GTA Housing Action Forum Backgrounder - November 18-19, 2014
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GTA Housing Action Forum
Backgrounder
November 18-19, 2014Table of Contents
Process to date
Objective
Agenda
Framing the issue
Draft goal and mission statement of the GTA Housing Action Lab
Areas of intervention and action items
Research agenda
Appendix: Participant bios
Acknowledgments
2Process to date Objective
The GTA Housing Action Lab (HAL) was launched Our objective for the November 18 and 19
in 2013 to bring together experts from various forum is to review and refine the four areas
sectors to identify actionable solutions to the of intervention and draft Action Plan we have
issues of affordability and sustainability in the outlined in the context of a shared description
GTA housing system. of success to build a housing system that
supports smart intensification, housing
We began by conducting nearly 50 interviews affordabilty and a diversity of form and tenure
with experts and practitioners in early 2014, throughout the housing system.
leading to a foundational workshop in June 2014.
Since then we have connected with many of you Right now, we have roughly 15 action areas
individually to expand on the outcomes from that which emerged from our conversations and the
session. Additionally, we convened a small group two workshops to date. We need to bring this
in September to advance the thinking. down to a more manageable action list and
identify which of the participants in the HAL
This document contains the results of those will lead and participate in the priority actions
interviews, our additional discussions, identified.
background research and the two workshops.
We have compiled all of this knowledge into the The draft Action Plan will feature a combination
following draft framework for the GTA Housing of types of action items, which may include
Action Lab. research, policy proposals, and civic
engagement. Using the thinking and material
The thinking has coalesced around four main generated by this session we will further shape
areas of intervention: the framework and strategy of the GTA Housing
Action Lab working towards having a final
strategy by the end of 2014 and beginning
1. Taking a regional approach - connecting implementation in 2015.
regional growth strategies and policies
2. Where we build and what we build -
enabling diversity in form, tenure and cost of
new supply
3. Investing in affordability - providing income
support to residents and maintaining the
existing stock of private rental and social
housing
4. Changing the narrative - new public
discourse about the housing system
3Agenda
Tuesday, November 18 (9:00am–5:00pm)
Evergreen Brick Works, BMO Atrium
550 Bayview Ave, Toronto
(Arrivals and breakfast 8:00–9:00am)
Morning session (9:00am–12:15pm)
• Welcome, introductions and update on activities
• Co-creating a description of success for a sustainable
housing system
• Break
• Presentation of research | Derek Burleton: TD Economics
• Panel discussion of key focus areas
Lunch (12:15pm–1:15pm)
Afternoon session (1:15pm–5:00pm)
• Review and revsion of action planning for key areas
of intervention
• Synthesis
Wednesday, November 19 (9:00am–1:30pm)
Evergreen Brick Works, BMO Atrium
550 Bayview Ave, Toronto
(Arrivals and breakfast 8:00–9:00am)
Morning session (9:00am–11:00am)
• Welcome
• Synthesis presentation
• Exploring and shaping new narratives
• Next Steps
(transportation will be provided from Evergreen Brick Works to
the InterContinental Hotel)
Wednesday, November 19 (11:45am–1:30pm)
InterContinental Hotel
225 Front St W, Toronto
Luncheon hosted by the Economic Club of Canada with
keynote speech by Ed Clark
4Framing the issue Draft goal and mission
We build housing very well in the Greater statement of the GTA
Toronto Area (GTA). The market, responding Housing Action Lab
to economic trends and regulatory conditions,
has managed to build a huge amount of new We have developed the following goal and
housing to accommodate the fastest growing mission station for the HAL to share with this
region in North America. And yet we face some group for feedback.
critical interrelated challenges that are affecting
resident’s well-being and the future sustainability Goal:
and affordability of housing in the region. These
challenges include: Our shared goal is to build a housing system
that creates a diverse, dense, affordable supply
• Growing affordability issues and lack of of housing for residents of the GTA. This will
housing options for GTA residents, in particular enable us to meet our Places to Grow targets in
at the lower end of the income spectrum, an affordable and sustainable way, creating the
including families with children foundation of the future economic, social and
environmental prosperity of the region.
• Broader regional economic vulnerability as
a result of elevated household debt levels Mission Statement:
and the economic costs of inefficient growth The GTA Housing Action Lab is a collaborative
patterns working group that has come together to build:
• Threats to the region’s environmental • Programs and policies that support the
sustainability from auto-based travel patterns affordability of housing to ensure residents
and pressures on energy and water systems of all incomes have the best chance to live
in a suitable home and have a choice in their
The impacts of these can be seen in: housing
• The cost of housing rising disproportionately • A more sustainable housing system in the
to incomes region by increasing public support for
intensification, awareness of the benefits
• Growing social housing waiting lists and repair of complete communities, and policies that
costs support creative infill in our urban centres
and a connected region
• Few new lower income rental and affordable
ownership options • A policy and regulatory framework that
encourages diversity in form and tenure,
• A lack of diversity in the form, tenure and cost intensification and affordability, and creates
of housing resulting in a lack of choice for incentives aligned with the needs of the
residents residents of the region while creating an
economically viable housing sector
• Challenges to the process of intensification and
a disconnect between development patterns
and regional growth and transportation
planning
5TAKING A REGIONAL APPROACH
WHAT WE ARE TRYING TO ACHIEVE
1. Integrated land use transportation and housing policies across the region
2. Coordinated regional approach to housing issues including approvals process and municipal
land use and housing service plans
3. Public narrative about land use / density / housing as a regional issue
HOW WE GET THERE
Utilize existing legislation
Enable regional
Reviews of Growth Plan for GGH,
coordination
The Big Move, Greenbelt Act, and
Identify the across
Long Term Affordable Housing
Advocate for municipalities
Strategy best Provincial
a modernized
vehicle for
Land Use
intensification
Advocate for Develop & Planning System
around transit
coordinated submit recs for
reviews reviews
RESEARCH RESEARCH RESEARCH? RESEARCH?
POLICY POLICY
POLICY DESIGN POLICY DESIGN
DESIGN? DESIGN?
ADVOCACY ADVOCACY ADVOCACY ADVOCACY
PUBLIC ENGAGEMENT, NARRATIVE AND COMMUNICATIONS STRATEGY
PRELIMINARY HOUSING ACTION LAB GROUP
Pembina
York Region
OHBA
ULI
CivicAction
Paul Bedford
CityWorks
6Areas of intervention and action items
| Taking a regional approach
Fragmentation across municipalities and levels planning decisions associated with regional
of government throughout the region has led to transportation hubs including mobility
misaligned and sometimes contradictory housing hubs and GO stations. If this authority was
policies and regulations that do not encourage the enabled Metrolinx would be able to actively
kind of growth we need. encourage transit supportive development
and shape the land use associated with
The sector also lacks a cohesive housing strategy nodes in the regional transportation network.
between public, private and not-for-profit actors. An alternative method could be improving
In order to create a sustainable housing system the Growth Plan to include and mandate
for the GTA we need better regional coordination intensification targets for transit lines hubs
aimed towards facilitating affordability and density and stations.
in the right places.
• Advocate for a modernized Land Use
Planning System: While Ontario’s land use
• Influence upcoming Provincial legislative planning system has evolved over the past
reviews: The Growth Plan for the Greater Golden decade, there are additional steps that could
Horseshoe, The Big Move and The Greenbelt be taken to create the conditions for a more
Act will all undergo reviews by 2016. The affordable and sustainable housing system.
province will also release an updated Long- The Province could ensure that municipalities
Term Affordable Housing Strategy. The plans have up-to-date Official Plans and zoning
have wide ranging impacts on the future of by-laws that conform to provincial policy
the region, setting priorities for Ontario that and support transit oriented development to
will greatly impact the housing system. The create a framework that provides certainty,
confluence in timing of the reviews presents establishes clear rules for development
a unique opportunity to align the reviews and determines how communities grow.
to ensure that they can make the greatest Municipalities could also use planning tools
collective impact and work in tandem rather created by the provincial government to
than create misaligned priorities. There ensure the best possible planning outcomes
is also the opportunity to either create a in the development of strong, healthy and
joint submission or at minimum coordinate complete communities.
submissions from external groups that drive
forward shared priorities. • Enable regional coordination across
municipalities: A lack of coordination both
• Identify the best provincial planning vehicle between different municipalities in the
to mandate minimum intensification targets region, as well as between the municipal,
for new transit corridors, hubs and stations: provincial and federal governments hinders
possibly through the enactment of the Metrolinx the development of the diverse and flexible
Transportation Planning Policy Statement. housing system we need. Better regional
The Metrolinx Act includes a provision that coordination would allow for standardization
the Minister of Transportation can issue of policies that affect private sector
Transportation Planning Policy Statements development as well as an alignment of
that would allow Metrolinx to influence priorities for public investment in housing.
7WHERE WE BUILD AND WHAT WE BUILD
WHAT WE ARE TRYING TO ACHIEVE
1. Increase choice of tenure and form across the region
2. Increase affordability of new housing
3. Densify / intensify housing in the right areas
HOW WE GET THERE
Unlocking innovative Build in the Build the right mix of
Reduce cost to new supply
approaches right areas housing
Experiment Fix and align
the rules and Activate Pilot as
with new forms Federal
Fast track incentives underutilized of right
and tenures Create “new government
approvals [eg parking public land development
[eg 6 story housing action incentives for
for complete rules, parkland [and private permits
wood, laneway framework” purpose built
communities dedication, eg big box and in target
housing, multi rental
secondary plazas] neighborhoods
owner houses] suites]
RESEARCH? RESEARCH RESEARCH RESEARCH RESEARCH RESEARCH
POLICY DESIGN POLICY DESIGN POLICY DESIGN POLICY DESIGN POLICY DESIGN POLICY DESIGN
ADVOCACY ADVOCACY ADVOCACY ADVOCACY ADVOCACY ADVOCACY ADVOCACY
PROTOTYPE/ PROTOTYPE/ PROTOTYPE/ PROTOTYPE/ PROTOTYPE/
PILOT PROJECT PILOT PROJECT PILOT PROJECT PILOT PROJECT PILOT PROJECT
NARRATIVE AND COMMUNICATIONS STRATEGY
PRELIMINARY HOUSING ACTION LAB GROUP
OHBA
York Region
GTAA
CityWorks
Pemina
United Way of Greater TO
ULI
Affordable Housing Office, City of TO
Paul Bedford
8Areas of intervention and action items
| Where and what we build
developers and non-profit groups would
When the Greenbelt and Places to Grow Act were innovate in their provision of new housing
created, they put in place a valuable framework for a diversity of residents.
to accommodate growth in a way that protects
valuable land and encourages vibrant and • Experiment with new forms and tenures
transit supportive communities. (E.G. 6 story wood frame, laneway housing,
flex housing, co-ops, multi-owner houses):
While we are starting to see a move towards New forms of housing like 6 story wood
more compact housing types across the region frame, laneway houses and tiny houses can
and densification, there is a noticeable lack offer innovative, cost-efficient solutions
of diversity in both the form and tenure of to intensifying the city. Currently many of
the housing we are building across the region. these forms are not permitted under zoning
There is also a lack of diversity in price limiting and other regulations in the GTA. There are
choice available to residents. This lack of also alternative housing tenures such as
diversity has resulted in a sector that, in recent co-ops and multi-owner houses that could
decades, has primarily built small market rate provide new affordable housing supply. There
condos and few rental or affordable ownership is an opportunity use pilot projects to start
projects. With increasing population and conversations with government officials on
changing demographics we need to learn how how to overcome existing barriers.
to build the right things in the right places.
Without this smart intensification the Growth Reduce cost to supply
Plan is in jeopardy.
• Fast track approvals to complete
communities: A major costs to development
Unlocking innovative approaches is the lengthy period required to obtain
• Create an aggressive “new housing action approvals from municipalities. By fast
framework” for housing partnerships tracking approvals for specific types of
between municipalities, developers, development we can encourage complete
non-for-profit agencies and financial communities.
institutions: Adopt incentive measures
to formalize and scale up the current • Fix and align the rules and incentives:
case by case housing partnerships Many of the existing rules and incentives
where municipalities will work with the encourage the wrong kind of development.
development community and non-profit The rules and incentives governing
sectors to create the housing needed for development across the region are also
smart, affordable intensification within the inconsistent which causes delays, additional
GTA including new affordable rental housing. costs and confusion. Fixing and aligning the
A “new housing action framework” would rules and incentives would reduce the cost
seek to provide a diversity of new rental of new development and encourage the right
housing across the income spectrum while kind of development. Some examples are
tapping into the resources of all partners. existing parking standards, prohibitions on
Governments would look to standardizing secondary suites and the parkland dedication
a range of rental housing incentives, while system.
9• Activate underutilized land (public and
private E.G. big box and plazas): One of
the largest costs to new development is the
cost of land. By activating underutilized land
including public holdings, big box store sites
and plazas we can increase the supply of
land therefore decreasing the cost to supply.
(Note fits both in “build in the right areas”
and “reduce cost to supply”)
• Pilot development permits in target
neighbourhoods: A significant cost to
any new development is securing permits.
Piloting as-of-right development permitting
processes in target neighbourhoods could
encourage development in the areas where
it’s most needed and where intensification
should be encouraged. (Note fits both in
“build in the right areas” and “build the right
mix of housing”)
Build the right mix of housing
• Advocate for a federal government role
for purpose built rental: The federal
government formerly played a significant
role in facilitating the development of
purpose built rental. These programs
have been phased out in recent decades
and are scheduled to come to an end in
the near future. The federal government
should explore tools that would incent
the development of purpose-built rental,
including zero rating (or full pass through)
of the GST on rental construction, or using
CMHC as a loan instrument to provide low-
cost financing for affordable purpose-built
rental projects?
10INVESTING
WHERE INAND
WE BUILD AFFORDABILITY
WHAT WE BUILD
WHAT WE ARE TRYING TO ACHIEVE
1. Provide income support to enable people to enter the housing market
2. Maintain existing affordable private rental stock
3. Maintain existing social housing stock
HOW WE GET THERE
Maintain existing social housing
Income support Maintain existing affordable private rental
stock
Support existing
or emerging
initiatives that
Fix the rules Create new support the
Support federal and affordability of
Create income- Achieve better Initiate tower
closing the gap provincial housing with
tested housing Establish enforcement of renewal programs
campaign for revenue streams scaling potential
benefit property tax housing laws across the city
social housing for social
parity housing
RESEARCH RESEARCH RESEARCH?
POLICY DESIGN POLICY DESIGN POLICY DESIGN POLICY DESIGN
ADVOCACY ADVOCACY ADVOCACY ADVOCACY ADVOCACY ADVOCACY ADVOCACY
PROTOTYPE / PROTOTYPE /
PILOT PROJECTS PILOT PROJECTS
NARRATIVE AND COMMUNICATIONS STRATEGY
PRELIMINARY HOUSING ACTION LAB GROUP
CityWorks
United Way of Greater TO
CivicAction
HSC
Paul Bedford
11Areas of intervention and action items
| Investing in affordability
Many low income residents live in the region’s • Achieve better enforcement of housing
private and social rental housing which is over laws: Current housing laws are often not
40 years old and faces substantial repair and enforced or when they are the system
revitalization challenges. incentivizes compliance officers to simply
close cases, which leads them to focus on the
We also need to improve the ability of lower- buildings of owners they know will comply
income residents to afford housing, and we also rather than cases where there are serious
know that there is vacancy in the private market systemic issues. Rethinking the way that
that could be better used. housing laws are enforced would allow for
better living conditions for renters and a
more predictable system for owners.
Income support
• Create an income-tested housing benefit: • Initiate Tower Renewal programs across
The housing market in the GTA has become the city: Over 25% of Torontonians live
so expensive that many people are unable to in towers built between the 1950s and
afford suitable housing. Creating an income- 1980s. These towers are deteriorating and
tested housing benefit with a structure surrounded by underutilized greenspace left
similar to the Ontario Child Benefit would over from failed modernist tower-in-the-
allow many individuals and families to enter park utopian visions. The City of Toronto
the housing market and find suitable housing has established an office for Tower Renewal
who weren’t previously able to do so. on the model that owners could do infill
on their properties to re-urbanize the area
and then reinvest the profits back into the
Maintaining existing affordable aging properties. The model has not yet been
private rental implemented on a wide scale. Demonstration
• Establish property tax parity: In Toronto projects that will test the viability of the
rental properties pay a higher property model are currently underway and will
tax rate than owner-occupied units. This hopefully lead to widespread implementation.
discrepancy is a holdover from historical
conditions, most municipalities have Maintaining existing social housing
established parity. Bringing Toronto to parity stock
would be a quick win and an easy way to
bring more affordability to rental housing, as • Support closing the gap campaign for
any saving would by law have to be passed social housing: The City of Toronto and
on to tenants, and the alleviation of this Toronto Community Housing Corporation are
additional cost could lead to additional currently working to make necessary repairs
investment in the buildings (and even to social housing across the city. The City
potentially more new construction) has committed $156 million but cannot
12complete the necessary repairs without
funding support from the provincial and
federal governments. Supporting the close
the gap campaign will help maintain the
existing social housing stock which is already
overloaded and in desperate need of repairs.
• Create new federal and provincial revenue
streams for social housing: Municipalities
in Canada face a fiscal gap between the
responsibilities they have been assigned
by the provincial and federal governments,
and the fiscal tools that they have at their
disposal to address these tools. Municipalities
own nearly 50% of all infrastructure assets
yet collect just 8 cents on every tax dollar.
Remedying this imbalance would help
municipalities adequately invest in the repair
of existing social housing units and the
construction of new units.
Support existing initiatives
• Support existing or emerging initiatives
that support the affordability of housing
with scaling potential: Social housing
systems have significant assets in their
properties but cannot unlock their value to
access financing needed for repairs or new
construction. Innovative financing models
should be explored to address this. For
example, the Housing Services Corporation
in Ontario is working with other social
housing providers across the country to
explore a pooling of their reserves, which
would enable them to float a bond to make
key investments in the repair of the existing
housing stock. Efforts such as this should
be supported by government (ie CMHC
guarantees the bond).
13GTA HOUSING ACTION LAB RESEARCH AGENDA
CORE TOPIC AREAS
Mapping Economic impacts Plans and policies
• Taking a regional approach: provides framework for what changes/types of
TIE INS TO WORK • Taking a regional approach: actions will create real change, and identifies what needs to be changed
• Narrative: provides argument for why change
AREAS provides a state of the region’ to contextualize possible actions is necessary and the affects the housing • Where and what we build: provides framework for what changes/types of
• Where and what we build: need a picture of what is there before we system has on the future of the region actions will create real change, and identifies what needs to be changed
can decide what we need. Will also show opportunities (e.g. how transit needed to be made an • Investments in affordability: provides framework for what changes/types of
economic issue) actions will create real change, and identifies what needs to be changed
• Narrative: provides data needed to build narrative
• Narrative: provides context and support for argument for change
PHASE 1 Synthesize existing reports and who’s doing what relating to HAL focus areas and best practices
Landscape research
FALL 14 Hire researcher, possible candidates: Pembina (Cherise Burda)
PHASE 1.5 Housing data bank TD Economics research paper on challenges related ULI / Ryerson / York Region research on
Concurrent research, to affordability and diversity of supply issues. Details incentives for building rental and how to
need to identify tie-ins expected downward movement in home ownership, apply principles in GTA
Work needed:
foundational research Data is complete, possible augmentation [need to identify candidate for research],
and slight up-tick in purpose-built rental and lays out
possible solutions
graphic design / animation by CityWorks, released at CivicAction April 14 summit
PHASE 2 How does the housing market
Core research projects Mapping the opportunity for new Identifying the gap between what The macro economic Analysis of factors
respond to plans and policies? An
WINTER 14/15 housing infil in the GTA on under- we’re building and what we need impacts of the lack of contributing to the Identify the rules, policies and
examination of the response of
utilized and empty land, viewed by mapping existing housing stock, diversity in and high cost of housing (i.e. incentives that run counter to the
GTA housing system to the Ontario
through the lenses of transit, future construction and projected cost of housing in the interest rates, cost of objectives of smart intensification
Growth Plan and other plans and
employment and other factors housing needs in the GTA GTA construction etc)
policies over the last decade
Hire researcher, possible candidates: Hire researcher, possible candidates: Hire researcher, possible candidates:
Hire researcher, possible candidates:
Murtaza Haider (Ryerson & IMDG), Margie Carlson (HSC), Greg Suttor (U of T), Markus TD Economics, Steve Pomeroy, Cushman Wakefield, Neptis (Marcy Burchfield), Murtaza Haider
[Needs to be identified]
Moos (U of Waterloo) Hemson (Yousaf Shah) (Ryerson and IMFG)
Other research candidates:
Mowat Centre (Noah Zon & Matthew Mendleson), Anne Golden
PHASE 3 [NOTE: PROJECT SPECIFIC RESEARCH PIECES ARE STILL IN FORMATION AS THE OVERALL PROJECT AGENDA IS STILL IN FORMATION]
Project specific
SPRING/SUMMER 15
Changes required to Growth Plan for GGH, The Big Move,
New revenue streams for social housing Better enforcement of housing laws
Greenbelt Act for submissions
Affordable housing partnership frameworks including Models for fast tracking approvals for complete
Federal government incentives in purpose built rental
benefits and costs communityAppendix: Participant
Biographies
Pedro Barata the Canadian Institute of Planners, with more than
Pedro Barata joined United Way Toronto in January 40 years’ experience in urban planning and city
2011. As Vice President, Communications and building. Since retirement in 2004, Mr. Bedford has
Public Affairs, he leads media relations, message been appointed adjunct professor at the University
and brand positioning, internal communications, of Toronto and Ryerson University planning
issues management and stakeholder relations. schools. He also serves on the Waterfront Toronto
Pedro has more than a decade of involvement in Urban Design Review Panel, and the Centre for
the non-profit sector in areas such as community Addiction and Mental Health Property Committee
development, research and policy development, in Toronto. He served two terms on the Greater
communications and public affairs. Most Toronto Transportation Authority (Metrolinx), and
recently, Pedro was responsible for strategic was appointed vice-chair of the Transit Investment
communications and poverty reduction funding Strategy Advisory Panel by the Premier of Ontario.
programs at the Atkinson Foundation. He was also
a member of the Ontario Social Assistance Review Antoine Belaieff
Advisory Council and has held roles with Family Antoine Belaieff, MCIP, RPP is the Director of
Service Toronto and Campaign 2000. Innovation at Metrolinx, responsible for advancing
innovation and sustainability at Metrolinx. He
Carly Basu also oversees the Smart Commute Transportation
Carly Basu is a Senior Associate with the Growth Demand Management Program, and the Transit
Policy team at the Ontario Growth Secretariat. Procurement Initiative (which works with transit
In this role, Carly is responsible for undertaking systems to purchase buses and related goods and
policy research and development to support services). Antoine is a Professional Planner, who
growth plan implementation. One of her key holds a Bachelor’s Degree in Management from
research focuses over the past few years has been McGill University in Montreal, a Master’s Degree
on housing affordability, both within the Greater in Planning from the University of Toronto, and
Golden Horseshoe region and more broadly. Prior a Master’s Degree in Strategic Leadership towards
to joining the Secretariat in early 2011, Carly was Sustainability from the Blekinge Institute of
based in Australia, working as a researcher and Technology in Sweden.
urban planning consultant on a range of projects
for municipal, state and federal governments, as Maya Borgenicht
well as for private sector and not for profit clients. Maya Borgenicht is a Project Manager with
Carly holds a Bachelors’ Degree in Social Science Evergreen CityWorks. Prior to joining Evergreen,
and a Masters’ Degree in Urban and Regional Maya worked with Toronto Artscape. Before moving
Planning. She is an avid traveller and uses these to Toronto, Maya worked with the Regional Plan
experiences to enrich her work as a planner. Association in New York City where she led projects
in the Open Space and Environment Department
Paul Bedford and worked on regional planning initiatives. Maya
Urban mentor and former chief planner for the City has a bachelor of arts in urban studies from Vassar
of Toronto, Paul Bedford is a member and fellow of College.
14Alan Broadbent Cherise Burda
Alan is Chairman and CEO of the Avana Capital Cherise is Ontario director at the Pembina
Corporation, and Chairman of The Maytree Institute, directing research and implementation
Foundation. In support of its investment activities, strategies for transportation and renewable
Avana initiates and funds civic engagement energy solutions, including policy initiatives for
projects to strengthen the public discourse on urban form. She is a regular spokesperson on
civil society, including: the Institute on Municipal transportation, renewable energy and Ontario
Finance and Governance at the Munk School of policy issues. Since joining the Institute in
Global Affairs, University of Toronto; the Jane 2007, Cherise has written dozens of energy,
Jacobs Prize, which celebrates “unsung heroes” transportation and urban development
in the Toronto Region; and Ideas That Matter, an publications, including: Behind the Wheel, Live
organization to convene discourse on progressive Where You Go, Making Tracks to Torontonians, the
ideas concerning the public good. Alan is also RBC-Pembina Home Location Survey, and Plugging
Chairman of several related organizations, Ontario into a Green Future. Cherise’s 17-year
including the Caledon Institute of Social Policy career as a policy specialist and senior manager
(co-founded by Maytree in 1992), Tamarack - An includes past experience as a program director
Institute for Community Engagement (co-founded with the David Suzuki Foundation and a senior
in 2001), and Diaspora Dialogues, which supports researcher with the Polis Institute at University of
the creation and presentation of new writing Victoria’s Faculty of Law.
that reflects the diversity of Toronto. Alan is
also Chairman of the Tides Canada Foundation; Derek Burleton
advisor to the Literary Review of Canada; Co-Chair
Derek is Vice President and Deputy Chief
of Happy Planet Foods; Member of the Governors’
Economist for TD Bank Group. In his role, he
Council of the Toronto Public Library Foundation;
leads a team of economists that provides leading
Senior Fellow of Massey College, and Member of
analysis on the Canadian economy and financial
the Order of Canada and recipient of the Queen’s
markets. Each year, he travels extensively across
Jubilee Medal. He is the author of the recently
Canada, speaking at more than 50 events on
published book, Urban Nation.
economic and financial developments. As a
respected commentator, Derek has been quoted
John Brodhead by many media outlets – including the Globe
John is the first executive director of CityWorks, a and Mail, Financial Times and the Economist. He
strategic initiative of Evergreen. Prior to joining also is frequently interviewed on the radio and
CityWorks, John was deputy chief of staff for television. Derek maintains a strong interest in
policy and cabinet affairs for Premier Dalton Canadian public policy issues, and has written
McGuinty and served in other roles in the Office substantive reports on health care sustainability,
of the Premier, including executive director education and immigration reform. He participates
of communications and senior policy advisor. in a number of advisory and steering committees
John was also vice president for strategy and both internal and external to TD Bank Group and
communications for Metrolinx. Prior to joining currently serves on the Board of the Toronto
the provincial government, John served in various Association of Business Economists (TABE). Derek
capacities in the federal government, including the Burleton received his Bachelor of Commerce from
Ministries of Infrastructure and National Defence. Queen’s University and a M.Sc. in Economics
John is currently an executive fellow at the from the London School of Economics. Derek has
Mowat Centre for Public Policy at the University of fifteen years of experience as an economist in the
Toronto. financial industry.
15Daryl Chong responsible for the Poverty Reduction Strategy.
Daryl Chong is the President and CEO of the Prior to returning to government, he was the
Greater Toronto Apartment Association. He Manager of Programs and Research for the
worked inside Toronto City Hall for six years as Institute on Municipal Finance and Governance
the Executive Assistant to a Councillor; then (IMFG), a cities research institute at the University
pursued a career in consulting for more than a of Toronto’s Munk School of Global Affairs.
decade. His clients have included a wide range of André has also worked for the Ontario Ministry
industries including eCommerce, procurement, of Finance, the Public Policy Forum and the City
Telecommunications, Energy, Advertisement and of Toronto, and has done consulting work for a
Transportation. range of organizations. He is a graduate of the
University of Toronto’s School of Public Policy and
Michael Collins-Williams Governance, and of Queen’s University.
Michael Collins-Williams is a Registered
Aaron Denhartog
Professional Planner and is the Director of Policy
at the Ontario Home Builders’ Association. He has Aaron Denhartog is currently the Government
over a decade of experience in the residential Relations Program Manager for the Cooperative
construction and land development industry, is Housing Federation of Canada where he advocates
a member of the Ontario Professional Planners on behalf of co-op housing members to various
Institute and is a graduate of the Ryerson levels of government. Prior to joining CHF
University School of Urban and Regional Planning. Canada he participated in the Ontario Legislative
Internship Programme where he served in a non-
Harvey Cooper partisan role for backbench MPPs in both the
government and opposition. He studied political
Harvey Cooper has Cooper has worked over the science at York University and has been involved
last 3 decades in the Co-operative and Non- with a number of community organizations.
Profit housing field. He currently serves as the
Managing Director for the Ontario Region of the
Joe Deschênes Smith
Co-operative Housing Federation of Canada. The
Federation represents some 100,000 non-profit Joe Deschênes Smith is founder and principal of
housing cooperative residences, home to over a Trillium Housing. Trillium Housing uses impact
quarter million Canadians. As Managing Director finance to deliver its mission to create housing
of CHF Canada’s Ontario Region, Harvey oversees affordability. Trillium Housing invests in the
a staff of 9 that provide a full range of services development of affordable ownership housing
to member housing co-operatives in Ontario. One with conventional developers and provides its
area in particular that Harvey has honed a well- innovative Trillium 2nd Mortgage to enable
regarded expertise in, is assisting stakeholder modest-income families to own their home. Before
groups to effectively represent their interests to founding Trillium Housing Joe helped grow another
government at all jurisdictional levels. non-profit in affordable housing finance. He was
also Chief of Staff to the Ontario Minister of
André Côté Municipal Affairs and Housing had a hand in the
development of several policy initiatives including
André Côté is a Policy Advisor to the Honourable the 2007 Ontario Planning Act, Residential
Deb Matthews, Deputy Premier of Ontario, Tenancies Act, City of Toronto Act and Ontario
President of the Treasury Board, and Minister Housing programs.
16Victor Doyle Nicole Giles
Victor has been a professional planner for almost Nicole Giles is the Manager of Housing Services with
30 years at both the municipal and provincial the Canadian Mental Health Association, Toronto.
levels where he is currently Manager, Planning CMHA is a nation-wide, charitable organization.
Innovation, in the Ministry of Municipal Affairs CMHA Toronto provides direct service, participates
and Housing. For the past 25 years he has in advocacy and conducts research. Nicole has 24
been directly involved in driving, developing, years of experience in the voluntary sector, 15 of
implementing and defending strategic provincial which have been with CMHA Toronto. She currently
planning initiatives in the Greater Golden manages over 500 rent supplement units in a
Horseshoe. His most recent efforts on housing scattered apartment model in partnership with over
include overseeing the release of Ministry’s 70 private market landlords.
2011 publication “Municipal Tools for Affordable
Housing”, leading the changes to the Planning Act Dina Graser
requiring municipalities to authorize second units
Dina Graser was most recently the Director,
and undertaking ongoing research on housing/land
Community and Stakeholder Relations at Metrolinx,
supplies.
where she managed its first community relations
team, and oversaw public and stakeholder
Jan Fordham engagement for the organization. Prior to joining
Jan Fordham is a Manager in the Healthy Public Metrolinx, Dina worked as a communications
Policy Directorate at Toronto Public Health where lawyer at a major Bay St law firm, as a community
she is responsible for knowledge synthesis and organizer, and as an independent producer of live
exchange, healthy public policy development and shows, conferences and events. She co-founded
advocacy, and applied research and education a citizens’ group, People Plan Toronto, which
in relation to the social determinants of health. advocates for stronger community engagement
She works with a multidisciplinary team on in the planning process, and sat on the board
issues ranging from income security, suicide of Toronto Artscape, which develops affordable
prevention, mental health promotion, employment, live/work space for artists, for six years. She has
racialization and health, and transit affordability. a BA from McGill University, an MFA from the
For the past several years, she has coordinated City University of New York, and an LLB from the
the research ethics review process within Toronto University of Toronto.
Public Health.
Jason Hastings
Sean Gadon As a social planner Jason leads a team at York
Sean Gadon is the Director of Toronto’s Affordable Region that develops strategies to address issues
Housing Office, responsible for working with the in housing, accessibility and immigration. A fan of
non-profit and private sectors to delivery new collaboration and tackling tough issues, he works
affordable housing. He is also facilitating the with a range of community partners to make change.
implementation of the city’s recently adopted 10 Jason previously held similar posts with the City of
year housing plan Housing Opportunities Toronto. London and United Way and holds an MPA from the
Sean cares deeply about our city and has been School of Policy Studies at Queen’s University and a
active in Toronto politics and housing advocacy BA in Political Science from Western University.
since the late 1970’s.
17Sean Hertel Juliet Jackson
Sean is a Toronto-based consulting urban planner With more than 20 years of experience in the field
with 17 years of public and private sector of human services, Juliet Jackson’s career has
experience both inside and outside the city. He included a mix of front line, middle and senior
currently anchors inter-disciplinary teams on a management roles within the Region of Peel. Juliet
range of complex development and transportation is currently the Director of the Strategic Planning
projects in the Toronto region and beyond division, in the Human Services Department, which
including land use planning for the 95th Street includes the Service Manager role for Peel’s Housing
Corridor Transit Corridor in Chicago, the planning System. Peel’s housing system consists of 47
analysis for a 40-storey mix-used project in housing providers, 2 transitional housing programs,
downtown Toronto, and an international design and three shelters.
competition to spur market rental housing in York
Region. He led the formulation of York Region’s James Janeiro
intensification and transit policies, managed
James Janeiro is a born and raised Toronto native.
the Richmond Hill/Langstaff Gateway Regional
He completed his BA (Hons) in political science,
Centre, and established the Centres, Corridors +
history, and languages at Victoria College in
Subways Program to advance the planning and
the University of Toronto, which included stints
implementation of transit and transit-oriented
studying at the University of Tartu in Estonia and
development. He is currently a researcher at the
the Université de Moncton in New Brunswick. He
City Institute at York University where he conducts
received his Masters in Public Policy and Governance
suburban governance research as a Coordinator
from the University of Toronto with a special focus
of the Greater Toronto Suburban Working Group.
on social policy and income inequality issues. Since
Sean is a frequent lecturer and critic at university
graduating in 2012, James has held both partisan
planning schools, and is a frequent media
and non-partisan positions in the public sector,
contributor on urban issues.
mostly recently as Senior Policy Advisor to Ted
McMeekin, then Minister of Community and Social
Saralyn Hodgkin Services, where he held the social assistance and
Saralyn Hodgkin is the Director of Collaboration poverty reduction files. James is currently serving
Programs and Evaluation at The Natural Step as Senior Policy Advisor in the Office of the Premier,
Canada. She has played a leadership role in with responsibility for social policy files including
growing the organization since 2004 and is housing, poverty reduction, and accessibility.
currently leading two new initiatives: developing
the Sustainability Transition Lab program, and Lauralyn Johnston
introducing Developmental Evaluation across
Lauralyn Johnston is a planner at the City of Toronto
the organization. Prior to joining The Natural
committed to social, environmental and economic
Step, Saralyn was an early participant in the
sustainability. She works with Community Planning,
sustainability movement when she graduated
Buildings, Municipal Licensing and Standards and
from Mount Allison University with a degree
Legal to implement the City of Toronto’s Official
in sociology, commerce and geography. After
Plan Housing policies and Chapter 667 of the
completing a Masters in Environmental Design
Municipal Code in situations where rental housing
at the University of Calgary, she joined a United
is going to be demolished, intensified or converted
Nations Global Compact project.
by development. Working closely with applicants,
she works on protecting the City’s rental stock and
18the existing tenancies of those affected, while $600 million investment fund along with several
allowing for intensification. She also helps work group procurement products and services that were
on policy analysis on the Official Plan’s policies on specific to the needs of municipalities. In 2002 he
housing development and redevelopment. left to join OMEX (the Ontario Municipal Insurance
Exchange) as Director of Corporate Services to
Richard Joy expand the use of structured pooled insurance
programs.
Richard Joy joined ULI (Urban Land Institute)
Toronto in June 2014 as the District Council’s first
full time Executive Director. Prior to joining ULI, Marshall Leslie
Richard served as the Vice President Policy and Marshall Leslie is chair of the Consumers Council of
Government Relations at the Toronto Board of Canada’s housing and energy committee. The Council
Trade and he was the Director of Municipal Affairs is a national organization that works towards an
and Ontario (Provincial Affairs) at Global Public improved marketplace for consumers in Canada. In
Affairs, a leading Canadian Government Relations late 2013, it began to look closely at the impact of
firm. His extensive public policy knowledge and residential intensification in the Greater Toronto and
experience comes from years of service at Queen’s Hamilton area - a process that includes the work of
Park and Toronto City Hall. Richard was the Senior a multi stakeholder panel. The Council has standing
Policy Advisor to the Minister of Municipal Affairs in several other areas including: the ESA, OEB,
and Housing, responsible for the public policy Tarion and TSSA see www.consumerscouncil.com/.
development for the City of Toronto Act. He also Marshall Leslie is a consultant in the construction
served as executive assistant to MPPs George industry, from Toronto.
Smitherman and Michael Gravelle, as well as two
City Councillors over a period that straddled the Shawn Lowes
pre and post amalgamation of Metro Toronto.
Shawn has been with Province of Ontario since 2003.
Richard received his BA from Carleton University,
With wide-ranging experiences in strategic and
and was recently on the Board of Directors of
program policy, business planning, and stakeholder
Find help Information Services, a social services
management across a number of provincial
provider of 211 information services.
ministries including agriculture, corrections and
revenue, Shawn brings to the housing portfolio a
Sharad Kerur strong understanding of government administration.
Since 2003, Sharad Kerur has been Executive With the Ministry of Municipal Affairs and Housing
Director of the Ontario Non-Profit Housing for several years, Shawn is currently a Senior
Association where he leads a team of dedicated Advisor, Stakeholder Relations in the ministry’s
staff and board members to represent 760 non- Housing Policy Branch where he is responsible
profit housing providers in the areas of policy, for leading the development, maintenance and
advocacy, research, government relations, enhancement of stakeholder relationships and
education, member support, communications and processes to support effective and meaningful policy
group procurement. Prior to this, Sharad spent 17 and program development.
years from 1985 to 2002 with the Association of
Municipalities of Ontario (AMO) as Director in a Heather McGregor
variety of different policy and corporate capacities.
As the Chief Executive Officer of YWCA Toronto,
While there, he helped to create and was the first
Heather McGregor oversees 30-plus programs and
CEO of Local Authority Services Limited, a wholly-
services dedicated to the support of women and
owned subsidiary company to AMO providing a
19girls and located across the City of Toronto, more a dedicated leader in sustainable development as
than 400 staff members, and a budget of over the M5V Condominums will be registered for LEED
$31,000,000. Prior to her work at YWCA Toronto, certification.
Heather held leadership roles in the Settlement
House movement. Heather has served on the Colette Murphy
Board of Directors of the Social Planning Council,
Colette Murphy is the Executive Director of the
her daughter’s Day Care, the Homes First Society
Atkinson Foundation. Colette held leadership
and St. Michael’s Hospital. She has received the
positions with the George Cedric Metcalf Charitable
Constance E. Hamilton Award given by the City of
Foundation and United Way Toronto prior to joining
Toronto for her commitment to women and girls;
Atkinson in 2012. She began her career working
the YWCA Canada Cleta Herman Award for local,
in refugee resettlement with COSTI Immigrant
national and international contributions to the
Services. Colette has been a member of the Ontario
YWCA movement; and was the recipient of the WXN
Government’s Social Assistance Review Advisory
Canada’s 100 Most Powerful Women Award in 2010.
Council and with Metrolinx’s Big Move 2.0 Project
Most recently she was installed as a member of the
Advisory Committee. She is currently a board
Order of the Anglican Diocese of Toronto.
member at the Wellesley Institute and at the
Shareholder Association for Research and Education
Michele McMaster (SHARE), and a member of Legal Aid Ontario’s Clinic
As CMHC’s Corporate Representative for the Greater Law Advisory Committee.
Toronto area, Michele is the first point of contact
for housing providers, developers, academics and Sumera Nabi
municipalities wanting to access the affordable
With experience in the private and public sector,
housing, building science, market analysis and
Sumera has a strong passion for enhancing the
insurance programs and services of Canada’s
quality of life and preserving the dignity of
national housing agency. Through her work at
vulnerable individuals in our community. She
CMHC and previously, in consultancies and at
blends her background in economics/business
Ontario Hydro, Michele has designed and managed
with her interest in design/art/marketing to help
campaigns to drive public engagement and shift
develop sustainable long-term solutions to complex
behaviours. She is currently spearheading several
challenges. She currently works in the Housing
research and consultation initiatives that support
Division at the Ministry of Municipal Affairs
the housing and development priorities of Toronto
and Housing. Over the span of her career in the
and York Region.
Ontario Public Service, she has had an opportunity
to influence a number of important government
Mazyar Mortazavi policies and programs including a transformative
Mazyar Mortazavi is a principal of TAS DesignBuild, program related to homelessness prevention. She is
and has led the Toronto-based building and excited about starting her MBA at the University of
development company with a passion for Liverpool, England in the near future.
community-based initiatives while pushing the
sustainable development agenda. TAS DesignBuild Ryan Ness
is breaking new ground in Toronto with projects
Ryan Ness is the Senior Manager of the Research
such as M5V Condominiums – whose sales centre
and Development group at the Toronto and
is first to receive LEED (Leadership in Energy
Region Conservation Authority. In this role he
and Environmental Design) silver certification
is responsible for developing novel responses to
in North America. The company has emerged as
complex problems and emerging issues faced by
20the TRCA, such as the accelerating impact of worked on a variety of transportation, energy and
urban development on the natural environment environment policy issues at the Ontario Ministry of
of the Toronto region, the vulnerability of Transportation and Cabinet Office. Prior to joining
the region to natural hazards and ecosystem the Ontario Public Service, Charles worked for
damage resulting from climate change, and the Pollution Probe and Smart Commute Black Creek.
rethinking of regional environmental conservation Charles has a PhD in Geography from the University
strategies in the context of urban sustainability. of Durham (UK).
Ryan has undergraduate and master’s degrees in
environmental and water resources engineering, Sevaun Palvetzian
and is currently a PhD candidate in the Social and
Sevaun Palvetzian is the CEO of CivicAction. Prior
Ecological Sustainability program at the University
to joining CivicAction, she served as Director of
of Waterloo.
the Ontario Place Revitalization project and several
leadership roles within the Ontario Government.
Michelle Noble Palvetzian is particularly passionate about creating
Michelle Noble is the Director of Partnerships and opportunities for young people, having launched
Consultation with the Ontario Growth Secretariat the Youth and New Professional Secretariat, and
in the Ministry of Economic Development, led the development of several new employment
Employment and Infrastructure. The Secretariat programs including the award-winning Learn and
is responsible for Ontario’s efforts to manage Work Program for at-risk youth. Prior to her work at
growth and development to create healthy, the province, Sevaun worked in Washington D.C. for
robust and inclusive communities in a fiscally Presidential Classroom and the World Bank Group.
responsible and environmentally sustainable She has served as Chair of the Board of Directors
manner. Michelle joined the Secretariat in 2013 of Katimavik Youth Services, as a member of the
from Waterfront Toronto, the agency responsible Advisory Board to the University of Toronto’s School
for Toronto’s massive waterfront revitalization. of Public Policy and Governance, TRIEC, and was a
Forfive years she led marketing, communications Canada-Germany Young Professionals Leadership
and consultation efforts for the innovative city Fellow.
building organization. Smart growth planning and
city building are just the latest stops on what Chad Park
has been a varied and exciting career. After an
Chad Park is the Executive Director and a founding
early career as a health care journalist and editor,
member of The Natural Step Canada team. He brings
Michelle made the switch to public relations and
over 10 years of experience with The Natural Step
marketing where she built the profile of brands,
to his leadership position at the organization. Chad
industries, companies, products and causes while
regularly writes and delivers presentations on a
in various corporate, agency and association roles.
wide range of sustainability and social innovation
This included stints with the University of Toronto;
topics, including collaborating for systems change,
Canadian offices of Nike, Labatt and Eli Lilly; the
sustainability-driven innovation, organizational
social marketing firm Manifest Communications,
change, and sustainability leadership. Prior to
and the food and consumer products industry
joining The Natural Step Canada in 2002, Chad
trade association.
worked on sustainability and corporate social
responsibility initiatives with Mountain Equipment
Charles O’Hara Co-op, Vancity Credit Union, the Canadian Eco-
Charles O’Hara is the Manager of Growth Policy Industrial Network, the Sustainability Asset
at the Ontario Growth Secretariat. He has also Management Group, and the Zero Emissions Research
21and Initiatives Foundation in Geneva, Switzerland. buildings. Since joining TAF in 2009, Bryan has
Chad holds a Master of Science in Environmental managed the LightSavers program, including a series
Management and Policy from Lund University in of LED lighting pilot projects across the Greater
Sweden, where he was a Rotary Ambassadorial Toronto Area, and TAF’s ongoing TowerWise program.
Scholar. He also holds a Bachelor of Commerce Bryan is working in partnership with City of Toronto
degree from the University of Alberta. staff on the development and implementation of a
number of key environmental programs and policies,
Diana Petramala including the Home Energy Loan Program, the
Toronto Green Standard for new developments, and
Diana Petramala joined the Economics department
the proposed Energy Reporting Requirement.
at TD Bank Group in June 2008. She has six
years of experience in economic analysis and
research within the private sector. Diana’s primary John Purkis
responsibility is analyzing and forecasting the John Purkis is a Senior Associate with The Natural
Canadian economy. Diana also contributes to a Step Canada (TNS). John is a sustainability expert,
wide variety of TD publications, writing on such facilitator and systems change specialist who works
topics as international trade, household balance with municipal governments, business and multi-
sheets, inflation and monetary policy. She is stakeholder collaborators to create and implement
frequently quoted by the media on economic bold visions for a sustainable future. John has
issues. Prior to joining TD Bank Group, Diana worked with clients such as Avison Young and
worked as a research analyst for BMO financial The Town of Whitby to the City of Halifax and
Group. She holds an Honors Bachelor of Arts the Abu Dhabi department of municipal Affairs.
degree in Economics and Financial Management John speaks regularly at conferences and has
and a Master of Arts degree in Business Economics written a number of guides and reports including:
from Wilfrid Laurier University. Amazing Neighbourhoods-Guide to engagement and
sustainability planning, Embedding sustainability
Robert Plitt into the Culture of Municipal Government, and
From Great Ideas to Great Communities: A guide for
Robert leads the CityWorks Lab practice
Implementing ICSP’s in Nova Scotia. Prior to joining
focusing on multi-sector collaborations,
TNS John worked for the Federation of Canadian
change theory methodologies and collective
Municipalities, where he helped lay the foundation
impact. He has worked for two decades in co-
for the Green Municipal Fund, an innovative fund
creating transformative city-focused projects
that provides grants and loans for sustainable
first with Toronto Artscape and most recently
infrastructure projects, feasibility studies and plans.
with Evergreen. Projects of note include the
redevelopment of Evergreen Brick Works, the
Wychwood Green Arts Barns, the Distillery District Salima Rawji
and the Gibraltar Point Centre for the Arts. He has Salima is a Director of Development for Build
a master’s of fine arts from the State Academy of Toronto, an innovative real estate development
Fine Arts in the Netherlands. corporation created as part of the City of
Toronto’s strategy to enhance Toronto’s economic
Bryan Purcell competitiveness. Her previous professional
experience ranges from managing property
Bryan Purcell is the Program Director at Toronto
developments for SmartCentres, structuring
Atmospheric Fund (TAF), where he oversees
venture capital deals for Care Enterprise Partners,
programs and research related to low carbon
to producing some of Toronto’s most successful
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