Expanding Housing Options in Neighbourhoods(EHON) is a City-wide program to increase the number of housing units available in hopes of curbing rapid escalation in prices for homes and for rents in rental units. The program aims to create more low-rise dwelling units including duplexes, triplexes and garden/laneway suites.
Among the recommended revisions:
Inclusion of provisions in Policy 4.1.5 of the Official Plan to help ensure new multiplex units fit with neighbourhood character
stronger protections for existing trees when new multiplex units are built.
a reminder that Long Branch already has zoning that permits multiplex and semi-detached home construction, but only single detached homes are being built by developers.
The point is to ensure new multiplex units are designed to fit in with neighbourhood character and that Long Branch has a mix of low-rise housing types that show that multi-family dwellings can exist in harmony with detached single-family homes. As well, the City should be taking steps to ensure that environmental policies in the City’s Official Plan regarding protection of mature trees, which are frequently taken down to make way for new house construction, are better enforced.
The full text of our letter to EHON Toronto appears below
Expanding Housing Options in Neighbourhoods (EHON) is an initiative of City Planning to address the so-called “missing middle” in Toronto’s neighbourhoods. The main idea is to promote construction of more low to mid-rise multiplex units (e.g., triplexes), mid-rise apartment buildings, laneway suites and garden suites as ways to increase the supply of housing in the City against an overall goal of making accommodation more affordable.
Staff Report on Expanding Housing Options
On February 15, 2022, The Planning and Housing Committee (PHC) met to consider this item. The portion of the meeting dealing with EHON began with a staff report from City Planning, after which deputations from residents’ groups were heard.
In case playing the YouTube video above starts at the beginning of the meeting, click here to take you to the timestamp 2:27:09 to catch the Staff Report from its start.
LBNA Deputation
The LBNA made a deputation to the Planning and Housing Committee, with Chair Christine Mercado speaking on behalf of Long Branch residents. Unfortunately, because this was a virtual session, Christine was unable to share her screen to provide visual support for her deputation, though members of the PHC all had copies they could read during the deputation.
Here are the main points the LBNA wanted the PHC to consider:
Update the Report to Make Use of 2021 Census Data
The report presented by Planning Staff was based on the 2016 census, which is already 5 years old. Statistics Canada has started releasing data from the 2021 census, so it would be a shame to work from data that are not current. This is the opportunity to use the most up-to-date information.
Deploy Housing Options Where They Are Needed
Within Long Branch, we have three main zoning areas: RD/RS, for detached single-family homes, RM, for triplexes, duplexes and semi-detached homes, and RA for apartment buildings or condos. In addition, we have the site-specific area north of Lakeshore from Thirty Second to Long Branch Avenue where Minto has been building over XXXX townhouse units.
So Long Branch already has the full range of housing options Planning wants to see, all achieved within the existing Planning framework and regulations.
In the words of Christine Mercado, areas such as Long Branch “… need to be analyzed to better understand what is working and then replicate learnings in flat or no growth Neighbourhoods.”
The LBNA also has concerns about the City moving forward to dramatically intensify neighbourhoods without considering the need to grow supporting infrastructure at the same time.
For example, Long Branch residents with school-age children are probably very aware that our schools are stretched over capacity. We have no secondary school in Long Branch. Many children have to be sent to schools outside Long Branch.
LBNA Board members attended an information session from the TDSB for Wards 2 & 3 last week. The presenters shared that there is no money from the Province and no plans for new schools in Long Branch for the foreseeable future.
The City already has policies that direct intensification to “Avenues” – major streets such as Lakeshore Boulevard. Yet we are seeing only sporadic development of mid-rise apartments/condos along Lakeshore. And such mid-rise buildings need to be built with commercial space at grade to make the street more inviting to walk and shop. Several stretches of Lakeshore in Long Branch look shabby and neglected.
Better Public Consultation Process
In our discussions with residents in our community and others within Toronto, there is extremely low awareness of the magnitude of change that this Committee is considering through the EHON initiatives and in this report. The numbers outlined in the Report for Community Engagement to date are shockingly low to us in a City of 2.8 million.
The pandemic has allowed the City to conduct public hearings formerly held in-person as virtual meetings. Virtual meetings rate lower on engagement than in-person. it is easier to cut a video or audio feed to stop someone from speaking. It is easier for panel members to tune out opposing voices. They can simply suspend their video feed and disappear behind a solid coloured tile so we have no idea whether or not they’re paying attention.
It seems as though the City is rushing to implement new policies with little genuine public consultation. We have not seen truly interactive discussions with City policy-makers and influencers. They tell us what they want to do. We tell them our concerns. But there is no true communication – dialogue – to allow residents to provide meaningful input to public policy and for policy-makers to show they have listened by addressing residents’ concerns. So far, it just seems like “consultation” is actually window-dressing.
The LBNA’s deputation is embedded in the YouTube video window below.
In case playing the YouTube video above starts at the beginning of the meeting, click here to take you to the timestamp 2:38:29 to catch Christine’s deputation from its start.
[If you allow the YouTube video to continue playing after Christine’s deputation, you can hear what other residents’ groups had to say as well]
