation of TOCs requires municipalities to adopt multiscale suburban retrofits, collaborative decision making of diverse project actors, alternative financing mechanisms, and mixed-ownership models.

MalvernMemories:FromHeritage PreservationtoAnti-Displacementin Toronto’sRacializedInnerSuburbs

Faizaan Khan

A sprawling mall moored on an island of asphalt parking, engulfed by a suburban ocean at the margins of Toronto is slated for residential redevelopment, and local communities are not happy. Amid our housing crisis, suburban opposition to residential density conjures images of wealthy, white homeowners reproducing persistent narratives of classist and racist exclusion However, the reality of Toronto’s inner suburbs is that poor and racialized communities depend on malls as spaces for cultural expression, community gathering, and affordable access to material needs Taking the case of the ongoing Malvern Mall redevelopment, I investigate the mall as a site of cultural heritage. I argue that the mall’s displacement is an act of gentrification, that heritage planners have a professional responsibility to act in preventing this displacement, and that their inability to act surfaces implicit biases embedded in existing practice and policy. I argue that we cannot simply commemorate stories of poor and racialized communities post-displacement, but that commemoration is a powerful design-research tool to be incorporated into the planning process. This project culminated in a community commemoration event for the mall co-organized by myself, Debbie Naipaul and various community groups in Malvern and Scarborough.

DesigningSafety: LessonsFromandForRegentPark

Sara Abdella

This CIP investigates how the design elements in Regent Park's revitalization may have altered perceptions of safety within the community. The paper took a mixed methods approach: the scope of my work included statistical analysis of crime data gathered from the Toronto Police Services on Regent Park, an interview for six community members, a survey, and a presentation for the community on my research and findings I produced three main findings First, that urban design

fostered individual physical safety, but hindered community safety. Second, there is a miscommunication regarding the implications and significance of design Third, the resident's perception of safety does not align with statistical evidence I suggest approaching these findings with an abolitionist lens, and I provide four recommendations for planners, designers, and developers responsible for phases 4 and 5 of Regent Parks redevelopment These recommendations emphasize designing with the community rather than solely designing out crime. In conclusion, I identify gaps in the redevelopment to allow planners, designers, developers, and community members to address and re-imagine changes that can shape Regent Park's community moving forward.

Nobody’sHome:TheIncreaseofVacantHousing andEmergingPolicyResponsesinJapan

Dania Asahi Ogie

While the global population projections show a continued increase for the next several decades, certain countries are experiencing the opposite: population decline In Japan, the population peak occurred in 2009 and has been

declining since. It is one the fastest-aging populations in the world where one in 10 people are over the age of 80, and also sees new national records of low birth rates year after year. This demographic change has impacted Japanese urban and suburban landscapes. Cities, towns, and villages across Japan are experiencing profound impacts from the continued population decline, one consequence being housing vacancy. Housing vacancy in Japan is one the highest worldwide, with 8.5 million vacant houses in 2018. Even with increased vacancy rates, annual housing starts have not stopped, with roughly eight million units added between 2014 and 2022 This study aims to explain the current situation of housing vacancy in Japan, with a focus on suburban areas and an emphasis on how this came about Through information gathered by key informant interviews conducted with Japanese urban planning scholars and bureaucrats, I argue that the difference in the conditions of vacancies in urban and suburban areas can be attributed to, not only population decline and the outflow of residents from suburban areas but also the rapid sprawling unplanned suburbanization that occurred across Japan during the 1960s and 1970s, continued housing production, and the counterproductive tax and land registration policies. The sprawl, inadvertently facilitated through the New Planning Law of 1968, in part, explains the patterns of vacancies in suburban areas in Japan. The next several years is a critical juncture for Japanese cities and suburbs, thus, understanding the causes of and issues arising with vacant houses and the current response to increased vacancies will be crucial in addressing oncoming urban challenges.

PlanningforResiliency:Planning StrategiesforBuildingHurricaneResilientCities.AcasestudyofHarlem Heights,Florida,afterHurricaneIan

Jocelyn John

Harlem Heights had long been marked by drug use, violence, and gangs, painting it as a dangerous place and isolating its residents. Harlem Heights is vulnerable in every sense of the word - socially, economically, and geographically. After Hurricane Ian struck, some residents clung to their flooded homes out of fear that leaving would mean losing them to government confiscation or facing deportation for being undocumented. The trauma left by the hurricane kept residents anxious and afraid with every subsequent rainfall. So, what led to such impacts? And was Lee County equipped to address these weaknesses to protect neighborhoods like Harlem Heights? The key findings suggest that Lee County utilizes robust strategies for resiliency Still, Harlem Heights was especially devastated for two main reasons: the first is that devastation to infrastructure is an inevitable risk following catastrophic storms like Hurricane Ian The second is that newer developments surrounding Harlem Heights further weakened the neighborhood, and its out-of-date infrastructure left it unable to withstand the forces of Hurricane Ian. Despite these challenges, Harlem Heights is a story of hope. Non-profit aid and volunteers from across the nation poured in, supporting the community's rebuilding efforts, making it more resilient and self-sustaining.

AssessingtheAgeofMURBsand EffectiveSequencingofBuilding EnergyRetrofits

Vivian Patel

The City of Toronto's commitment to reduce Greenhouse Gas (GHG) emissions and increase energy savings sets the backdrop for this research report. With aged multi-unit residential buildings (MURBs) identified as significant contributors to the City's carbon emissions due to outdated energy systems and building materials, the primary objective of this research is to identify retrofitting practices correlating with specific building ages to guide future retrofit strategies for private sector real estate groups that are both economically viable and environmentally sustainable. This research engages a mixed-methods approach, combining ten qualitative interviews with private sector professionals experienced in retrofit practices, and quantitatively through analysing building performance data of nine retrofitted MURBs Key findings from the research indicate that strategic retrofitting can lead to substantial reductions in GHG emissions and improved annual utility cost savings for different building ages Notably, this research highlights the importance of a whole-building approach to retrofitting, through three primary retrofit categories: fixtures, building exterior, and building systems. These measures not only contribute to significant energy and cost savings but also enhance the overall living conditions for residents and help mitigate residential building climate impacts.

MultipleOwnershipMixed-Use:A ComprehensiveAnalysisofthe OpportunitiesandBarrierstothe AdoptionofthisDevelopmentModel inCopenhagen,Denmark

Alyssa Woods

Cross-sector partnerships are being formed between public and private sector actors in the form of Multiple-Ownership Mixed-Use (MOMU) development, whereby uses that are understood as ‘incompatible’ are being united within one building envelope to form synergies between the uses, and collaborative advantages between the partners The purpose of this research is to uncover whether Copenhagen, Denmark has seen a similar development model emerge, and if not, what the opportunities and barriers to its adoption would be. Through a mixed-methods approach centred around interviews with some of Copenhagen’s top development experts, it was concluded that Copenhagen has not yet seen a development model similar to MOMU. It was uncontested that Copenhageners are keen on mixed-use, and that a MOMU model would be well received from a social perspective, however, discomfort with shared ownership, planning legislation, and logistical concerns created barriers to Copenhagen’s adoption of MOMU. Notwithstanding the barriers identified, case study examination exposed that, despite the seeming discomfort with MOMU, the Danes are implementing projects that are characteristic of this model, with the exception that, in lieu of multiple ownerships, there are multiple tenants While this presents a variation to MOMU, these developments appear to generate the same synergies as anticipated in MOMU projects

LanguageMatters:WhatAboutUs? BlackDisabledPerspectivesin PlanningResearch&Practice

Kathia Johnson

The conclusion of the International Decade for People of African Descent, paralleled by the impending deadline of the Accessibility for Ontarians with Disabilities Act (AODA), underscores a critical juncture for advancing equity and inclusion. This study employs a policy audit approach to interrogate the efficacy of planning policy frameworks in addressing the intersecting experiences of Black and racialized disabled communities Leveraging theoretical lenses such as Disability Critical Race Theory (DisCrit), Critical Discourse Analysis (CDA), and Radical Listening, the research delves into the planning processes of the City of Brampton and the Regional Municipality of Peel Through a comprehensive analysis of policy documents and engagement with diverse stakeholders, including private-public entities and community planners, the study uncovers systemic deficiencies in prioritizing the social identities of disability within planning practice. The findings underscore the urgent need to move beyond neutral policy approaches towards ones that actively center equity and inclusion. Consequently, the study proposes actionable recommendations aimed at rethinking planning policies to better serve the needs and experiences of marginalized communities, thereby fostering more equitable and inclusive urban landscapes.

"YesinGod’sBackyard”:Exploring YIGBYismandthePolarized DiscourseSurroundingChurchBasedAffordableHousingin Ontario

Churches in the Greater Toronto Area were once hubs for public amenities and services, and are rapidly being co-opted into the ultimate privatized form, the condominium. In order to present an alternative to this devolution of religious spaces, the purpose of this research is to outline how Church leaders think about affordable housing on Church property, and outline a supportive municipal role This is rooted in a recognition of the value of Churches for service provision and culture, aiming to demystify the discourse by interviewing Church leaders, nonprofit developers and municipal staff, providing an outline of key barriers facing Church leadership, and opportunities for better support from municipal planners This research uncovers two distinct schools of thought in the literature and social discourse surrounding housing on Church lands, each with divergent assumptions and policy implications. This contributes to the literature by clearly presenting context for municipal planners to best support Churches in navigating this polarized discourse, by outlining concerns and opportunities for maintaining the vibrancy of Churches in the City, while providing muchneeded affordable housing.

Fatima Zahra Mohammed

Experience:ACaseStudyof GuildwoodGO

Subaita Refaaf

This report performs a locational analysis on Guildwood GO Rail Station in Scarborough, Ontario to investigate the current first-mile and last-mile transportation mode options towards the commuter rail station. A series of origin locations surrounding Guildwood GO are selected as reference points to compare the walk, bus and drive-time durations and ease of station access The tools used for this analysis are real-time bus route data from TTC (Toronto Transit Commission) GTFS (General Transit Feed Specification) that is mapped using ArcGIS Pro and Google Maps Navigation The geospatial analysis involves mapping the catchment area/time-based isochrones of the three transportation modes (walk, bus, drive) and effectively cross comparing the catchment areas for the mode options and the general transportation journey experience towards the commuter rail station. The Case Study of Guildwood GO aims to identify the deficiencies in the current transportation mode options towards commuter rail. Although the analysis focuses on Guildwood GO, similar urban forms, housing typologies, and transportation patterns are prevalent across the region. This analysis can serve to increase the awareness of transit system gaps for the regional transportation agency of Metrolinx to consider improving access to GO Stations to support transit network connectivity.

CommunityHubFundingand Governance:LessonsforToronto

Bushra Amin

The paper explores the current context of community hubs in Toronto

Despite their significance in promoting community cohesion, these hubs face substantial hurdles, primarily due to inconsistent funding and complex governance structures. The study employs a qualitative research methodology, including literature reviews, document analysis, and jurisdictional scans, to identify funding programs available to Toronto community hubs. It also explores governance for community hubs and examines funding programs and governance structures from countries in the Global North. Key findings highlight the complex and limited nature of funding, as well as the intricacy of governance structures influenced by the scale and purpose of the hubs.