City Planning

Opposing Bill 108

On May 2, 2019, the Province tabled Bill 108: More Homes, More Choice Act in the legislature. Bill 108 includes major amendments to the planning processes used to review development applications in the City of Toronto. These changes are incredibly discouraging and, if passed, will have a significant impact on the future of our neighbourhoods.
 
After years of hard work fighting to protect our neighbourhoods and improve the accountability of the planning process for local residents, the proposed changes are extremely disheartening.
 
Over the past eight years, I've moved countless motions to improve the local planning process for residents. As you know, I've been a vocal opponent of the OMB, a quasi-judicial Provincial body that makes the final decision on development applications appealed in Toronto. From the townhouses on Bayview to the high-rises along Eglinton, most of the development applications in Ward 15 have been appealed to and approved by this unelected, unaccountable body.
 
In spring 2017, after significant advocacy from residents across Toronto – including many groups in Ward 15 – the province announced sweeping changes to the development appeal process through Bill 139. This legislation replaced the OMB with the Local Planning Appeal Tribunal (LPAT), a true appeal body with limited power to overrule municipal decisions, and enacted new policies to give communities a stronger voice in the planning process.

If passed, the new provincial legislation, Bill 108, will walk back many of the neighbourhood-planning based reforms we fought for as a community. Significantly, this includes a return to the former OMB rules and procedures. Instead of reviewing appeals based on the existing, rigorously researched municipal and provincial planning policies, the revised LPAT would be able to issue a decision on a development independent of the municipalities and neighbourhoods affected.

Bill 108 proposes to reinstitute “de novo” hearings, or hearings started anew without reference to the City’s decision on an application. This change will limit the City’s ability to deny development applications and instead will expand the authority of the province to make decisions that impact our local neighbourhoods, without any consultation. The proposed legislation is essentially a reversion to the format of the former OMB hearings under the new LPAT name.
 
Bill 108 also proposes a major reduction in planning decision timelines. The proposed legislation would reduce timelines for consideration of Zoning Bylaw Amendment (ZBA) applications from 150 to 90 days and Official Plan Amendment (OPA) applications from 210 to 120 days. Reducing the time planners have to review applications and report to City Council will ultimately allow applicants the ability to appeal to the more developer-friendly LPAT system much earlier in the process, thereby circumventing the City’s rigorous development review process.
 
Additionally, Bill 108 proposes significant changes to the development charge process. Currently, under Sections 37 and 42 of the Planning Act, developers are required to contribute to neighbourhoods being affected by new development through financial provisions for community benefits such as parks, streetscape improvements, and neighbourhood services. Bill 108 proposes a provincially-determined cap on all parkland and community-related development charges.
 
At the May meeting of City Council, I introduced a series of successful motions:

bill1084.jpg

While the Province closed the official comment period on June 1, allowing less than a month for the public to respond to Bill 108, the City has requested the Province to provide more time for feedback. The City has also released a comprehensive report detailing the implications of Bill 108. You can access the full report here. In response to my Council motion, an online website and public guide is now available here.
 
I would encourage you to continue to share your thoughts on this concerning legislation with the Minister of Municipal Affairs and Housing at minister.mah@ontario.ca.

bill1081.jpg
bill1082.jpg
Along with my colleagues on City Council, I hosted a Planning Town Hall to discuss the impacts that Bill 108 will have on the City's development review process.  There was a fantastic turn-out at the meeting and Chief Planner Gregg Lintern kicked off the evening with a presentation on how the proposed legislation will affect Toronto's neighbourhoods.

Along with my colleagues on City Council, I hosted a Planning Town Hall to discuss the impacts that Bill 108 will have on the City's development review process.

There was a fantastic turn-out at the meeting and Chief Planner Gregg Lintern kicked off the evening with a presentation on how the proposed legislation will affect Toronto's neighbourhoods.

Update on the Province's Bill 108: More Homes, More Choices Act

After years of hard work and advocacy fighting to protect our local neighbourhoods and abolish the Ontario Municipal Board (OMB), I'm extremely disheartened to be writing with an update on the Province's Bill 108: More Homes, More Choice Act, tabled in the legislature late yesterday afternoon.
 
Bill 108 includes major amendments to the planning processes used to review development applications in the City of Toronto. These changes are incredibly discouraging and, if passed, will have a significant impact on the future of our neighbourhoods.
 
Over the past eight years, I've moved countless motions to make our local planning processes more accessible and transparent for residents. As you know, I've been a vocal opponent of the OMB, a quasi-judicial Provincial body that makes the final decision on development applications appealed in Toronto. From the townhouses on Bayview to the towers at Yonge and Eglinton, most of the development applications in Ward 15 have been appealed to and approved by this unelected, unaccountable body.
 
In spring 2017, after significant advocacy from residents across Toronto – including many groups in Ward 15 – the Province announced sweeping changes to the development appeal process through Bill 139. This legislation replaced the OMB with the Local Planning Appeal Tribunal (LPAT), a true appeal body with limited power to overrule municipal decisions, and enacted new policies to give communities a stronger voice in the planning process.
 
If passed, the new provincial legislation, Bill 108, will walk back many of the reforms we fought for as a community, including:
 
A return to the former OMB rules and procedures. While the LPAT would continue to function as the provincial development appeal body, the Province is proposing changes in line with the former OMB structure. This legislation would reinstitute "de novo" hearings, or hearings started anew without reference to the City's decision on an application. The Bill would also allow parties to introduce new evidence and to call and examine witnesses. The LPAT will issue a decision independent of the municipalities and neighbourhoods affected instead of reviewing appeals in the context of existing municipal plans and provincial planning policies. 
 
This change would reduce the weight of planning decisions made by City Council and expand the authority of provincial LPAT appointees to make decisions that impact our local neighbourhoods, without any consultation. The proposed changes are essentially a reversion back to the format of the former OMB hearings under the new LPAT name.
 
Changes to development charges. Under the current structure, Section 37 of the Planning Act, known as Community Benefits, requires developers to contribute to the neighbourhoods affected by new developments through provisions for community benefits such as park and streetscape improvements.
 
This system has been used to fund community projects and services across Toronto. Bill 108 proposes to make the costs more predictable for developers at the outset of the process by instituting a new authority that would combine and cap all community-related development charges. Parkland Dedication requirements, known as Section 42 funds, and funds to enhance local infrastructure would also be included in the total capped amount. This change would severely limit the City's ability to negotiate community benefits before approving an application.
 
Streamlining development approvals. The proposed planning decision timelines would reduce consideration of Zoning By-law Amendment (ZBA) applications from 150 to 90 days, and Official Plan Amendment (OPA) applications from 210 to 120 days.
 
Reducing the time Planners have to review applications and report to City Council will ultimately allow applicants the ability to appeal to the more developer-friendly LPAT system much earlier in the process, thereby circumventing the City's rigorous development review process.
 
Over the coming weeks, I will be working closely with senior staff as we develop the City's formal response to the Province's proposed legislation.
 
If you are interested, I would encourage you to review Bill 108 and the associated Action Plan and share any concerns with your Member of Provincial Parliament.
 
You can submit your comments on Bill 108 through the Environmental Registry of Ontario, here. I've been advised that the Province will only be accepting comments until June 1, 2019, so we must act quickly.
 
As always, please do not hesitate to contact me if you have any questions.

2908 Yonge Street – Update

Dear Friends and Neighbours,

I'm pleased to report that the development application for 2908 Yonge Street was refused at North York Community Council this morning.

City Planning brought forward a strongly-worded report recommending refusal of the applicant's proposal to construct a 13-storey mixed-use building at the corner of Yonge Street and Chatsworth Drive (currently the site of a gas station).

You can read staff's full report online, here.

I spoke in opposition to the proposed development and am happy to let you know that North York Community Council unanimously voted to adopt staff's recommendations.  

I would like to extend my sincerest thanks to all of the neighbours who attended the Community Consultation meeting in February and took the time to write to City Planning.

Thank you for your ongoing engagement and support.

Warm regards,

Jaye