GTAAonline Magazine February/March 2022

Vol. 1 No. 3 February/March 2022

TransformTO Net Zero

Housing Now Update

Family Residence says “Thanks!”

Housing Task Force Report

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PRESIDENT’S Message As a child I watched Kermit the Frog sing “It’s not that easy being green.” That was in 1970 and while I don’t recall what I thought it meant, it made a lasting impression.

The recent (overly) ambitious decisions that will shift us to a carbonless society, brought back Kermit’s catchphrase playing in my mind. The obvious green connection being the environmental benefits of reducing emissions. The challenges to get there are monumental, and most definitely will not be easy.

The interpretation of the original lyrics and meaning have expanded over the decades, and this children’s song has evolved into a composition of deep significance on many levels. It’s beautiful in its simplicity, and complex in its current relevance.

Substitute green with gender, colour, orientation, religion, and any other quality and the song takes you along a different path, hitched to your personal life’s journey. If you haven’t watched it, or it’s been a while, find the video clip online and play it. Play it twice.

It’s been a very long two years that’s taken a toll on many, both physically and mentally. It has also allowed for introspective analysis, to see what is truly important. Many have embraced this opportunity for improvements; many are struggling to manage through it. If you’re the former, try to help the latter.

Similar to song lyrics, the same situation can and will have a different affect on different people.

Looks like it’s about finished, or as done as it can be.

We’ll move forward and return to our previous routine and this will fade into the background. Some will take baby steps and dip one toe at a time, whereas others will dive in. Anticipation or trepidation? To each their own … there’s not just one way.

We’re trying to get back quickly to make up for loss time. Our Chair’s Annual Luncheon in support of our Charitable Foundation is ON, in April. Our annual Golf Charity Fundraiser in ON, on May 26 at The Country Club.

Our annual Spring HOPE Food Drive is ON, albeit in a new and improved format (details are coming soon).

Watch for your invitation to sponsor, attend and participate. A whole lotta people miss you and want to see you in person. We’ve missed two years of events, so we need to replenish our Charitable Foundation account in order to continue providing help for those who need a hand. We’ve managed to keep our donations near previous levels but need a top up. See you there!

And as Kermit ends his song, I will end this message with shared optimism: “I am green and it’ll do fine, it’s beautiful! And I think it’s what I want to be.”

gtaaonline.com | 3

2022 Source Directory GTAA’s annual directory contains a complete and accurate listing of our current membership. It includes the BEST SUPPLIERS of all the goods and services you need to operate your rental buildings.

This year’s edition is new and improved. You should have received your copy. Pick it up carefully because it’s really heavy. Yes, its printed on serious card stock with tabs so you can easily flip to what you want.

Owners & PMs – keep this substantial tome on your desk and use it all the time.

It’s bound with metal rings to provide for smooth page flipping, and to endure the grind of daily use. All this precision engineering adds heft. Bend at the knees and be mindful of your back. Next year we will add a disclaimer, just in case.

We will continue this time-tested format until you, our members, decide otherwise.

Suppliers – ask owners and PMs where they found your number or email. Higher visibility options are always available. Look at all the colour we’ve added. The last tab is a listing of owners/PMs, including personal direct contact of decision makers. Let them know that GTAA sent you. Upon request, we’ll send you a basic spreadsheet with the same contact information; to make it easier for you and your team.

Logos. So many beautiful logos.

Wow, great ads! Need an ad? Time for an update? Let us know … we’ve got people for that. It always pays to advertise.

We hope you like our first in-house created Source Directory. It was a labour of love, and it shows. We’re always looking to improve, so let us know how it can be even better.

Use it everyday and contact the best suppliers in the business!

MILLENNIUM Members

4 | February/March 2022

VOL.1 NO.3 2022

In this ISSUE

8 TransformTO

Publisher RHB Inc. info@rentalhousingbusiness.ca

Director of Sales Nishant Rai

14

Housing Now Update

Account Executive Justin Kreslin

Editorial Daryl Chong

Creative Director / Designer Scott Clark

Movie Night 20 Family Packages

Office Manager Geeta Lokhram

GTAAOnline is published monthly by RHB Inc. on behalf of the Greater Toronto Apartment Association (GTAA) and is distributed online through controlled circulation to the GTAA membership.

24

Ontario Housing Affordability Task Force

Government’s 26 Federal Agenda

Please contact the Publisher for advertising dates and rates. Opinions expressed are those of the authors and do not necessarily reflect the views and opinions of the GTAA Board or management.

GTAA accepts no liability for information contained herein.

Opinions expressed in articles are those of the authors and do not necessarily reflect the views and opinions of the GTAA Board or management.

GTAA and RHB Inc. accept no liability for information contained herein. All rights reserved.

Contents may not be reproduced without the written permission from the publisher.

P.O. Box 696, Maple, ON L6A 1S7 416-236-7473 All contents copyright © RHB Inc.

6 | February/March 2022

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TransformTO Net Zero Toronto City Council adopted (December 15, 2021) an ambitious strategy to reduce community-wide greenhouse gas (GHG) emissions in Toronto to net zero by 2040.

Toronto is one of only three big cities in North America with this 2040 target.

to be achieved by 2030 in key sectors, including buildings, transportation and waste.

Toronto’s community-wide emissions must be cut in half in the next 10 years to meet the 2030 target of a 65 per cent emissions reduction.

The following contains excerpts and details from Toronto’s plan. To review the TransformTO Net Zero Strategy click HERE.

To reach its targets, the City will use its influence to regulate, advocate and facilitate transformation in five key areas:

WHAT ARE GREENHOUSE GASES? Greenhouse gases (GHGs) such as carbon dioxide (CO2) and methane (CH4) are necessary to keep our planet warm enough to sustain life. However, in excessive quantities, they block heat from escaping the earth’s atmosphere, causing the earth to heat up and creating imbalances in the atmosphere which lead to more unstable and severe weather events.

Increased GHG emissions from human activities, such as burning fossil fuels, are primarily responsible for climate change.

The Net Zero Strategy triggers new and accelerated implementation actions to drive down communitywide emissions, particularly in the short term, and establishes the trajectory needed to reach net zero by 2040.

With the adoption of the Net Zero Strategy, the City’s GHG reduction targets, from 1990 levels, are: • 30 per cent by 2020 • 45 per cent by 2025 • 65 per cent by 2030 • net zero by 2040 Meeting the City’s future GHG reduction targets will require rapid action to scale up existing programs, additional authorities for the City to implement effectively, and significant levels of investment and coordination with other levels of government.

The Strategy identifies actions and targets 8 | February/March 2022

• Demonstrate carbon accountability locally and globally, by establishing a carbon budget for its own operations and the community as a whole.

• Accelerate a rapid and significant reduction in natural gas use.

• Establish performance targets for existing buildings across Toronto.

• Increase access to low-carbon transportation options, including walking, biking, public transit and electric vehicles.

• Increase local renewable energy to contribute to a resilient, carbon-free grid.

WHAT IS NET ZERO? Net zero means zero emissions and is achieved when we stop emitting GHGs. The goal is to get emissions as close to zero as possible, with any remaining human-driven emissions balanced by an equivalent amount of carbon removals. For the City, net zero will be achieved by decarbonizing rapidly thereby reducing GHG emissions from how we move around, how we operate buildings, how goods are produced and manufactured, and how we consume materials and dispose of waste.

Toronto is currently on track to achieve its 2020 GHG emissions reduction target of 30 per cent, from 1990 levels. Communitywide emissions have decreased by 38 per cent since 1990, despite a significant growth

in population, and while Toronto’s gross domestic product (GDP) continued to rise.

Like other major cities globally, the City issues its emissions inventory on a twoyear lag cycle, to ensure the best available data. Toronto’s 2020 GHG Inventory will be released in 2022.

The primary sources of GHG emissions in Toronto are homes and buildings (57 per

cent), mainly from burning natural gas to heat space and water; transportation (36 per cent), mainly from gasoline used in personal vehicles; and waste (seven per cent), mainly from methane released in landfills.

To ensure that Toronto is on track to reach net zero by 2040, the following 2030 goals have been established.

Toronto’s GHG Emissions (2019)

Homes & Buildings

Transportation

• All new homes and buildings will be designed and built to be near zero greenhouse gas emissions

• 30 per cent of registered vehicles in Toronto are electric

• Greenhouse gas emissions from existing buildings will be cut in half, from 2008 levels Energy • 50 per cent of community-wide energy comes from renewable or low-carbon sources • 25 per cent of commercial and industrial floor area is connected to low carbon thermal energy sources

• 75 per cent of school/work trips under 5km are walked, biked or by transit Waste • 70 per cent residential waste diversion from the City of Toronto’s waste management system • Identify pathways to more sustainable consumption in City of Toronto operations and in Toronto’s economy

gtaaonline.com | 9

EXECUTIVE SUMMARY

City of Toronto Corporate Goals

Toronto Climate Action Timeline

• City of Toronto corporate greenhouse gas emissions are reduced by 65 per cent over 2008 base year • All City Agency, Corporation and Division-owned new developments are designed and constructed to applicable Toronto Green • Standard Version 4 standard achieving zero carbon emissions, beginning in 2022 • Greenhouse gas emissions from City-owned buildings are reduced by 60 per cent from 2008 levels; by 2040, City-owned buildings reach net zero greenhouse gas emissions • All City-owned facilities have achieved zero waste • Generate and utilize 1.5 Million Gigajoules of energy from biogas • Approximately 107,700 Figure 1. Timeline of climate action in Toronto. increase, above pre-industrial levels. tonnes CO2e per year are reduced through Organics Processing In July 2017, Toronto’s response to the Paris TransformTO Net Zero Strategy Technical Report - November 2021 12 with Renewable Energy and Landfill Gas Agreement, TransformTO, was unanimously Utilization approved by City Council, with a target of • 50 per cent of the City-owned fleet is transitioned to zero-emissions vehicles • 50 per cent of the TTC bus fleet is zeroemissions • Greenhouse gas emissions from food the City of Toronto procures are reduced by 25 per cent History In December 2015, the Paris Agreement was adopted at the COP21 by 197 countries. This legally binding international treaty on climate change set a goal to limit global warming to well below a 2°C, and preferably to a 1.5°C 10 | February/March 2022

reducing GHG emissions by 80% below 1990 levels by 2050. It includes a set of long-term, low-carbon goals and strategies to reduce local greenhouse gas emissions and improve health, grow the economy, and improve social equity.

In 2018, the United Nations (UN) scientific body on climate change (the IPCC) released a report addressing the Paris Agreement’s objective of limiting global warming to 1.5°C. Titled Global Warming of 1.5°C, this report found that global GHG emissions need to decline by 45% by 2030 over 2010 levels and reach net zero by 2050.

National Apartment Group Sales Representative * Broker ** Personal Real Estate Corporation ***

ONTARIO BRITISH COLUMBIA

VANCOUVER Lance Coulson*** Executive Vice President lance.coulson@cbre.com 604. 662. 5141

ALBERTA

EDMONTON David Young* Executive Vice President dave.young@cbre.com 780. 917. 4625

VANCOUVER Greg Ambrose* Associate Vice President greg.ambrose@cbre.com 604. 662. 5178

EDMONTON Thomas Chibri* Associate Vice President thomas.chibri@cbre.com 780. 424. 5475

VANCOUVER Kevin Murray* Senior Sales Associate kevin.murray4@cbre.com 604. 662. 5171

CALGARY Richie Bhamra* Vice President richie.bhamra@cbre.com 403. 303. 4569

BRITISH COLUMBIA ALBERTA

SASKATCHEWAN MANITOBA

Scan to receive Apartment Listings and Market Research

TORONTO David Montressor* Vice Chairman david.montressor@cbre.com 416. 815. 2332 TORONTO Tom Schuster* Associate Director tom.schuster@cbre.com 416. 847. 3257 WATERLOO REGION James Craig* Vice President james.craig2@cbre.com 519. 340. 2330 LONDON Kevin MacDougall** Associate Vice President kevin.macdougall@cbre.com 519. 286. 2013

ONTARIO

OTTAWA Nico Zentil* Senior Vice President nico.zentil@cbre.com 613. 788. 2708

NOVA SCOTIA

HALIFAX Robert Mussett* NEWFOUNDLAND Executive Vice President robert.mussett@cbre.com 902. 492. 2065

QUEBEC

MONTREAL Marc Hetu* Senior Vice President marc.hetu@cbre.com 514. 906. 0891

HALIFAX Chris Carter* Vice President chris.carter@cbre.com 902. 492. 2085

QUEBEC NEW BRUNSWICK NOVA SCOTIA

9

14

$19B

OFFICES ACROSS CANADA

SALES PROFESSIONALS

SOLD SINCE 2000

On October 2, 2019, City Council voted unanimously to declare a climate emergency and accelerate efforts to mitigate and adapt to climate change, adopting a stronger emissions reduction target of net zero by 2050 or sooner. In response, the City has developed the TransformTO Net Zero Strategy, which outlines a pathway to achieve net zero emissions community-wide by 2040.

The Net Zero Strategy adopted by Council in December 2021 builds on the initial TransformTO Strategy.

Modelling and analysis was based on four scenarios: 1. A “Do Nothing” Scenario (which asks “what will happen if no additional policies or actions are put in place?”) was updated from the previous modelling to align with current policy contexts, including energy supply and new assumptions; 2. A Business as Planned (BAP) Scenario that evaluates the impacts of currently planned policies and actions; 3. A Net Zero by 2050 (NZ50) Pathway; and, 4. A Net Zero by 2040 (NZ40) Pathway EXECUTIVE SUMMARY Steady progress has been made to reduce emissions in recent years, and community-

wide emissions have decreased since 1990.

Toronto is on track to achieve its 2020 GHG emissions target of a 30 per cent reduction from 1990 levels. Despite population growth, community-wide emissions continue to decline while Toronto’s gross domestic product (GDP) rises. The decrease in emissions in recent years can be attributed to a less carbon intensive electricity grid and lower transportation emissions from gasoline and diesel fuels. The 2019 GHG inventory shows that Toronto’s emissions approach City Council’s approved pathway of an 80 per cent reduction by 2050 from 1990 levels.

However, emissions have not decreased appreciably; the City’s data shows that emissions have plateaued, indicating that acting incrementally will not be enough to put us on the net zero trajectory. Rapid action to scale up existing programs, additional authorities for the City of Toronto (City) to implement nimbly and effectively, significant levels of investment and coordinated action with other levels of government will all be needed to achieve City Council’s ambition.

NEXT edition of GTAAonline: what does net zero mean for apartment owners? Carrots and sticks.

Pathways modelled in the scenarios

Figure 2. Pathways modelled in the scenarios.

12 | February/March 2022

National Apartment Group - Ontario On behalf of CBRE’s National Apartment Group we are extremely pleased to announce the successful sale and recent closing of CBRE’s Multi-Residential Growth Portfolio for $194,000,000. The 4-property, 7-building, 479-suite portfolio represents another landmark sale for the Ontario Multi-Residential market and we are thrilled to have represented the Vendor in this important mandate. The portfolio was developed by a private partnership in the 1960s and managed by the same ownership group for over 60 years.

The portfolio comprises a mix of income and development properties with well-designed apartment buildings ranging from 40 to 152 suites. In addition to the existing income-producing assets, each property offered a range of development upside from ‘tower-in-the-park’ infill concepts, to complete re-development with rental replacement, as well as long-term land-banking and multi-site assemblies amounting to over 1.48 million sq. ft. of additional density.

Seamless collaboration across the CBRE Capital Markets platform and a professional marketing campaign resulted in a deeply competitive bidding process and exceptional pricing for our clients. Through our tried-and-tested marketing approach we were able to unlock significant value in the underlying real estate as evidenced by projected cap rates in the mid-2-percent range (based on CBRE pro forma NOI) and average pricing of over $400,000 per suite.

For more information, please contact: David Montressor* Vice Chairman (416) 815-2332 david.montressor@cbre.com Tom Schuster* Associate Director (416) 847-3257 tom.schuster@cbre.com * Sales Representative

We would like to thank our clients for their trust in CBRE’s National Apartment Group to execute the sale of their legacy portfolio and would like to congratulate the purchasers on their successful acquisition. We look forward to watching each property undergo a complete revitalization including the development of much-needed new rental housing supply across multiple Toronto neighbourhoods.

Scan to receive Apartment Listings and Market Research

For more information on this transaction or to discuss upcoming listings and current trends in Ontario’s Multi-Residential Market, please reach out to a member of our team.

210 Markland Drive, Toronto

25 Eva Road & 351 The West Mall, Toronto

152 Units | $433,158 Per Suite

97 Units | $404,124 Per Suite

Closed January 2022

Closed January 2022

SOLD FOR $65,840,000

SOLD FOR $39,200,000

530 The East Mall, Toronto

1061 Don Mills Road & 12–14 The Donway East, Toronto

110 Units | $415,818 Per Suite

120 Units | $360,167 Per Suite

Closed January 2022

Closed January 2022

SOLD FOR $45,740,000

SOLD FOR $43,220,000

Housing Now Progress Update

In January 2019, City Council approved a signature affordable housing program, the “Housing Now Initiative,” to leverage Cityowned land for the purpose of creating new, mixed-use, mixed-income communities near transit. Through the Initiative, 11 properties were initially identified for development in this initial Phase One, with the potential to create a total of 10,000 new residential units.

In May 2020, Council approved Phase Two with the addition of six more sites to the Housing Now Initiative with the potential to create 1,455 to 1,700 additional residential units.

On October 28, 2021 the Planning and Housing Committee endorsed four Phase Three sites which were endorsed by Council in November 2021. These sites are estimated to add between 1,150 and 1,400 net new homes, including between 450 to 600 affordable rental homes. The Housing Now Initiative is coordinated through a Steering Committee composed of senior staff from the Housing Secretariat, City Planning and CreateTO. The following is a broad status update on the progress made to-date (February 2022) on activating the 21 properties.

The viability of each project could be significantly impacted by various challenges.

The most common current risks factors include: 14 | February/March 2022

• Availability, timing of funds and appropriate loan to cost ratios of the CMHC Rental Construction Financing Initiative • Rising interest rates • Construction price escalation • Community objection to redevelopment of sites often based on intensification or rental tenure • Site-related:  Coordination with adjacent lands  Acquisition of neighbouring land and/ or land exchange  Relocation of current site uses • Sanitary capacity issues The impact of these (and other) risks may alter the final outcomes. According to the City, their departments are working as expeditiously as possible to help mitigate the risks factors. Additionally, the City is exploring supplemental granting and financing programs that maybe brought forward to support future phases of Housing Now. GTAA will continue to work with the City on creating incentives needed to proceed.

Phase One – 11 Properties 50 Wilson Heights Boulevard In October 2021, it was announced that Tridel Builders and Greenwin Holdings have been selected to lead the development. This Housing Now site will lead to 1,484 new residential homes, including 520 affordable

rental homes, 520 market rental homes, and 444 market condominium homes, as well as a new child care centre, commercial space, and a community space for nonprofit organizations. A Site Plan application was filed in December 2021. Construction is planned to begin by the third quarter of 2022.

777 Victoria Park Avenue Final legal agreements have been executed.

Alterra Group of Companies and Mahogany Management were announced as the proponents selected to lead this project in November 2021. This site will deliver a minimum of 508 residential homes, including 254 affordable rental homes and 254 market rental homes. The development will also deliver a new child care centre, retail and community space, and new publicly accessible open space and improvements to the public realm. Site Plan applications for 777 & 781 VictoriaPark Ave are being prepared and will be submitted imminently.

705 Warden Avenue Final legal agreements have been executed.

Greenwin Holdings and KingSett Affordable Housing LP were announced as the successful proponent in October 2021. This site will lead to 250 affordable rental homes and over 350 market rental homes, as well as the expansion of Warden Hilltop Park, a new child care centre, and additional retail space.

A Site Plan application was filed in December 2021. Construction is planned to begin in Q4 2022.

140 Merton Street A Request for Proposals for this site was issued to the non-profit sector in June 2021 and closed in August 2021. Proposals have been reviewed by an interdivisional team of City and CreateTO staff. A proponent selection has been made and negotiations with the selected non-profit developer partner will commence soon. Further details will be announced soon.

Etobicoke Centre – Bloor-Islington and BloorKipling In the fall of 2019, work began on the preparation of a Block Context Plan for the 17- acre site at Bloor-Kipling and the 3.8-acre site at Bloor-Islington. To-date three public

meetings have been held jointly on each proposal, concluding the Block Context Plan design and consultation process. The Block Context Plans will provide the foundation for ongoing planning approvals at these two locations.

Bloor-Kipling In July 2021, Council adopted the Block Context Plan for Bloor-Kipling and the Zoning By-law Amendment for Blocks 1, 2, and 5. These blocks represent 107,000 square meters of development and two new public parks. Block 1 was released to market in October 2021 and bids were received in December 2021. Bids have been evaluated by an interdivisional team of City and CreateTO staff under the watch of a fairness monitor. A term sheet will be negotiated with the preferred proponent with a target for board approval of the selection in April 2022.

Bloor-Islington A site plan application for the relocated TTC bus terminal at Bloor-Islington has been submitted by TTC. Following collaboration with the TTC and City Planning, the northern boundary for the Housing Now development blocks have been established and details regarding the design of the intersection of the new public road, TTC driveway and Islington Avenue are finalized. The re-zoning and subdivision application were submitted in December 2021. A final zoning report is being planned for the July 2022 Planning and Housing Committee meeting.

805 Don Mills Road The Ontario Line is proposed to be elevated above ground on Don Mills Road, having a significant impact on the size of the development block. Metrolinx’s current proposed alignment for the Ontario Line encroaches on the western portion of the property, at the intersection of Don Mills Road and Eglinton Avenue East. The proposed development concept of 770 & 805 Don Mills Rd was presented at a community consultation meeting held in September 2021, and consideration by the Design Review Panel. A re-zoning and plan of subdivision submission was made for the 805 Don Mills site in October 2021 with a second submission made in January 2022. gtaaonline.com | 15

A final zoning report is being planned for the May 2022 Planning and Housing Committee meeting.

770 Don Mills Road The development concept for 770 Don Mills Road is subject to a land exchange with the Toronto District School Board. One requirement of the Land Exchange is for the City of Toronto to provide 54,000 square feet of stratified fee simple interest on part of 770 Don Mills Road to support a new TDSB elementary school. A community consultation meeting and a presentation of the proposed development concept to the Design Review Panel were separately held in September 2021. A re-zoning and plan of subdivision was made for the 805 Don Mills site in October 2021. with a second submission made in January 2022. A final zoning report is being planned for the May 2022 Planning and Housing Committee meeting.

251 Esther Shiner Boulevard (Oriole Yards) The Oriole Yards Study has identified a plan for relocating existing City uses from the site to free the lands for development. The development of the Block Context plan is complete and scheduled to appear before Design Review Panel in February 2022. 1250 Eglinton Avenue West, 3933 Keele Street Given the size and substantial development constraints to the 3933 Keele Street site by the Metrolinx station entrance building, additional opportunities for this site are being explored. Feasibility of the 1250 Eglinton Ave West within the Housing Now business model is currently being tested and is anticipated to be complete in Q1 2022. The property at 1250 Eglinton Avenue West will be available for marketing following completion of the Eglinton Crosstown transit line, which is expected in 2022.

by Q2 2022 following the resolution of servicing matters involving a third party. The business case has been approved and this site will be released through an RFP process to be led by the Housing Secretariat to select a non-profit partner to develop and operate this site, with the non-profit market offering to launch in the first or second quarter of 2022.

1631 Queen Street East Real property due diligence and concept planning has been completed. The first community consultation took place in December 2020, and presentation to the Design Review Panel also took place in December 2020. A re-zoning submission was made in May 2021, and a second community meeting was held in June 2021. Community and treaty rights holders meetings continue on the Indigenous place keeping component of the project. Preparation for a second re-zoning submission is under way and anticipated in Q2 2022.

150 Queens Wharf Road The final rezoning report and statutory public meeting for this site were considered by Planning and Housing Committee in October 2021 and were adopted by City Council in November 2021. The Zoning By-law will be submitted as a Bill to be brought forward to Council once the servicing matters are resolved. This site will be released through an RFP process to be led by the Housing Secretariat to select a non-profit partner to develop and operate this site, with the nonprofit market offering to launch in Q1 or Q2 2022.

2444 Eglinton Avenue East The CreateTO Board endorsed the business case for this project oin March 2021. This site was selected to proceed as a pilot to test going to market prior to zoning. A community meeting for the site was held in Phase Two – 6 Properties April 2021 and a community working group 405 Sherbourne Street meeting was held in June 2021. The site City Council approved the Zoning By-law was released to market in October 2021 Amendment for this site in July 2021. In and bids were received in December 2021.

June 2021, the Toronto Preservation Board Bids are currently being evaluated by an approved the recommendations to alter the interdivisional team of City and CreateTO property at 405 Sherbourne Street, which staff under the watch of a fairness monitor. is designated under Part V of the Ontario Preferred proponent selection approval is Heritage Act. Bills are expected to be enacted being targeted for the May 2022.

16 | February/March 2022

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158 Borough Drive Property due diligence is currently underway.

CreateTO is working with City Planning on a development concept that was before Design Review Panel in March 2021. A first public meeting was held in April 2021. An Official Plan Amendment and Re-zoning submission was made in June 2021. A second public meeting was held in July 2021, and a second submission in Q4 2021.

A final rezoning report is expected in March 2022. 1627 & 1675 Danforth Avenue Due diligence is underway based on the Councilapproved framework established by the Danforth Garage Master Plan. Stakeholder engagement has begun with Toronto Public Library, Toronto Transit Commission and Children Services to prepare functional programs to inform massing, built form and adaptive reuse of the historic Danforth Garage. Housing Now is one element of a complex interconnected redevelopment of the site. Work is underway to confirm the ability to advance the Housing Now block

independent from the detailed design and stakeholder work being developed for the entirety of the site – giving consideration for an integrated design.

Phase Three – 4 Properties The following sites were endorsed by City Council in November 2021: • 40 Bushby Drive • 2700 Eglinton Avenue West • 4040 Lawrence Avenue East • East Bayfront (also known as Block R6) These sites are estimated to add between 1,150 and 1,400 net new homes, including between 450 to 600 affordable rental homes.

The total number of affordable homes will be determined based on the results of the market offering process, selection of successful proponents, and the planning review and approval process. Progress

Summary of Housing Now Phases One & Two Construction Start

Total Units Original 777 Victoria Park

Current

# Rental

# Affordable Rental

Go To Market

Original

Current

450

575

575

254

Q4 2019

Q4 2020

Q3 2022

1,150

1,484

1,040

520

Q4 2019

Q4 2020

Q2 2022

705 Warden

450

600

600

250

Q3 2020

Q4 2020

Q4 2022

140 Merton Street

150

180

180

90

Q2 2021

Q4 2020

Q2 2022

Q3 2021

Q4 2021

Q4 2022

50 Wilson Heights

Bloor/Kipling

2,300

2,700

1,800

900

Bloor/Islington

1,250

1,415

943

472

Q4 2022

Q4 2021

Q4 2023

988

834

556

278

Q3 2022

Q4 2021

Q3 2023

1,389

1,254

836

418

Q3 2022

Q4 2021

Q3 2023

70

70

70

35

TBD

Q4 2021

Q1 2023

1,800

1,800

1,206

603

Q2 2023

Q4 2022

Q2 2024

190

190

190

95

TBD

Q4 2022

Q4 2024

7,996

3,915

805 Don Mills 770 Don Mills Road 1250 Eglinton Avenue West 251 Ester Shiner 3933 Keele Street

10,187

11,102

1627 DanforthAvenue

200

200

100

TBD

Q4 2023

1631 Queen Street East

279

279

140

Q4 2022

Q2 2024

158 Borough Drive

645

430

215

Q3 2022

Q4 2023

2444 Eginton Avenue East

900

600

300

Q3 2021

Q3 2024

405 Sherbourne Street

266

266

133

Q2 2022

Q2 2023

150 Queens Wharf Road

282

282

141

Q2 2022

Q2 2023

2,572

2,057

1,029

18 | February/March 2022

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Greeting and Registration Creating an Organized Presentation Qualifying Becoming a better Listener Demonstrating Overcoming Objections The basics of price resistance Closing Follow-Up Virtual Presentations and Pre-Recorded Video tours

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Register at www.sherylerenberg.com

www.sherylerenberg.com I Tel 416-256-5868

For more than 20 years, Sheryl Erenberg and Associates has provided marketing and leasing services to the residential rental industry. SEA has worked with Landlords to recruit, train, coach and manage all rental office staff and to develop comprehensive lease-up strategies for legacy and new rental developments.

Family Movie Night Packages Proceeds of GTAA’s Annual Dinner Raffle have always been donated to Toronto’s Family Residence Shelter. The children living in the shelters would choose their preferred venue and the shelter staff would coordinate a full day (including transportation, venue admission fees, lunch, snacks, gift/souvenir) for 150 or more kids living in their care in City operated shelters. Despite the absence of our dinner and raffle, GTAA continued to make an annual donation of $8,000 in October 2020 and 2021.

The shelter staff had to adjust to widespread closures and safety protocols, and create something special for the kids. We were delighted to receive the following update in February 2022:

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In turn, GTAA wants to thank all our Members who donated to this and all our initiatives. Our major events generate a small profit, which is then transferred to our Charitable Foundation.

Then we donate as much as possible with what we have. Our Major Sponsors have continued to generously top-up our bank account each year.

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OUR MAIN FUNDRAISER EVENT IS BACK! AT T E N D & S P O N S O R

2022 GTAA’s Annual Golf Fundraiser IN SUPPORT OF OUR C H A R I TA B L E F O U N DAT I O N REGISTRATIONS TO OPEN SOON

May 26, 2022

The Country Club (Vaughan)

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Our Spring HOPE Food Drive is on for April 2022, but different.

OUR LOCAL FOOD BANKS PARTNERS PREFER FINANCIAL DONATIONS | MORE DETAILS SOON

Family Residence Shelter Thanks GTAA Hello Daryl, Hope all is well. I wanted to take so me time to give yo generous donatio u an update on th n your group prov e ide d to Family Resid Unfortunately due ence Emergency to pandemic closu Shelter. re s and social distanc unable to take the ing restrictions we children on an ou were tin g las all families with ch t year. Instead we ildren between th opted to make su e ages of 4-16 ye re were able to conn ars received a holid ect with four addit ay gift. We ional Shelters and of a Family Movie coordinate the dis Night Package, an tribution d therefore no shelt (within this age gr er resident with ch oup) went withou ildren t a gift last year.

With the reduction of activities familie s were able to do we wanted to supp outside of their ho ort them in a family mes, friendly activity th inside their homes at they could do to that was fun, in lin gether e wi th the spirit of the engaging for all m holiday season an embers of the hous d eh old . We are able to Movie Night Pack ages filled with a purchase 360 Netflix gift card (1hot chocolate, Pe Month Value), popc ek Frean cookies, orn, marshmallows, co more. The Movie loring book, crayon Packages were all s, and delivered by Dece immediately by th mber 23rd and dis e individual shelter tributed s to families in tim contribution your e for the holidays. organization mad The e to our Residence a great holiday ce ensured our familie lebration and prov s had ide d an opportunity to Netflix subscription access a one-mon . th As you can see, du e to your donation, organizations sim great deal from th ilar to ours benefit e donations receive a d from generous co like yourselves. I wi mmunity members sh to extend a than k you to you and diligently to coordin your team who wo ate and organize th rked is type of initiative difference in the liv that makes a huge es of our families.

Your contribution provided many of to our organization our families a grea t holiday season. compassion and fo Thank you for your r being so patient kindness, with us each year .

Kind Regards

Sophia

Family Residence Shelter Homelessness Ini tiatives & Preventio n Services Unit City of Toronto

We need our events to return so that we can provide more to the many organizations who require our assistance. Please sponsor and attend GTAA’s Annual Golf Fundraiser in Support of Our Charitable Foundation on May 26, 2022 at The Country Club (Vaughan).

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Ontario Housing Affordability Task Force On February 8, 2022 the Ontario government published the report from the Housing Affordability Task Force, which highlights expert recommendations for additional measures to increase the supply of market housing to address the housing crisis. The Task Force is part of Ontario’s ongoing three-part consultation with industry, municipalities, and the public to help the government identify and implement real solutions to address the housing supply crisis.

Jake Lawrence, CEO, Global Banking & Markets, Scotiabank was the Task Force Chair. His cover letter to Minister Clark, included the following: Hard-working Ontarians are facing a housing crisis. For many years, the province has not built enough housing to meet the needs of our growing population. While the affordability crisis began in our large cities, it has now spread to smaller towns and rural communities.

Efforts to cool the housing market have only provided temporary relief to home buyers.

The long-term trend is clear: house prices are increasing much faster than Ontarian’s incomes. The time for action is now.

And noted the solutions emerged consistently around these themes: • More housing density across the province • End exclusionary municipal rules that block or delay new housing • Depoliticize the housing approvals process • Prevent abuse of the housing appeals system • Financial support to municipalities that build more housing The report includes 55 recommendations. Here are some highlights: Recommendations 1 & 2 urge Ontario to set a bold goal of adding 1.5 million homes over the next 10 years and update planning guidance to make this a priority.

Recommendations 3-11 address how Ontario can quickly create more housing supply by allowing

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more housing in more locations “as of right” (without the need for municipal approval) and make better use of transportation investments.

Recommendation 12 would set uniform provincial standards for urban design, including building shadows and setbacks, do away with rules that prioritize preservation of neighbourhood physical character over new housing, no longer require municipal approval of design matters like a building’s colour, texture, type of material or window details, and remove or reduce parking requirements.

Recommendations 13-25 would require municipalities to limit consultations to the legislated maximum, ensure people can take part digitally, mandate the delegation of technical decisions, prevent abuse of the heritage process and see property owners compensated for financial loss resulting from designation, restore the right of developers to appeal Official Plans and Municipal Comprehensive Reviews, legislate timelines for approvals and enact several other common sense changes that would allow housing to be built more quickly and affordably.

Recommendations 26-31 seek to weed out or prevent appeals aimed purely at delaying projects, allow adjudicators to award costs to proponents in more cases, including instances where a municipality has refused an approval to avoid missing a legislated deadline, reduce the time to issue decisions, increase funding, and encourage the Tribunal to prioritize cases that would increase housing supply quickly as it tackles the backlog.

Recommendations 49 & 50 call for Ontario government to create a large “Ontario Housing Delivery Fund” and encourage the federal government to match funding, and suggest how the province should reward municipalities that support change and reduce funding for municipalities that do not.

To review the full report please click HERE.

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Housing: the federal government’s current agenda

By John Dickie, CFAA President

As reported in a recent editon of GTAAonline, the reelected Liberal government is now trying to address housing affordability for the middle-class, as well as for low-income people. The focus is on helping people who have not yet achieved home ownership and want to. That includes young people and new immigrants and other disadvantaged groups who do not have access to inter-generational wealth to help them afford a home.

The Liberals’ election promises on housing focus mostly on helping people buy their first homes sooner, with a more flexible First-Time Home Buyer’s Incentive, and reducing the closing costs for first-time buyers.

Within the limits of federal powers, the government also wants to address the housing supply issue The new $4 billion Housing Accelerator Fund is to help municipalities approve housing development in a more timely manner, and to encourage them to approve more dense housing developments. CFAA expects that improvements in municipal approval processes for housing aimed at renters will be included, but not given any special priority. Most people believe that more purpose-built rental housing is critical for gaining more density and better affordability.

Better technology, better project management and better staffing should help Toronto and other municipalities to provide development approvals in a more timely manner. So would more efficient planning rules and a reduction in NIMBYism. Expect to hear more about the Housing Accelerator Fund in this year’s federal Budget, likely in March, a little later than usual.

Rent-to-Own for would-be homeowners As the second main plank in their immediate housing program, the Liberals promised an expansion of rent-to-own (RTO) opportunities. While there are several RTO models, the most effective seems to be the tenant-first model. An RTO facilitator advertises for people who want to buy a house, but haven’t got the necessary down-payment or credit to obtain a favourable mortgage rate. The facilitator then qualifies the prospective homeowner, and tells them what price they can afford as an RTO purchase, based on their income, and what deposit they can put down. The “future owner” then chooses a house in their price range.

At that point, the facilitator connects the future owner with an investor, and negotiates an agreement among the three of them (including the facilitator), which includes:

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• how much the future owner will pay every month, • how long the RTO term will run, and • the future price of the house.

The investor buys the house (or condo), effectively “lending” the future owner much of the down-payment, and the investor’s Class A credit rating (thereby obtaining a favourable interest rate). The future owner pays a market rent, and about $400 to $600 a month as additional, on-going deposits.

Over the RTO term (of two to five years), the additional deposits accumulate, and the future owner repairs their credit, coached and encouraged by the facilitator.

At the exit date, the future owner qualifies for a favourable mortgage with CMHC mortgage insurance, thereby getting a low interest rate. The investor sells the house to the future owner at the fixed future price.

With the tenant-first model and a good facilitator, the percentage of would-be owners who close on their house purchases can be as high as 90%, although it was not as high historically. A market which rises, but not dramatically, helps to achieve a higher closing rate. Those conditions may not exist in the immediate future.

CFAA is working with the Canadian Association of Rent to Own Professionals (CAROP) to address this niche housing opportunity with CMHC in a way which is respectful of the value of renting, and RTO, and ordinary home buying. See www.CFAA-FCAPI.org for the CFAA-CAROP submission.

The new RTO support may well not be addressed in any detail in this year’s Budget. Other Liberal housing promises appear likely to be developed later than the RTO expansion. That is a good thing since several of those other promises are worrisome for rental housing providers.

The CFAA Rental Housing Conference is to resume in Toronto on May 9, 10 and 11, as an in-person event.

CFAA has invited both Housing Minister Ahmed Hussen and CMHC President Romy Bowers to speak.

We are eagerly awaiting their replies. Well-known economist Benjamin Tal has agreed to give the keynote address, and expressed considerable enthusiasm for doing so. See www.CFAA-FCAPI.org for the current conference schedule and to register now!

5 ways to make affordable multi-family housing buildings more sustainable

By Scott Bullock, Supervisor, Energy Solutions, Enbridge Gas

Here are five practical ways to improve building performance while also reducing energy use, enhancing tenant comfort and lowering emissions.

1. Get a checkup There are two easy ways to know if building systems are inefficient: one is to compare current and historical energy use and the other is to compare current energy use to similar buildings in the portfolio. Higher energy bills, multiple mechanical failures and increased comfort complaints from residents can all be warning signs of inefficient equipment.

Not sure which building systems are inefficient?

The Enbridge Gas Affordable MultiFamily Housing program provides up to $8,000 per building for a detailed energy assessment completed by a third-party company, up to $40,000 per housing provider.

2. Stay in the know about incentives The program also offers free expert advice and up to $200,000 in financial incentives to support upgrades to high-efficiency equipment that saves energy, lowers operating costs and reduces greenhouse gas emissions.

Eligible buildings include social and municipal housing, shelters, co-ops and eligible private market-rate multi-family buildings with lowincome tenants. Buildings must be four storeys or higher.

Incentives vary based on service area: for energyefficient boilers, the average incentive is $22,000; for make-up air units, incentives are up to $26,000; water heater incentives are up to $2,000; for in-suite energy and heat recovery, incentives are up to $250 per unit.

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Ask your Energy Solutions Advisor about our exclusive limited-time offer. Until Sept. 30 2022, we’re offering double the incentives on select condensing make-up air units.

3. Focus on ventilation As a result of the pandemic, adequate ventilation has become an important concern for the health and safety of residents. Many buildings are looking for more efficient make-up air units, which are either natural gas powered or run off boilers that heat the building. These devices help reduce energy costs by reusing the heat from outgoing air to pre-heat fresh incoming air.

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to inspire ideas about energy-efficiency projects for your own building. You’ll hear directly from peers and have the opportunity to learn from their experiences, like this Simcoe County Housing Corporation affordable multi-family building:

4. Take advantage of free upgrades As part of the program, buildings can also receive free in-suite upgrades such as low-flow showerheads, aerators and heat reflector panels.

If your building was built before 1980 and is heated by hot water radiators/ convectors, you may be losing a significant amount of heat through exterior walls. We can help with free heat reflector panels, professionally installed at no cost to you. Heat reflector panels are quickly and easily attached to the wall— they reflect heat back into the room and improve resident comfort.

5. Learn from leaders See affordable multi-family building retrofit success studies on the Enbridge Gas website

“In addition to reducing operating costs, our new equipment purchases have also allowed us to reduce our carbon footprint, and reducing our carbon footprint is helping the county meet its long-term energy reduction targets,” says Brad Spiewak, Maintenance Project Manager, County of Simcoe.

The first step is to connect with an Enbridge Gas Energy Solutions Advisor—they’ll provide expert advice to point out the biggest savings opportunities. They can also provide a costbenefit analysis, estimate annual natural gas savings and present incentive quotes. This is a free service, with no cost to the multi-family housing provider.

To confirm your interest in the Affordable MultiFamily Housing program, contact an Enbridge Gas Energy Solutions Advisor at 1-866-8449994 or energyservices@enbridge.com. Visit enbridgegas.com/affordable for program details, testimonials and more.

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