Actualités - Droit immobilier et municipalhttps://www.stikeman.com/fr-ca/rss/droit-immobilier-municipal?utm_source=re-list-fr&utm_medium=email&utm_campaign=realestateActualités - Droit immobilier et municipalfr-CA{9A6E473A-64FF-4AAB-9DC3-F9EF6A3C1B30}https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/guide_tendances_immobilieres_cles_canada_2024_2C. Mario Paurahttps://www.stikeman.com/fr-ca/equipe/p/c-mario-pauraPatrick Morinhttps://www.stikeman.com/fr-ca/equipe/m/patrick-morinMichael L. Dyckhttps://www.stikeman.com/fr-ca/equipe/d/michael-l-dyckRachel V. Huttonhttps://www.stikeman.com/fr-ca/equipe/h/rachel-v-huttonActualités - Droit immobilier et municipalGuide des tendances immobilières clés au Canada en 2024<p>Des membres de notre groupe national Immobilier ont corédigé dernièrement le chapitre intitulé « Commercial Real Estate in Canada » (en anglais seulement) du <em>Practical Law Global Guide </em>de Thomson Reuters. Cette publication rédigée dans le style d’une foire aux questions examine les thèmes essentiels qui façonnent l’environnement immobilier au Canada, comme :</p> <ul> <li>L’investissement immobilier</li> <li>Le titre immobilier</li> <li>La vente de biens immobiliers</li> <li>Les impôts fonciers</li> <li>Le financement immobilier</li> <li>Les baux immobiliers</li> <li>Le contrôle de la planification et de l’aménagement</li> </ul> <p>Nous sommes heureux de rendre possible le téléchargement de cette <strong><a href="/-/media/files/kh-general/practical-law-real-estate-commercial-real-estate-in-canada2024.ashx">publication de</a></strong><a href="/-/media/files/kh-general/practical-law-real-estate-commercial-real-estate-in-canada2024.ashx"> <strong>25 pages</strong></a>.</p>11-Mar-2024 03:10:00{7197563C-5C96-4D63-8B8D-9FD849B5046D}https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/exploration-cadre-juridique-commercial-regissant-immobilier-2024Michael L. Dyckhttps://www.stikeman.com/fr-ca/equipe/d/michael-l-dyckRachel V. Huttonhttps://www.stikeman.com/fr-ca/equipe/h/rachel-v-huttonPatrick Morinhttps://www.stikeman.com/fr-ca/equipe/m/patrick-morinC. Mario Paurahttps://www.stikeman.com/fr-ca/equipe/p/c-mario-pauraActualités - Droit immobilier et municipalExploration du cadre juridique et commercial régissant l’immobilier canadien en 2024<p>Des membres de notre groupe Immobilier, à savoir <a href="https://www.stikeman.com/fr-ca/equipe/d/michael-l-dyck">Michael L. Dyck</a>, <a href="https://www.stikeman.com/fr-ca/equipe/h/rachel-v-hutton">Rachel V. Hutton</a>, <a href="https://www.stikeman.com/fr-ca/equipe/m/patrick-morin">Patrick Morin</a> et <a href="https://www.stikeman.com/fr-ca/equipe/p/c-mario-paura">Mario Paura</a>, ont corédigé dernièrement le <a href="https://www.stikeman.com/-/media/files/kh-general/iclg---real-estate-2024---stikeman-elliott---canada.ashx">chapitre canadien</a> sur l’immobilier en 2024 (<em>Real Estate 2024</em>), qui fait partie de la série <em>International Comparative Legal Guides</em> publiée par le Global Legal Group. Ce chapitre donne un aperçu complet du cadre règlementaire régissant l’immobilier canadien et fournit des indications précieuses sur des aspects cruciaux comme :</p> <ul> <li>Le droit immobilier</li> <li>La propriété</li> <li>Les droits immobiliers</li> <li>Le système d’inscription</li> <li>Le(s) registre(s)</li> <li>Le marché immobilier</li> <li>Les responsabilités des acheteurs et des vendeurs dans le cadre d’opérations immobilières</li> <li>Le financement et le droit bancaire</li> <li>La fiscalité</li> <li>Les baux commerciaux</li> <li>Les baux résidentiels</li> <li>Les permis et les obligations de droit public</li> <li>Le changement climatique</li> <li>La COVID-19</li> </ul> <p>Nous sommes heureux de rendre possible le téléchargement de cette <strong><a href="/-/media/files/kh-general/iclg---real-estate-2024---stikeman-elliott---canada.ashx">publication de</a></strong><a href="/-/media/files/kh-general/iclg---real-estate-2024---stikeman-elliott---canada.ashx"> <strong>14 pages</strong></a>.</p>08-Jan-2024 03:19:00{67FDE0A7-DB74-4C9B-8772-09846A18F1EF}https://www.stikeman.com/fr-ca/savoir/point-fiscal/annonce-bonification-remboursement-tps-immeubles-habitation-loca-neufsJean-Guillaume Shoonerhttps://www.stikeman.com/fr-ca/equipe/s/jean-guillaume-shoonerPhilippe St-Hilairehttps://www.stikeman.com/fr-ca/equipe/s/philippe-st-hilaireLe point fiscalActualités - Droit immobilier et municipalAnnonce de la bonification du remboursement de la TPS pour immeubles d’habitation locatifs neufs<p><em>Le présent billet, qui a été publié pour la première fois le 18 septembre 2023, a été modifié le 21 septembre 2023 pour tenir compte des nouvelles annonces publiques faites par les représentants des gouvernements de l'Ontario, du Québec et de Terre-Neuve-et-Labrador.</em></p> <p><strong>Le 14 septembre 2023, le ministère des Finances Canada a publié un </strong><a rel="noopener noreferrer" href="https://www.canada.ca/fr/ministere-finances/nouvelles/2023/09/bonification-du-remboursement-de-la-tps-pour-immeubles-dhabitation-locatifs-afin-de-construire-plus-dappartements-pour-les-locataires.html" target="_blank"><strong>communiqué</strong></a><strong> (le « communiqué ») annonçant que le gouvernement présentera une mesure législative pour bonifier l’actuel remboursement de la TPS pour immeubles d’habitation locatifs neufs dans le cas de certains nouveaux immeubles d’habitation construits expressément pour la location. Les modifications proposées à l’actuel remboursement de la TPS pour immeubles d’habitation locatifs neufs visent à encourager la construction de nouveaux logements locatifs pour les Canadiens.</strong></p> <p>Il faut noter que les règles de bonification décrites dans le communiqué ne s'appliquent qu'au remboursement de la TPS (5 %) pour immeubles d’habitation locatifs neufs (ou, dans les provinces participantes, à la partie fédérale équivalente de la TVH). Autrement dit, les règles proposées n'ont pas d'incidence sur l’actuel remboursement pour immeubles d’habitation locatifs neufs de l’Ontario qui concerne la partie provinciale de la TVH sur les immeubles locatifs situés en Ontario (dont il est possible de se prévaloir même si la juste valeur marchande de l'habitation est de 450 000 $ ou plus) ou la partie provinciale de la TVH sur les immeubles locatifs situés dans les provinces de l'Atlantique.</p> <p>Même si le communiqué mentionne que la mesure de remboursement bonifié pour immeubles d'habitation locatifs neufs devrait prendre effet à la date de sa publication (le 14 septembre 2023), la bonification ne sera pas officiellement appliquée tant que la législation de mise en œuvre n'aura pas reçu la sanction royale. Au moment où nous écrivons ces lignes, le ministère des Finances du Canada n'a pas publié de projet de loi.</p> <h2>Remboursement actuel</h2> <p>La location d'un immeuble d'habitation ou d'une des habitations de l'immeuble est généralement exonérée de la TPS/TVH. Par conséquent, les locateurs d'habitations ne peuvent demander un crédit de taxe sur les intrants (« CTI »), notamment pour récupérer la TPS/TVH payée ou payable sur l'achat d'un immeuble d'habitation auprès d'un constructeur ou pour récupérer la TPS/TVH dont ils ont tenu compte sur la « fourniture à soi-même » de l'immeuble.</p> <p>Toutefois, aux termes du programme actuel, les <a rel="noopener noreferrer" href="https://www.canada.ca/fr/agence-revenu/services/impot/entreprises/sujets/tps-tvh-entreprises/facturer-percevoir-construction-residentielle/immeubles-habitation-locatifs-neufs.html" target="_blank">locateurs d'habitations admissibles peuvent demander le remboursement pour immeubles d’habitation locatifs neufs</a> afin de récupérer une partie de la TPS (ou la partie fédérale de la TVH), jusqu'à concurrence de 36 % de la TPS payable sur l'achat ou la fourniture à soi-même d'un immeuble d'habitation. En théorie, chaque habitation pour laquelle un locateur admissible demande un remboursement pour immeubles d'habitation locatifs neufs doit être une habitation admissible (« HA ») neuve. En règle générale, une habitation peut être une HA si elle fait l’objet d’une première utilisation par un particulier à titre de lieu de résidence habituelle pendant au moins un an.</p> <p>Le remboursement pour immeubles d'habitation locatifs neufs correspond à 36 % de la TPS payée (le « pourcentage de remboursement ») sur chaque HA, pour un remboursement maximal de TPS qui s’élève à 6 300 $. Le montant du remboursement diminue graduellement lorsque la juste valeur marchande de l'HA dépasse 350 000 $. Les HA dont la juste valeur marchande s’élève à 450 000 $ ou plus ne sont pas admissibles au remboursement pour immeubles d'habitation locatifs neufs.</p> <h2>Mode de bonification du remboursement</h2> <p>Le remboursement pour immeubles d'habitation locatifs neufs bonifié (le « remboursement bonifié ») ne s’appliquera qu’à certaines HA particulières (une « HA visée », voir les explications ci-après). Le remboursement bonifié repose sur trois principaux changements proposés à l’actuel régime de remboursement pour immeubles d'habitation locatifs neufs :</p> <ul> <li>Le pourcentage de remboursement passera de 36 % à 100 %.</li> <li>Les seuils d’élimination progressive du remboursement pour immeubles d'habitation locatifs neufs applicables aux HA dont la valeur se situe entre 350 000 $ et 450 000 $ seront abolis dans le cas des HA visées.</li> <li>Le plafond applicable aux HA évaluées à 450 000 $ ou plus ne sera plus applicable aux HA visées. Même s’il n’est pas formel à cet égard, le communiqué donne l’exemple d'une HA visée qui est évaluée à 500 000 $ et pour laquelle il sera possible de se prévaloir du remboursement bonifié.</li> </ul> <h3>Habitations admissibles visées</h3> <p>Le remboursement bonifié ne sera pas applicable à toutes les HA qui sont actuellement admissibles au remboursement existant. Une HA doit réunir toutes les conditions suivantes pour être admissible au remboursement bonifié :</p> <ul> <li>La construction doit commencer entre le 14 septembre 2023 et le 31 décembre 2030 au plus tard;</li> <li>La construction doit se terminer au plus tard le 31 décembre 2035;</li> <li>Il s'agit d'une HA aux termes du régime actuel de remboursement pour immeubles d’habitation locatifs neufs.</li> <li>L’HA se situe dans un immeuble : <ul> <li>ayant au moins quatre appartements privés (c.-à-d. des logements comportant une cuisine, une salle de bains et une salle de séjour privées) ou au moins dix chambres ou suites privées (c.-à-d. une résidence de dix logements pour étudiants, personnes âgées ou personnes en situation de handicap);</li> <li>dont 90 % des logements sont destinés à la location à long terme.</li> </ul> </li> </ul> <p>Par conséquent, le remboursement bonifié n'est pas conçu pour s'appliquer aux HA qui sont des maisons unifamiliales (comme les maisons ou les logements en copropriété), des duplex, des triplex, des coopératives d'habitation et des maisons situées sur des terrains loués et dans des parcs à roulottes résidentiels.</p> <p>Le communiqué précise également que les projets de transformation d’un immeuble non résidentiel existant (comme un immeuble de bureaux) en immeuble d'habitation, par voie de rénovation ou de conversion, seront admissibles au remboursement bonifié. Toutefois, afin de protéger les locataires contre les « rénovictions », le remboursement bonifié ne s’appliquera pas aux immeubles d’habitation existants qui feront l’objet de rénovations importantes.</p> <h2>Incidence sur les provinces qui appliquent la TVH</h2> <p>Comme il est indiqué précédemment, le communiqué n’a pas d’incidence sur le remboursement distinct pour immeubles d'habitation locatifs neufs de l'Ontario qui concerne la partie provinciale de la TVH visant les immeubles locatifs situés en Ontario ou la partie provinciale de la TVH visant les immeubles locatifs situés dans les provinces de l'Atlantique.</p> <h3>Ontario</h3> <p>Avant la publication du communiqué, Paul Calandra, ministre des Affaires municipales et du Logement de l'Ontario, a déclaré dans les médias sociaux que son « [traduction] <a rel="noopener noreferrer" href="https://www.facebook.com/photo?fbid=737085171560692&set=a.299160792019801" target="_blank">gouvernement travaillera avec Ottawa pour s'assurer que la portion ontarienne de la TVH soit abolie pour les immeubles d’habitation construits expressément pour la location dès que possible</a> ». Toutefois, la province n'a pas encore publié de détails précis confirmant officiellement un remboursement « bonifié » pour les immeubles d'habitation locatifs neufs de l'Ontario.</p> <h3>Provinces de l’Atlantique</h3> <p>Dans le cas de Terre-Neuve-et-Labrador, un communiqué publié le 15 septembre mentionne que la vice-première ministre Siobhan Coady a écrit au ministre Sean Fraser et à la vice-première ministre Chrystia Freeland, ses collègues du gouvernement fédéral, pour les encourager à abolir les taxes fédérale et provinciale sur les nouveaux logements locatifs. Bien que le communiqué fasse mention de la TVH, Terre-Neuve-et-Labrador n’a pas encore mis en œuvre de remboursement provincial pour immeubles d’habitation locatifs neufs. À ce stade, la façon dont la province entend donner effet à la déclaration qui précède n’est donc pas claire.</p> <p>À ce jour, les autres provinces de l'Atlantique n'ont pas indiqué leur intention de créer un remboursement provincial pour immeubles d’habitation locatifs neufs.</p> <h2>Incidence sur le remboursement pour immeubles d’habitation locatifs neufs du Québec</h2> <p>Le communiqué n’a pas non plus d’incidence directe sur les règles applicables au Québec pour les besoins du régime de la taxe de vente du Québec (« TVQ »). Au Québec, il existe un remboursement distinct de la TVQ pour les immeubles d'habitation locatifs neufs, qui peut atteindre jusqu’à 36 % de la TVQ payée sur chaque HA, pour un remboursement maximal de 7 182 $.</p> <p>À l’instar de l’actuel remboursement de la TPS pour immeubles d’habitation locatifs neufs, le montant du remboursement de la TVQ est réduit progressivement lorsque la juste valeur marchande de l'HA dépasse 200 000 $ et aucun remboursement ne peut être demandé lorsque la juste valeur marchande atteint 225 000 $.</p> <p>Il faut noter qu’en règle générale, le régime de la TVQ est entièrement harmonisé avec la législation relative à la TPS/TVH conformément à l'Entente intégrée globale de coordination fiscale (« EIGCF ») conclue avec le gouvernement fédéral.</p> <p>Toutefois, l’EIGCF permet certaines dérogations aux règles fédérales sur la TPS/TVH et le Québec possède une certaine latitude à l’égard d’éléments précis. L'article 11 de l'annexe A de l'EIGCF prévoit notamment que les différences entre les règles sur la TPS/TVH et entre les taux, seuils, seuils d’élimination graduelle ou montants maximaux de TVQ applicables aux remboursements de la TVQ pour immeubles locatifs neufs ne sont pas considérées comme des écarts entre les assiettes fiscales des deux taxes. Toutefois, l'article 11 exige qu'un tel remboursement de la TVQ « soit conforme aux paramètres administratifs, structurels et définitionnels des remboursements de la TPS/TVH correspondants ».</p> <p>Le Québec ne sera probablement pas lié par les modifications proposées au remboursement de la TPS pour immeubles d'habitation locatifs neufs en application de l'EIGCF, étant donné que ces modifications ne visent que : 1) le taux, 2) les règles sur les seuils d’élimination graduelle et 3) le seuil maximal; les paramètres administratifs, structurels et définitionnels du remboursement de la TPS pour immeubles d'habitation locatifs neufs ne sont pas modifiés.</p> <p>En outre, le premier ministre du Québec François Legault a confirmé qu'il <a rel="noopener noreferrer" href="https://montreal.ctvnews.ca/abolishing-the-qst-on-building-materials-would-be-too-expensive-says-quebec-premier-1.6569658" target="_blank">n’emboîterait pas le pas au gouvernement fédéral</a>; il a observé qu’en particulier, il serait beaucoup trop coûteux d’abolir la TVQ sur les matériaux de construction et que plusieurs scénarios de rechange étaient envisagés pour aider les locataires.</p> <h2>Principaux points à retenir</h2> <ul> <li>Même si son entrée en vigueur a été fixée au 14 septembre 2023 (sous réserve de l'adoption de la législation pertinente), le projet de loi n'a pas encore été rendu public.</li> <li>Le remboursement bonifié procure un taux majoré à 100 % qui n’est pas assujetti à des seuils d’élimination progressive.</li> <li>Le remboursement bonifié ne semble pas non plus être assujetti à un plafond applicable à la juste valeur marchande maximale par logement.</li> <li>Les nouveaux logements admissibles à l’actuel remboursement pour immeubles d’habitation locatifs neufs ne seront pas tous admissibles au remboursement bonifié. En particulier, les maisons unifamiliales, les duplex, les triplex, les coopératives d’habitation et les maisons situées sur des terrains loués et dans des parcs à roulottes résidentiels ne seront pas admissibles.</li> <li>Le remboursement bonifié n’est pas applicable à la partie provinciale de la TVH. Toutefois, une déclaration récente du ministre des Affaires municipales et du Logement de l'Ontario porte à croire que la mise en œuvre d'un remboursement « bonifié » pour les immeubles d'habitation locatifs neufs de l'Ontario devrait être annoncée. En outre, Terre-Neuve-et-Labrador a également confirmé son soutien à l'abolition des taxes fédérale et provinciale sur les logements neufs, même si la création d’un nouveau régime de remboursement provincial pour les immeubles d'habitation locatifs neufs n’est pas certaine. Enfin, l’actuel remboursement de la TVQ pour immeubles d'habitation locatifs neufs ne devrait pas être bonifié en réaction à l'annonce fédérale.</li> </ul> <p><em>Les auteurs tiennent à remercier <a href="https://www.stikeman.com/fr-ca/equipe/r/oriane-roy">Oriane Roy</a>, stagiaire, pour sa collaboration.</em></p>18-Sep-2023 03:13:00{20053D53-4A54-48AF-8BAB-C5D9D216301E}https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/ontario-propose-une-nouvelle-declaration-de-planification-provinciale-et-d-autres-mesures-d-amelioration-de-l-offre-de-logementsJonathan S. Chenghttps://www.stikeman.com/fr-ca/equipe/c/jonathan-s-chengCalvin Lantzhttps://www.stikeman.com/fr-ca/equipe/l/calvin-lantzActualités - Droit immobilier et municipalLe gouvernement de l’Ontario propose une nouvelle déclaration de planification provinciale et d’autres mesures d’amélioration de l’offre de logements<p><strong>Le 6 avril 2023, le gouvernement de l’Ontario a lancé une série de propositions législatives, réglementaires et politiques afin de lutter contre la crise de l’offre de logements, notamment une nouvelle déclaration de planification provinciale visant à simplifier les règles liées à l’aménagement du territoire.</strong></p> <p><strong><em>Ce billet est disponible en anglais seulement.</em></strong></p> <p><strong>On April 6, 2023, the Ontario government introduced a suite of legislative, regulatory, and policy proposals to tackle the housing supply crisis, including a new Provincial Planning Statement to streamline the rules around land use planning.</strong></p> <h2>Helping Homebuyers, Protecting Tenants</h2> <p>On April 6, 2023, Ontario’s Minister of Municipal Affairs and Housing (the “Minister”) introduced the <a rel="noopener noreferrer" target="_blank" href="https://www.ontario.ca/page/helping-homebuyers-protecting-tenants">Helping Homebuyers, Protecting Tenants</a> housing supply action plan, the next step in the Government’s ongoing effort to address Ontario’s housing supply crisis and build 1.5 million homes by 2031. This latest action plan builds upon the Government’s past efforts, including the <a rel="noopener noreferrer" target="_blank" href="https://www.ontario.ca/page/more-homes-more-choice-ontarios-housing-supply-action-plan">More Homes, More Choice (2019)</a>, <a rel="noopener noreferrer" target="_blank" href="https://www.ontario.ca/page/more-homes-everyone">More Homes For Everyone (Spring 2022)</a> and <a rel="noopener noreferrer" target="_blank" href="https://www.ontario.ca/page/more-homes-built-faster">More Homes Built Faster (Fall 2022)</a> housing supply action plans.</p> <p>Through this year’s action plan, the Ontario Government is proposing various legislative, regulatory, and policy changes. While some of these changes affect residential tenancy rights, home purchasers, and other matters, the focus of this post will be on the proposed changes to Ontario’s planning and land development regime.</p> <h2>Bill 97 – <em>Helping Homebuyers, Protecting Tenants Act, 2023</em></h2> <p>As part of this year’s action plan, the Government has tabled <a rel="noopener noreferrer" target="_blank" href="https://www.ola.org/en/legislative-business/bills/parliament-43/session-1/bill-97">Bill 97, <em>Helping Homebuyers, Protecting Tenants Act, 2023</em></a> (“Bill 97”). Bill 97 proposes amendments to the <em>Building Code Act, 1992</em>, the <em>City of Toronto Act, 2006</em>, the <em>Development Charges Act, 1997</em>, the <em>Ministry of Municipal Affairs and Housing Act</em>, the <em>Municipal Act, 2001</em>, the <em>Planning Act</em>, and the <em>Residential Tenancies Act, 2006</em>.</p> <p>Key highlights of these proposed legislative changes include the following:</p> <ul> <li>“Areas of Employment” <ul> <li>While applicants can typically appeal Official Plan and Zoning By-law Amendment applications to the Ontario Land Tribunal for a municipality’s refusal or non-decision, the <em>Planning Act</em> presently prohibits such appeals from being made if the proposal is made to remove lands from “areas of employment”.</li> <li>Bill 97 proposes to narrow the <em>Planning Act</em>’s definition of “areas of employment” to exclude institutional and commercial uses (such as retail and office)—instead, “areas of employment” will include only manufacturing, warehousing, and related uses (as well as certain uses that may be prescribed in regulation).</li> </ul> </li> <li>Site Plan Control for Small-scale Residential Developments <ul> <li><a rel="noopener noreferrer" target="_blank" href="https://www.ola.org/en/legislative-business/bills/parliament-43/session-1/bill-23">Bill 23, <em>More Homes Built Faster Act, 2022</em></a> (“Bill 23”), which was passed on November 28, 2022, exempted residential development containing 10 or fewer residential units from Site Plan Control.</li> <li>Bill 97 proposes to introduce a carve-out to this exemption, such that this exemption will not apply to lands within prescribed areas.</li> <li>The Government is presently <a rel="noopener noreferrer" target="_blank" href="https://ero.ontario.ca/notice/019-6822">consulting</a> on two proposed regulations for carve-outs to this exemption, which will make Site Plan Control applicable for residential development with 10 or fewer units, in the following circumstances: <ul> <li>where any part of the property is located within 120 metres of a shoreline; and</li> <li>where any part of the property is located within 300 metres of a railway line.</li> </ul> </li> <li>The commenting deadline for these regulatory proposals is <strong>May 21, 2023</strong>.</li> </ul> </li> <li>Mandatory Application Fee Refunds – Deadline Extended <ul> <li><a rel="noopener noreferrer" target="_blank" href="https://www.ola.org/en/legislative-business/bills/parliament-42/session-2/bill-109">Bill 109, <em>More Homes for Everyone Act, 2022</em></a> (“Bill 109”), which was passed on April 14, 2022, required municipalities to refund application fees for Zoning By-law Amendment and Site Plan Approval applications that were received on or after <span style="text-decoration: underline;">January 1, 2023</span> if the municipality failed to make a decision on the application within a specified period of time. <ul> <li>Bill 97 proposes to amend the mandatory refund provisions, such that these provisions will apply only to applications received on or after <span style="text-decoration: underline;">July 1, 2023</span>.</li> <li>Bill 97 also proposes that the mandatory refund provisions do not apply to municipalities prescribed by regulation.</li> </ul> </li> </ul> </li> <li>Ministerial Zoning Orders and Downstream Approvals <ul> <li>Bill 97 proposes to empower the Minister, in issuing a Ministerial Zoning Order, to provide that Provincial policy statements, Provincial plans, and municipal official plans do not apply to “downstream” approvals (e.g., plans of subdivision) that are required for uses permitted under that Ministerial Zoning Order.</li> </ul> </li> <li>Minister’s Order re: Agreements <ul> <li>Bill 97 proposes to empower the Minister to require landowners working with the Provincial Land and Development Facilitator to enter into agreements with the Minister or a municipality addressing any matters the Minister considers necessary for the appropriate development of the land (e.g., community benefits).</li> <li>Bill 97 proposes to provide that until the landowner has entered into the agreement(s) specified by the order, there will be restrictions on land use, building construction, and soil activities on the land.</li> </ul> </li> </ul> <h3>Proposed Regulation for Rental Replacement By-Laws</h3> <p>In November 2022, Bill 23 amended Section 99.1 of the <em>Municipal Act</em> and Section 111 of the <em>City of Toronto Act, 2006</em> to give the Minister regulation-making authority to impose limits and conditions on municipal powers relating to rental replacement by-laws. Such by-laws are used by municipalities to prohibit and regulate the demolition and conversion of residential rental properties of six units or more.</p> <p>While the Provincial Government <a rel="noopener noreferrer" target="_blank" href="https://www.ontariocanada.com/registry/view.do?postingId=42808&language=en">previously consulted</a> on rental replacement by-laws as part of last year’s initiative, the Government is <a rel="noopener noreferrer" target="_blank" href="https://www.ontariocanada.com/registry/view.do?postingId=44428&language=en">now seeking feedback on future regulations</a> to “create a balanced framework around municipal rental replacement by-laws”.</p> <p>This consultation document indicates that the Government intends to consider future regulations that proposes to regulate matters such as:</p> <ol> <li>Prescribing minimum requirements for landowners to give tenants the option to rent a “replacement unit” at the same location as their demolished unit, and at a similar rent. This requirement would apply in instances where a “replacement unit” is required to be built at the same location as the demolished unit.</li> <li>Setting common rules about the types of compensation that would be required to be provided to displaced tenants.</li> <li>Prescribing minimum requirements for landowners to build “replacement units” with the same core features (e.g., bedrooms) as demolished units.</li> <li>Limiting municipalities from imposing minimum square footage requirements for “replacement units”.</li> </ol> <p>The Government’s stated aim is to “increase consistency across and between municipalities” and to “create a balanced framework around municipal rental replacement by-laws that could help provide additional protections to tenants while working to increase housing supply”. It remains to be seen how significantly the Government’s proposed regulation will depart from the rental replacement by-laws and practices presently used by municipalities. For instance, the proposal to limit municipalities from imposing minimum square footage requirements for “replacement units” may run counter to the current practice in certain municipalities to require that rental replacement units be of equal or greater square footage than the demolished units.</p> <p>The Government is <a rel="noopener noreferrer" target="_blank" href="https://www.ontariocanada.com/registry/view.do?postingId=44428&language=en">soliciting comments</a> on the proposed rental replacement by-law regulation until <strong>May 21, 2023</strong>.</p> <h3>Modular Housing</h3> <p>Through its announcement and related materials, the Government has indicated that it is looking at modular construction and other innovative options to reduce the cost of building “attainable housing”.</p> <p>The Government has noted that this is another step for the development of the “attainable housing” program, which will leverage Crown lands and seek partnerships for development lands across the Province.</p> <p>The term “attainable housing” was introduced to legislation through the Bill 23 amendments passed last year. The term refers to certain forms of development – to be prescribed through regulation – that are distinct from “affordable housing”, but which are similarly exempt from development charges, community benefit charges, and parkland dedication requirements. It remains to be seen what forms of development will be included as “attainable housing” for the purpose of these exemptions, although it is worth noting the Government’s use of this term in the context of its announcement regarding modular housing.</p> <h2>Proposed Provincial Planning Statement</h2> <p>As part of this year’s housing supply action plan, the Government is also proposing a <a href="/-/media/files/kh-general/proposed-provincial-planning-statement-april-6-2023--en.ashx">new Provincial Planning Statement</a>, which will combine the existing Provincial Policy Statement, 2020 (the “PPS”) and A Place to Grow: Growth Plan for the Greater Golden Horseshoe (the “Growth Plan”) into a single policy document. Through this new policy document, the Government seeks to streamline and simplify Ontario’s land use planning rules and encourage the construction of more homes.</p> <p>The Government is <a rel="noopener noreferrer" target="_blank" href="https://ero.ontario.ca/notice/019-6813">seeking input</a> on the proposed Provincial Planning Statement and its proposed implementation until <strong>June 5, 2023</strong>.</p> <h3>Summary of Provincial Planning Statement</h3> <p>As summarized through the Province’s own materials and reproduced below, the following changes are introduced through the proposed Provincial Planning Statement, which are organized around certain key themes:</p> <h4>1) Increasing housing supply</h4> <ul> <li>Maintain a mix of housing types <ul> <li>All municipalities would be required to provide a range and mix of housing options, such as low- and mid-rise apartments or multi-generational housing, and work with service managers to address the full range of housing options including housing affordability needs.</li> </ul> </li> <li>Support multigenerational farming families <ul> <li>Giving Ontario farmers the ability to have their family members closer to home by allowing up to three new residences on their existing property. This approach will support multigenerational farming families and people living in rural Ontario while minimizing the impacts on agriculture land and livestock.</li> </ul> </li> <li>Build up near transit <ul> <li>29 of Ontario’s largest and fastest-growing municipalities would be required to plan for growth in major transit station areas and other strategic growth areas (e.g., downtowns).</li> </ul> </li> <li>Minimum density targets <ul> <li>Minimum density targets would apply to major transit station areas and strategic growth areas in the large and fast-growing municipalities, which would also be encouraged to plan for density that supports transit use on greenfield lands.</li> </ul> </li> <li>Planning for growth <ul> <li>As part of their role, municipalities must plan for future population and employment growth. Municipalities would: <ul> <li>have the flexibility to use government or municipally established forecasts for planning growth, with a transition phase for municipalities in the Greater Golden Horseshoe; and</li> <li>be required to plan for growth for a minimum of a 25-year horizon.</li> </ul> </li> </ul> </li> <li>Managing settlement area boundaries <ul> <li>Municipalities would have more flexibility deciding when and where to expand their settlement area boundaries, providing more land where it is needed for housing.</li> </ul> </li> <li>Protecting employment lands <ul> <li>The proposed changes would ensure land is available for industry and manufacturing, encourage office and institutional uses in areas closer to transit, and provide flexibility to convert lands for mixed uses – supporting the kinds of development and jobs that communities need.</li> </ul> </li> <li>Balancing housing and other needs <ul> <li>Some industries also need to be separated from residential areas to reduce the impact of noise, odours, and other undesirable by-products. Housing and other sensitive uses could not be located too close to these areas under the proposed policy.</li> </ul> </li> </ul> <h4>2) Infrastructure to support new homes</h4> <ul> <li>Incorporating child-care and schools in planning <ul> <li>Requiring municipalities and school boards to work more closely together in planning for schools and childcare facilities and support innovative ways of integrating these facilities into developments.</li> </ul> </li> <li>Planning for pipes <ul> <li>Many land use planning elements are also covered in other Provincial policies. The Government is proposing to: <ul> <li>reduce duplication in planning for water, wastewater, and stormwater infrastructure; and</li> <li>encourage municipalities to plan for the energy needs of their growing communities.</li> </ul> </li> </ul> </li> <li>Corridor protection <ul> <li>Policies to protect corridors and rights-of-way for electricity, transit, and transportation infrastructure, and promoting the co-location of them where possible, would be maintained.</li> </ul> </li> </ul> <h4>3) Balancing housing with resources</h4> <ul> <li>Protecting farmland <ul> <li>Municipalities would have to map and designate prime agricultural areas and would be encouraged to support an agricultural systems approach and the use of Agricultural Impact Assessments to support a viable agri-food network.</li> </ul> </li> <li>Accessing aggregates <ul> <li>Creating consistent requirements for aggregate extraction, ensuring fairness between expansions and new applications. All applicants within and adjacent to natural heritage features and near prime agricultural areas will continue to follow Provincial guidelines. The Government will maintain existing requirements to protect “close to market” aggregate resources and existing pits and quarries.</li> </ul> </li> <li>Protecting water <ul> <li>Encouraging municipalities to adopt a watershed planning approach would help protect water resources while facilitating more housing.</li> </ul> </li> <li>Climate change <ul> <li>Municipalities would be required to focus on improving air quality and prepare for the impacts of a changing climate when planning for roads, transit, water, wastewater and stormwater servicing and community facilities under the proposed integrated land use planning policy.</li> </ul> </li> <li>Greenbelt <ul> <li>Existing Greenbelt Plan protections, including policies on environmental and agricultural lands, will continue to be enforced.</li> </ul> </li> </ul> <h3>Implementation of Provincial Planning Statement</h3> <p>As part of its consultation, the Government has posted a <a href="/-/media/files/kh-general/proposed-approach-to-implementation-april-6-2023--en.ashx">document outlining its proposed implementation approach</a> for the new Provincial Planning Statement.</p> <p>The proposed implementation details and timelines are summarized below:</p> <ul> <li>The new Provincial Planning Statement is targeted to take effect in Fall 2023 (the final form of the policy document will be released shortly before the effective date).</li> <li>Generally speaking, the new Provincial Planning Statement will apply to planning decisions made on or after the effective date—except for certain matters specified in a proposed transition regulation. The Government is seeking feedback on issues that would benefit from an exemption under the proposed transition regulation.</li> <li>Municipal Official Plans are to be updated to implement the new Provincial Planning Statement policies at the time of their ordinary review cycle (every 5 years, or every 10 years after a new Official Plan).</li> <li>The change to the definition of “areas of employment” under the <em>Planning Act</em> (summarized above under the discussion on Bill 97) is intended to take effect on proclamation. Many municipalities’ existing employment area policies allow a range of uses that are broader than the narrower definition of “areas of employment” now proposed by the Government in both the <em>Planning Act</em> and the Provincial Planning Statement. Once the proposed legislative and policy changes take effect, areas that do not meet the new, narrower definition of “areas of employment” will no longer be subject to policy requirements for “conversions” to non-employment uses. Accordingly, municipalities are directed to undertake time-sensitive updates to their Official Plans to explicitly authorize the site-specific permission of any existing uses that do not align with the new definition of “areas of employment”.</li> <li>The Growth Plan presently requires municipalities to plan for specific population and employment forecasts to 2051. These have been implemented in some, but not all, municipal Official Plans. Where an upper- or single-tier municipality’s Official Plan is still in progress, it is expected that the municipality would continue to use the 2051 forecasts provided by the Province (at a minimum) or a higher forecast as determined by the municipality. Lower-tier municipalities would be expected to meet or exceed the growth forecasts allocated to them by the upper-tier municipality. As time passes and it becomes necessary to update forecasts and extend their horizon beyond 2051, it is expected that municipalities in the Greater Golden Horseshoe would move towards doing their own forecasting of population and employment growth (as is the approach for all other municipalities in the Province).</li> <li>Bill 23 amended the <em>Planning Act </em>to remove statutory approval authorities from 7 upper-tier municipalities. These particular amendments have yet to be proclaimed into force, and through this implementation consultation document, the Government has signaled that these changes will not take effect until Winter 2024 at the earliest.</li> <li>In 2019, the Minister established 31 Provincially Significant Employment Zones (“PSEZs”) pursuant to the Growth Plan. Notwithstanding the present proposal to revoke the Growth Plan, the Government is seeking feedback on the need to identify select PSEZs or portions of PSEZs for the sole purpose of protecting lands exclusively for employment uses through an alternative approach (e.g., Ministerial Zoning Orders).</li> <li>The Government intends to introduce amendments to the Greenbelt Plan to indicate that previous policies in the PPS and the Growth Plan will continue to apply in those cases where the Greenbelt Plan refers to them. The stated intention is to ensure that there will be no change to how the Greenbelt Plan policies are implemented, notwithstanding the proposed Provincial Planning Statement coming into force and replacing the PPS and the Growth Plan.</li> </ul> <h3>Conclusion</h3> <p>The Ontario Government is advancing significant legislative, regulatory, and policy changes through the Helping Homebuyers, Protecting Tenants housing supply action plan. It is critical to understand the impacts of these proposed changes on land use and development and, where needed, to provide input before the relevant commenting deadlines indicated above.</p> <p>Our group will be actively monitoring ongoing developments in this space. For further guidance and information, please contact <a rel="noopener noreferrer" target="_blank" href="https://www.stikeman.com/en-ca/people/c/jonathan-s-cheng">Jonathan Cheng</a> or <a rel="noopener noreferrer" target="_blank" href="https://www.stikeman.com/en-ca/people/l/calvin-lantz">Calvin Lantz</a>.</p> <h3>Related Links</h3> <ul> <li><a rel="noopener noreferrer" target="_blank" href="https://news.ontario.ca/en/release/1002910/ontario-introduces-next-steps-to-support-housing-supply-growth">News Release: Ontario Introduces Next Steps to Support Housing Supply Growth</a></li> <li><a rel="noopener noreferrer" target="_blank" href="https://www.ontario.ca/page/helping-homebuyers-protecting-tenants">Helping Homebuyers, Protecting Tenants</a></li> <li><a rel="noopener noreferrer" target="_blank" href="https://www.ola.org/en/legislative-business/bills/parliament-43/session-1/bill-97">Bill 97, <em>Helping Homebuyers, Protecting Tenants Act, 2023</em></a></li> <li><a href="/-/media/files/kh-general/proposed-provincial-planning-statement-april-6-2023--en.ashx">Proposed Provincial Planning Statement </a>(April 6, 2023) </li> <li><a href="/-/media/files/kh-general/proposed-approach-to-implementation-april-6-2023--en.ashx">Proposed Approach to Implementation of the proposed Provincial Planning Statement </a></li> <li><a rel="noopener noreferrer" target="_blank" href="https://ero.ontario.ca/notice/019-6827">ERO 019-6827: Consultations on Helping Homebuyers, Protecting Tenants: Ontario's Housing Supply Action Plan April 2023</a></li> <li><a rel="noopener noreferrer" target="_blank" href="https://ero.ontario.ca/notice/019-6821">ERO 019-6821: Proposed Planning Act, City of Toronto Act, 2006, and Ministry of Municipal Affairs and Housing Act Changes (Schedules 2, 4, and 6 of Bill 97 - the proposed Helping Homebuyers, Protecting Tenants Act , 2023)</a></li> <li><a rel="noopener noreferrer" target="_blank" href="https://ero.ontario.ca/notice/019-6813">ERO 019-6813: Review of proposed policies adapted from A Place to Grow and Provincial Policy Statement to form a new provincial planning policy instrument</a></li> <li><a rel="noopener noreferrer" target="_blank" href="https://ero.ontario.ca/notice/019-6822">ERO 019-6822: Site Plan for Residential Developments of 10 or Fewer Units – Two Proposed new Minister’s Regulations under the Planning Act and the City of Toronto Act, 2006</a></li> <li><a rel="noopener noreferrer" target="_blank" href="https://www.ontariocanada.com/registry/view.do?postingId=44428&language=en">23-MMAH005: Seeking Feedback on Future Regulations To Create A Balanced Framework Around Municipal Rental Replacement By-Law</a></li> </ul>11-Apr-2023 03:43:00{5A7418C7-D756-4987-93D0-CF9116473A68}https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/importantes-modifications-aux-reglements-pris-en-vertu-de-la-loi-sur-l-interdiction-d-achat-d-immeubles-residentielsAndrew Elliotthttps://www.stikeman.com/fr-ca/equipe/e/andrew-elliottActualités - Droit immobilier et municipalImportantes modifications aux règlements pris en vertu de la Loi sur l’interdiction d’achat d’immeubles résidentiels par des non-Canadiens<p><strong>Le 27 mars 2023, le gouvernement fédéral du Canada a annoncé le <a rel="noopener noreferrer" href="https://assets.cmhc-schl.gc.ca/sites/cmhc/professional/housing-markets-data-and-research/housing-research/consultations/prohibition-purchase-residential-property-non-canadians-act/prohibition-purchase-residential-property-non-canadians-regulations-amendment.pdf?rev=cf655bc0-d1a9-48a1-a0d5-6ea9b32788e9" target="_blank"><em>Règlement modifiant le Règlement sur l’interdiction d’achat d’immeubles résidentiels par des non-Canadiens</em></a> (dans l’ensemble, les « règlements modifiés ») avec prise d’effet immédiate. Les règlements modifiés ont été élaborés afin d’accroître la marge de manœuvre des nouveaux arrivants et des entreprises qui cherchent à augmenter l’offre de logements au Canada pour permettre aux non-Canadiens d’acheter un immeuble résidentiel dans certaines circonstances. </strong></p> <p>Cette publication est une mise à jour de notre billet <strong>publié le 9 janvier 2023, intitulé </strong><a rel="noopener noreferrer" href="https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/l-interdiction-d-achat-d-immeubles-residentiels-par-les-etrangers-au-canada-pendant-deux-ans-ce-que-vous-devez-savoir" target="_blank"><strong>« L’interdiction d’achat d’immeubles résidentiels par les étrangers au Canada pendant deux ans : ce que vous devez savoir »</strong></a><strong>.</strong></p> <p>Pour plus de renseignements sur les modifications liées au droit des travailleurs étrangers d’acheter des immeubles résidentiels au Canada, voir notre <a rel="noopener noreferrer" href="https://www.stikeman.com/fr-ca/savoir/droit-canadien-emploi-travail-regimes-retraite/reglements-modifiant-le-droit-des-travailleurs-etrangers-d-acheter-un-immeuble-residentiel-au-canada" target="_blank">billet connexe</a>.</p> <h2>Seuil de propriété plus élevé</h2> <p>La <a rel="noopener noreferrer" href="https://laws-lois.justice.gc.ca/fra/lois/p-25.2/page-1.html" target="_blank"><em>Loi sur l’interdiction d’achat d’immeubles résidentiels par des non-Canadiens et ses règlements d’application</em></a> (dans l’ensemble, la « <strong>Loi</strong> ») qui est entrée en vigueur le 1<sup>er</sup> janvier 2023, prévoyait à l’origine que le « contrôle » d’une société ou d’une entité par un non‑Canadien – à savoir la propriété directe ou indirecte de 3 % ou plus de la valeur des capitaux propres ou des droits de vote de la société ou de l’entité – rendrait cette société ou entité « non-Canadienne » en soi et l’assujettirait par conséquent à l’interdiction. Les règlements modifiés ont porté le seuil de propriété à 10 %.</p> <h2>Exception pour les entités cotées en bourse</h2> <p>À l’origine, la Loi prévoyait une exception pour les sociétés dont les actions sont cotées à une bourse de valeurs au Canada, même si elles sont « contrôlées » par un non-Canadien, mais elle n’avait pas étendu la portée de cette exception aux « entités ». Les règlements modifiés ont étendu la portée de cette exception aux entités dont les actions ou les titres de participation sont cotés.</p> <h2>Abrogation de la disposition sur le fonds zoné pour usage résidentiel ou mixte</h2> <p>La Loi d’origine prescrit qu’un « immeuble résidentiel » est un « fonds zoné pour usage résidentiel ou mixte, qui ne contient pas de logement habitable et qui est situé dans une agglomération de recensement ou dans une région métropolitaine de recensement ». Cette disposition a soulevé des préoccupations importantes dans le secteur de l’immobilier commercial puisque, entre autres répercussions défavorables, elle permettait d’inclure un grand nombre d’immeubles zonés à usage résidentiel ou mixte, mais qui avaient déjà été aménagés pour un usage commercial. Les règlements modifiés avaient déjà supprimé cette catégorie, si bien que depuis le 27 mars 2023, la Loi ne s’applique plus aux fonds qui ne contiennent pas de logements habitables et qui sont zonés pour usage résidentiel ou mixte.</p> <h2>Nouvelle exception applicable à l’acquisition à des fins de développement</h2> <p>Le secteur de l’immobilier commercial a exprimé certaines préoccupations liées au fait que la portée large de la Loi aurait pour effet de freiner les nouveaux lotissements résidentiels, ce qui semble incompatible avec l’objectif déclaré de rendre le logement plus abordable pour les Canadiens. Par exemple, la Loi interdit l’achat de maisons individuelles comprenant au plus trois locaux d’habitation et l’achat de maisons jumelées ou en rangée par des non-Canadiens. Cette disposition empêchera un promoteur d’acheter plusieurs maisons unifamiliales afin de les transformer en maisons de ville, appartements ou condominiums – des formes d’aménagement plus denses qui procureront plus et pas moins de parcs de logements. Même si la Loi continue de s’appliquer aux maisons individuelles, aux maisons jumelées et aux maisons en rangée, les règlements modifiés comprennent désormais une exception pour « l’acquisition par un non‑Canadien d’un immeuble résidentiel à des fins de développement ».</p>30-Mar-2023 04:00:00{E9AEE84E-D269-4F04-93DD-D1020F4D1E7F}https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/l-interdiction-d-achat-d-immeubles-residentiels-par-les-etrangers-au-canada-pendant-deux-ans-ce-que-vous-devez-savoirStikeman ElliottActualités - Droit immobilier et municipalL’interdiction d’achat d’immeubles résidentiels par les étrangers au Canada pendant deux ans : ce que vous devez savoir<p><strong>En réaction à l’augmentation du prix des logements, le Parlement a adopté la </strong><a rel="noopener noreferrer" href="https://laws-lois.justice.gc.ca/fra/lois/p-25.2/page-1.html" target="_blank"><strong><em>Loi sur l’interdiction d’achat d’immeubles résidentiels par des non-Canadiens</em></strong></a><strong> (la « Loi ») en 2022. La Loi, qui est censée être en vigueur au cours des années civiles 2023 et 2024 seulement, interdit aux personnes et aux entités non canadiennes d’acheter, directement ou indirectement, des habitations résidentielles (comme les maisons individuelles comprenant au plus trois locaux d’habitation, les maisons jumelées, les maisons individuelles en rangée et les logements en copropriété individuels). La législation ne vise pas la propriété par des sociétés de plus grands complexes d’habitation résidentiels.</strong></p> <p>La législation impose des amendes, y compris à ceux qui participent ou contribuent sciemment à l’achat d’un bien immobilier résidentiel par un non-Canadien.</p> <h2>Interdiction</h2> <p>La Loi interdit aux <strong>non-Canadiens</strong> d’acheter directement ou indirectement des biens immobiliers résidentiels au Canada du 1<sup>er</sup> janvier 2023 au 31 décembre 2024. L’interdiction ne s’applique généralement pas à l’extérieur des régions urbaines (définies dans la législation).</p> <h2>Principales définitions</h2> <p>Cette interdiction est fondée sur un certain nombre de définitions qui sont incluses dans la Loi ou dans le <a rel="noopener noreferrer" href="https://canadagazette.gc.ca/rp-pr/p2/2022/2022-12-21/html/sor-dors250-fra.html" target="_blank">règlement</a> connexe adopté le 2 décembre 2022 (le « Règlement »).</p> <h3>« Achat »</h3> <p>L’acquisition, avec ou sans conditions, d’un intérêt légal ou en equity ou d’un droit réel dans un immeuble résidentiel constitue un achat.</p> <h3>« non-Canadien »</h3> <p>Les individus, les sociétés et les entités suivantes sont des « non-Canadiens » :</p> <ul> <li>l’individu qui <strong>n’est pas un citoyen canadien</strong>, un résident permanent du Canada ou une personne inscrite à titre d’Indien sous le régime de la <em>Loi sur les Indiens</em>;</li> <li>la société qui <strong>n’est pas</strong> constituée en vertu d’une loi fédérale ou provinciale;</li> <li>la société qui <strong>est</strong> constituée en vertu d’une loi fédérale ou provinciale, si (et seulement si) les <strong>deux</strong> conditions suivantes sont réunies : (i) ses actions ne sont pas cotées à une bourse de valeurs canadienne<strong> et</strong> (ii) elle est contrôlée par une personne ou par une société visée aux paragraphes 1) ou 2) ci-dessus.</li> <li>l’entité qui <strong>n’est pas</strong> formée en vertu d’une loi fédérale ou provinciale;</li> <li>l’entité qui <strong>est</strong> formée en vertu d’une loi fédérale ou provinciale, si (et seulement si) elle est contrôlée par les personnes visées à l’un des paragraphes 1) à 4) ci-dessus.</li> </ul> <p>La Loi ne s’applique pas aux personnes suivantes :</p> <ul> <li>l’individu qui est un non-Canadien, mais qui fait l’achat d’un immeuble résidentiel avec son époux ou conjoint de fait qui n’est pas un non-Canadien;</li> <li>le réfugié ou l’individu qui obtient le statut de résident temporaire pour des considérations d’ordre humanitaire;</li> <li>les États ou les ressortissants étrangers à des fins diplomatiques ou consulaires;</li> <li>certains résidents temporaires (p. ex. les travailleurs et les étudiants) qui satisfont aux conditions prévues par le Règlement.</li> </ul> <h3>« Contrôle »</h3> <p>Le « contrôle » à l’égard d’une société ou d’une autre entité est défini dans le Règlement comme étant soit :</p> <ul> <li>la propriété directe ou indirecte d’actions (ou de titres de participation) qui représentent 3 % ou plus de la valeur des capitaux de l’entité, ou lui conférant 3 % ou plus des droits de vote;</li> <li>le « contrôle de fait » de la société ou de l’entité, directement ou indirectement, par l’intermédiaire de la propriété, d’un accord ou autrement.</li> </ul> <h3>« immeuble résidentiel »</h3> <p>L’« immeuble résidentiel » est défini comme suit dans la Loi et dans le Règlement :</p> <ul> <li>une maison individuelle ou un bâtiment similaire, comprenant au plus trois locaux d’habitation;</li> <li>une maison jumelée ou en rangée, un logement en copropriété ou un local semblable qui est une parcelle séparée sur laquelle il y a un droit de propriété distinct des droits de propriété des autres parties du bâtiment;</li> <li>un fonds qui ne contient pas de logement habitable, mais qui est zoné pour usage résidentiel ou mixte.</li> </ul> <h2>Exclusion des régions les plus rurales</h2> <p>Le Règlement précise que les <strong>dispositions de la Loi s’appliquent seulement aux immeubles résidentiels situés dans les régions métropolitaines de recensement (les « RMR ») et dans les agglomérations de recensement (les « AR »)</strong>. Ce sont les cités et les villes dont la population, y compris dans les régions voisines, dépasse les 10 000 (AR) ou les 100 000 (RMR) habitants, comme il est établi par Statistique Canada. Actuellement, Statistique Canada reconnaît environ 150 régions urbaines comme étant des AR ou des RMR.</p> <p>Il est très important d’observer que l’interdiction s’applique à l’intégralité de chacune des AR ou des RMR, ce qui, dans de nombreux cas, inclura certaines circonscriptions voisines qui seraient habituellement considérées comme « rurales ». Cette <a rel="noopener noreferrer" href="https://www150.statcan.gc.ca/t1/tbl1/fr/tv.action?pid=9810000301&request_locale=fr" target="_blank">liste des municipalités qui composent les AR et les RMR du Canada</a> pourrait être utile lorsqu’on se demande si la Loi s’applique à une situation donnée.</p> <h2>Exclusion des achats en cours avant 2023</h2> <p>Le paragraphe de la Loi qui contient l’interdiction ne s’applique pas si un non-Canadien devient responsable de l’immeuble résidentiel ou en assume la responsabilité aux termes d’une convention d’achat-vente au plus tard le 31 décembre 2022 — par conséquent, les parties qui ont conclu une convention d’achat-vente avant le 1<sup>er</sup> janvier 2023 pourraient être exclues du champ d’application de la Loi<em>.</em></p> <h2>Exclusion de certains transferts en application de la Loi</h2> <p>Certains types d’opération sont également exclus de la définition d’« achat » en vertu de la Loi, notamment :</p> <ul> <li>l’acquisition d’un intérêt ou d’un droit résultant du décès, d’un divorce, d’une séparation ou d’un don;</li> <li>le transfert selon les modalités d’une fiducie constituée avant le 1<sup>er</sup>janvier 2023;</li> <li>le transfert résultant de la réalisation par un créancier garanti du droit ou de l’intérêt garanti portant sur l’immeuble résidentiel.</li> </ul> <h2>Sanctions et ordonnances</h2> <p>Une contravention à la Loi n’affecte en rien la validité de la vente d’un bien immobilier résidentiel selon son article 5. Toutefois, les contraventions donnent lieu à des amendes et à des sanctions.</p> <p>Toute personne qui contrevient à la Loi est coupable d’une infraction et quiconque conseille, incite, aide ou encourage un non-Canadien à acheter un immeuble résidentiel ou à faire ce qui précède, tout en sachant que l’achat de l’immeuble résidentiel est interdit au non-Canadien commet également une infraction. Une amende maximale de 10 000 $ peut être imposée sur déclaration de culpabilité par procédure sommaire.</p> <p>En outre, le dirigeant, l’administrateur, le mandataire, le cadre supérieur d’une entité ou un autre individu autorisé à exercer des fonctions de gestion ou de surveillance pour le compte d’une entité, qui ordonne ou qui autorise l’infraction ou qui y consent ou y participe, est également coupable d’une infraction et passible, sur déclaration de culpabilité par procédure sommaire, d’une amende maximale de 10 000 $. Ces personnes peuvent être poursuivies et condamnées sans égard au fait que l’entité ait elle-même été poursuivie ou condamnée.</p> <p>En vertu de l’article 7 de la Loi, un tribunal peut ordonner la vente d’un immeuble résidentiel acheté en contravention à la Loi. Le Règlement établit les conditions de l’ordonnance de distribution du produit, selon laquelle le gouvernement du Canada recouvre d’abord ses frais et toute amende impayée et effectue ensuite une distribution à ceux qui ne sont pas des non-Canadiens. S’il y a un reliquat du produit, l’acheteur non canadien ne recevra pas plus que le prix d’achat de l’immeuble résidentiel. Toute somme résiduelle sera versée au gouvernement du Canada.</p> <h2>Conclusions</h2> <p>Compte tenu de l’application large de la Loi, les intervenants du secteur de l’immobilier doivent faire preuve de diligence lorsqu’ils achètent ou vendent des immeubles résidentiels ou participent à des opérations d’achat ou de vente d’immeubles résidentiels. Les sanctions imposées en vertu de la Loi visent les professionnels comme les agents et les courtiers immobiliers, le personnel de vente des promoteurs, les avocats et les notaires.</p> <p>Outre les enquêtes et les contrôles diligents raisonnables, ceux qui prennent part à des opérations immobilières pourraient envisager de demander à l’acheteur des déclarations et garanties supplémentaires afin de confirmer qu’il n’est pas un non-Canadien en application de la Loi<em>. </em>Ils doivent également être au courant du champ d’application géographique de la Loi, qui peut (comme il a été mentionné précédemment) comprendre certaines régions qui semblent être rurales, mais qui ne sont pas considérées comme telles en application de la législation.</p> <p>Observons que le ministre pourrait prendre d’autres règlements jusqu’à l’abrogation de la Loi le 31 décembre 2024. Il est également possible que la constitutionnalité de la législation soit remise en question, surtout de la part de ceux qui prétendront qu’elle empiète sur des domaines de compétence provinciale.</p> <p><em>Si vous avez besoin de conseils ou d’autres renseignements sur le sujet, notre groupe Immobilier sera heureux de vous aider.</em></p>09-Jan-2023 05:20:00{1B323F73-0E39-473C-80C9-F6A392EA2BE3}https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/possession-ne-vaut-plus-titre-une-loi-de-l-alberta-la-property-rights-statutes-amendment-act-abolit-les-droits-des-squatteursCatherine Grygarhttps://www.stikeman.com/fr-ca/equipe/g/catherine-grygarBarrett Schultzhttps://www.stikeman.com/fr-ca/equipe/s/barrett-schultzActualités - Droit immobilier et municipalActualités - LitigePossession ne vaut plus titre : une loi de l’Alberta, la Property Rights Statutes Amendment Act, abolit les droits des squatteurs<p><strong>Le 6 décembre 2022, le gouvernement de l’Alberta a présenté le projet de loi 3 intitulé <em>Property Rights Statutes Amendment Act </em>(la « Loi »). Le 15 décembre 2022, la Loi a reçu la sanction royale. Elle a été édictée pour abolir les revendications de possession adversative contre les propriétaires fonciers privés, plus communément appelées « droits de squatteurs ». Ces protections contre la possession adversative s’appliquaient déjà aux terres publiques, aux terres municipales et aux zones d’irrigation.</strong></p> <p><strong><em>Ce billet est disponible en anglais seulement.</em></strong></p> <p><strong>On December 6, 2022, the Alberta government presented Bill 3, or the <em>Property Rights Statutes Amendment Act </em>(the “<em>Act</em>”). On December 15, 2022, the <em>Act</em> received royal assent. This legislation was brought forth to abolish adverse possession claims, more commonly known as “squatter’s rights”, against private landowners. Such protections against adverse possession already existed over public land, municipal land, and irrigation districts.</strong></p> <p>Previous legislation allowed private lands to be claimed by persons who were in possession of that land but did not own it when the “squatter” had maintained a certain quality of possession for 10 years or more. The <em><em>Act</em></em> ultimately amended three statutes: the <em><em>Law of Property Act </em></em>RSA 2000, c L-7, the <em><em>Land Titles Act </em></em>RSA 2000, c L-4, and the <em><em>Limitations Act </em></em>RSA 2000, c L-12. Any claims that were commenced prior to the <em><em>Act</em></em> coming into force will continue to proceed under the former legislation. In addition, any land titles issued under previously allowed court decisions on adverse possession remain protected and will continue to be in effect.</p> <h1><strong>Adverse Possession</strong></h1> <p>Under the former legislation, a person could apply to a court to claim ownership over lands that they did not hold legal title to but to which they asserted current physical possession. This assertion of possession and claim for ownership was commonly referred to as “squatter’s rights” and stemmed from the common law tradition. If an application for adverse possession was successful, it resulted in the quieting of title of the registered owner and ultimately the transfer of legal title to the claimant-possessor. In order to assert an adverse possession claim, the person seeking ownership of the land must have been in possession of it for at least 10 years and have had a certain quality of possession including whether there had been an acknowledgment or re-entry by the registered property owner within the past 10 years. A 2020 report from the Alberta Law Reform Institute listed nine confirmed court cases in Alberta on adverse possession in the last eight years, but there are likely additional cases and other disputes that have not been publicly reported.</p> <h1><strong>Reasons for Removing the Legislation</strong></h1> <p>In the past decade in 2012, 2017 and 2020, there have been several unsuccessful attempts to disallow adverse possession claims against private lands in Alberta through private member bills to change legislation. Other nonpartisan sources, such as the Alberta Law Reform Institute have also made efforts to advocate for the abolishment of adverse possession through studies and reports. In the 2020 report by the Alberta Law Reform Institute, it was explicitly recommended that adverse possession be abolished by statute. This was also echoed by the Alberta government’s bipartisan Special Committee on Real Property Rights, who released their final report suggesting abolishing adverse possession in June 2022. These recommendations to abolish adverse possession come after extensive academic debate and public consultation.</p> <p>Adverse possession was particularly worrisome for rural Albertans who own multiple sections of land. The vast areas could be time consuming and challenging to patrol and manage and therefore became vulnerable to squatters to possess and eventually take control of sections of these large rural properties. Adverse possession could also arise in circumstances where neighbors knowingly or unknowingly operated under certain assumptions regarding registered property lines due to boundary fences or other markers between neighboring lands which may not actually mark the registered boundaries on title. Abolishing adverse possession alleviates a large burden on landowners currently defending their land from adverse possession claims. Now that the <em><em>Act </em></em>has passed, a registered owner may start an action to regain possession of their property at any time, and the person(s) who are in possession of the land are barred from advancing a defence of adverse possession.</p> <p>Abolishing adverse possession rights in Alberta brings the province in line with other jurisdictions including Saskatchewan, New Brunswick, the Yukon, British Columbia, Ontario, and Manitoba. Alberta now follows the trend in modernizing provincial property rights in this regard.</p> <h1><strong>What Amendments does the <em><em>Act </em></em>Bring</strong></h1> <p>The changes to legislation include:</p> <ul> <li><em><em>Law of Property Act</em></em> (Alberta): Amendments simply abolish adverse possession. Adverse Possessors are no longer able to rely on this statute in order to make their squatter claims or defend claims against registered owners for re-possession on this basis. These amendments also give courts further powers to decide just outcomes when property disputes arise from buildings that encroach on neighbouring properties or for people who make lasting improvements on land that is not theirs, including: order that the person who made the improvements to remove or abandon the improvements, order that an easement be made on terms the court thinks just, order that the person who made the improvements acquire the land on which the improvements are made, or require the registered owner to compensate the person who made the improvements.</li> <li><em><em>Land Titles Act </em></em>(Alberta): Amendments ensure that people who have been granted ownership for adverse possession prior to the <em><em>Act </em></em>will maintain ownership.</li> <li><em><em>Limitations Act </em></em>(Alberta): Amendments bolster the ability of a registered owner to regain possession over land that is currently being occupied by an adverse possessor. More specifically, the <em><em>Act </em></em>removed the ten-year time limitation that a registered owner has to reclaim possession over property. Property owners will now be able to seek an order that gives them back immediate ownership of their property at any point in time and will not be barred from doing so by virtue of limitation periods.</li> </ul> <h1><strong>Conclusion </strong></h1> <p>After nearly a decade, the Alberta government has fulfilled a platform commitment to abolish adverse possession in favor of landowners. With the <em><em>Act</em></em> now in force, landowners facing claims against adverse possession finally have a new level of statutory protection to assist them with defending such claims and, as a further benefit, additional remedies are available to the courts in circumstances where improvements or buildings are at issue as it pertains to issues relating to the <em><em>Law of Property Act</em></em>.</p> <p><em><span style="color: black;">The author would like to acknowledge the support and assistance of Barrett Schultz, articling student at law.</span></em></p>Wed, 21 Dec 2022 12:00:00 Z21-Dec-2022 03:02:00{6673A466-F391-4C67-9C0C-20E731991383}https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/la-cour-supreme-du-canada-precise-le-droit-applicable-a-l-appropriation-par-interpretationArcher Bellhttps://www.stikeman.com/fr-ca/equipe/b/archer-bellActualités - Droit immobilier et municipalActualités - LitigeLa Cour suprême du Canada précise le droit applicable à l’appropriation par interprétation<p><strong>Le 21 octobre 2022, la Cour suprême du Canada (la « CSC ») a publié sa décision <em><a rel="noopener noreferrer" href="https://canlii.ca/t/jshfw" target="_blank">Annapolis Group Inc. c. Municipalité régionale d’Halifax</a></em>, 2022 CSC 36 (« <em>Annapolis </em>»), qui confirme et précise le test applicable à l’appropriation par interprétation ou à l’expropriation de fait, qui avait été établi dans la décision <em><a rel="noopener noreferrer" href="https://canlii.ca/t/1mm2q" target="_blank">Chemin de fer Canadien Pacifique c. Vancouver (Ville)</a>, </em>2006 CSC 5 (« <em>CFCP </em>»). </strong></p> <p><strong><em>Ce billet est disponible en anglais seulement.</em></strong></p> <p><strong>On October 21, 2022, the Supreme Court of Canada (the "SCC") released its decision in<a rel="noopener noreferrer" href="https://canlii.ca/t/jshfv" target="_blank"> <em>Annapolis Group Inc. v Halifax Regional Municipality</em></a>, 2022 SCC 36 (“<em>Annapolis</em>”), affirming and clarifying the test for constructive taking, or <em>de facto</em> expropriation, set out in <em><a rel="noopener noreferrer" href="https://canlii.ca/t/1mm2r" target="_blank">Canadian Pacific Railway Co. v Vancouver (City)</a></em>, 2006 SCC 5 ("<em>CPR</em>"). </strong></p> <h2>Introduction</h2> <p>Expropriation (or “taking”) is referred to as <em>constructive</em> or <em>de facto</em> in contrast to <em>de jure</em> taking. The latter occurs when a government authority expressly takes legal title of land from a landowner. Compensation for <em>de jure</em> takings is codified across Canada in provincial and territorial legislation, such as Nova Scotia's <em>Expropriation Act</em>, RSNS 1989, c 156, which states that "where land is expropriated, the statutory authority shall pay the owner compensation as is determined in accordance with this Act".</p> <p>Constructive taking covers situations where a government authority has not taken legal title from the landowner but has otherwise regulated the property to such an extent that the landowner has effectively lost the property. Notably, there is nothing to prevent the government authority from doing so; extensive land use regulation in the public interest is the norm in Canada, and there is no protection of property rights in the <em>Canadian Charter of Rights and Freedoms</em>. However, where a constructive taking occurs absent express statutory language permitting the government authority to take property <em>without</em> paying compensation, the government authority is required at common law to compensate the property owner.</p> <p>In <em>CPR</em>, the SCC held that a constructive taking of private property occurs when two requirements are met (the “<em>CPR</em> test”):</p> <ol> <li>the government authority must acquire a beneficial interest in the property or flowing from it; and</li> <li>the property owner must lose all reasonable uses of the property.</li> </ol> <p>Thus, where these requirements are met (and in the absence of express statutory language permitting uncompensated taking, as in <em>CPR</em>), the property owner is entitled to compensation from the government.</p> <p>In <em>Annapolis</em>, the SCC majority held that the first prong of the <em>CPR</em> test should be interpreted broadly such that the acquisition of “a beneficial interest in the property or flowing from it” means the accrual of an "advantage" to the government actor. The majority also held that the public authority’s motive, while not an element of the test, can be used as supporting evidence in making out a claim for constructive taking.</p> <h2>Background</h2> <p>Annapolis Group Inc. ("Annapolis"), a property developer, owns undeveloped lands within the Halifax Regional Municipality ("Halifax") which Annapolis claims were constructively taken by Halifax.</p> <p>In 2006, Halifax included Annapolis' lands in a plan for a proposed Regional Park. Despite this, Annapolis' lands were not zoned as parkland and were instead zoned for "future serviced residential development" which required Annapolis to apply for a secondary planning process before any development could occur. In 2007, Annapolis requested that Halifax initiate the secondary planning process, which request Halifax eventually refused in 2016. In the meantime, Halifax put up signs on Annapolis' lands that appeared to encourage members of the public to use the lands as if they were a public park.</p> <p>Annapolis commenced legal proceedings, asserting that Halifax had constructively taken its lands. Halifax moved for summary dismissal of Annapolis' constructive taking claim. Although Annapolis was successful in defending Halifax’s motion for summary dismissal at the lower court, the Nova Scotia Court of Appeal (the "NSCA"), applying the <em>CPR</em> test, found that there was no basis for a finding of constructive taking and dismissed Annapolis’ action.</p> <p>In particular, the NSCA determined that Annapolis had no reasonable chance of establishing that Halifax had acquired a beneficial interest in or flowing from Annapolis’ lands to satisfy the first prong of the <em>CPR</em> test. The NSCA viewed this prong of the test as requiring that land “actually be taken”, which had not occurred. The NSCA also held that Halifax’s alleged motive of preserving Annapolis’ lands for a public park was irrelevant to the constructive takings analysis.</p> <p>In a 5-4 ruling, the SCC overturned the NSCA's decision, finding that there were genuine issues of material fact to be tried and therefore ordering that the matter be allowed to proceed to trial. In doing so, the SCC upheld the <em>CPR</em> test for constructive taking while clarifying how it should be applied.</p> <h2>The Majority Decision</h2> <p>Contrary to the NSCA, the majority of the SCC held that the <em>CPR</em> test does not require land to be taken from an owner and acquired by the state. Instead, "beneficial interest" should be understood more broadly as an "advantage" accruing to the state. For example, in this case, preserving a park in its natural state could be such an advantage.</p> <p>The majority came to this conclusion for two reasons:</p> <ol> <li>to require an actual acquisition by the public authority would collapse the distinction between constructive and <em>de jure</em> takings; and</li> <li>interpreting "beneficial interest" as including an advantage to the public authority accords with the <em>CPR </em>test’s reference to "a beneficial interest in the property <em>or flowing from it</em>". It also accords with prior case law relied on in <em>CPR</em>, such as <em>Manitoba Fisheries Ltd. v The Queen</em>, [1979] 1 SCR 101 ("<em>Manitoba Fisheries</em>") and <em>British Columbia v Tener</em>, [1985] 1 SCR 533 ("<em>Tener</em>"). In <em>Manitoba Fisheries</em>, the Court held that the government had acquired an advantage through the acquisition of a statutory monopoly that entitled it to benefits that would have otherwise flowed to the company. In <em>Tener</em>, the Court held that the government's regulation had the effect of securing an advantage by confining all reasonable uses of the property to the government's preferred use as a provincial park.</li> </ol> <p>The majority offered further guidance to courts applying the <em>CPR</em> test, indicating that courts should consider the context of the alleged taking, including:</p> <ol> <li>the nature of the government action, notice to the owner of the restrictions at the time the property was acquired, and whether the government measures restrict the uses of the property in a manner consistent with the owner's reasonable expectations;</li> <li>the nature of the land and its historical or current uses; and</li> <li>the substance of the alleged advantage.</li> </ol> <p>The majority gave examples of scenarios that would satisfy the test for constructive taking, specifically highlighting the following:</p> <ol> <li>permanent or indefinite denial of access to property or permanent or indefinite occupation of the property by the government;</li> <li>regulations that leave a rights holder with only notional use of their land, deprived of all economic value; and</li> <li>confining the uses of private land to public purposes, such as conservation, recreation, or institutional uses such as parks, schools, or municipal buildings.</li> </ol> <p>Lastly, the majority clarified the role of a government authority’s motive in the constructive taking analysis. The majority held that while motive is <em>not</em> an element of the constructive taking test, claimants are permitted to provide evidence of the government authority’s motive where such evidence supports that a landowner has lost all reasonable uses of their land.</p> <h2>The Dissenting Opinion</h2> <p>The dissent disagreed with the majority's recharacterization of the <em>CPR</em> test, finding that the beneficial interest prong of the test requires the interest to be proprietary in nature, and not merely an advantage. The dissent noted that the majority's broader interpretation "dramatically expands" the potential liability of municipalities engaged in land use regulation in the public interest.</p> <h2>Commentary</h2> <p>The SCC confirmed that not all land regulation undertaken by a government authority will result in constructive taking. Governments can and do regulate land in the public interest. However, where regulation results in the landowner being deprived of all reasonable uses of their property, they may be entitled to compensation – unless an existing applicable statute expressly allows for taking without compensation.</p> <p>Importantly, this ruling clarifies the <em>CPR</em> test for constructive taking and reinforces the distinction between constructive and <em>de jure</em> takings by confirming that a claimant need not establish the transfer of a property interest to prove a constructive taking claim; instead, an advantage flowing to the government authority is sufficient.</p> <p>This approach usefully places the focus of the inquiry on the <em>substance</em> rather than the <em>form</em> of the government action. In other words, the analysis considers the effects on the landowner rather than the strict nature of the acquisition by the government authority. This substantive approach is augmented by the contextual considerations identified by the SCC, including the landowner’s reasonable expectations, the nature of the land and its historical and current uses, and the substance of the alleged advantage.</p>Wed, 02 Nov 2022 11:00:00 Z02-Nov-2022 06:26:00{3464E43F-280A-4683-9041-518C2814F384}https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/gestion-de-la-crise-du-logement-le-projet-de-loi-23-de-l-ontario-propose-des-changements-majeursCalvin Lantzhttps://www.stikeman.com/fr-ca/equipe/l/calvin-lantzJonathan S. Chenghttps://www.stikeman.com/fr-ca/equipe/c/jonathan-s-chengActualités - Droit immobilier et municipalGestion de la crise du logement : le projet de loi 23 de l’Ontario propose des changements majeurs afin d’encourager l’aménagement de zones résidentielles<p><strong>Le 25 octobre 2022, le ministre des Affaires municipales et du Logement de l’Ontario, Steve Clark, a annoncé un vaste projet législatif – la </strong><a rel="noopener noreferrer" href="https://www.ola.org/fr/affaires-legislatives/projets-loi/legislature-43/session-1/projet-loi-23" target="_blank"><strong><em><span style="text-decoration: underline;">Loi de 2022 visant à accélérer la construction de plus de logements</span></em></strong></a><strong> (le « projet de loi 23 ») – afin de soutenir le </strong><a rel="noopener noreferrer" href="https://www.ontario.ca/fr/page/accelerer-la-construction-de-plus-de-logements" target="_blank"><strong>plan d’ajout de 1,5 million de nouveaux logements en Ontario au cours des dix prochaines années</strong></a><strong> du gouvernement. Le projet de loi 23 cible les obstacles institutionnels existants qui empêchent la densification, notamment les lourds processus d’autorisation municipaux et l’usage excessif du zonage et de la désignation patrimoniale pour résister à la densité accrue dans les collectivités existantes.</strong></p> <p>Entre autres points saillants, la version actuelle du projet de loi 23 permettra la création d’un maximum de trois unités d’habitation « de plein droit » sur la plupart des lots résidentiels dont le zonage est conçu pour une seule habitation, obligera les municipalités à établir des exigences de densité minimales dans des zones de densification ciblées (comme les corridors de transport en commun) et instaurera des restrictions applicables aux appels interjetés par des « tiers » devant le Tribunal ontarien de l’aménagement du territoire. Le gouvernement propose également de simplifier les processus d’approbation de certains projets résidentiels, de réformer le Tribunal ontarien de l’aménagement du territoire, de procéder à des réductions de frais considérables et de lancer des consultations portant sur des formes diverses de réformes fiscales qui, selon lui, pourraient stimuler la construction de logements.</p> <p>Nous formulerons d’autres commentaires sur cette législation complexe et de grande portée dans les jours à venir. Entretemps, nous recommandons les lectures suivantes aux personnes qui souhaitent se familiariser avec les principes fondamentaux du projet de loi 23 :</p> <ul> <li><a rel="noopener noreferrer" href="https://www.ola.org/fr/affaires-legislatives/projets-loi/legislature-43/session-1/projet-loi-23" target="_blank">Projet de loi 23, <em>Loi de 2022 visant à accélérer la construction de plus de logements</em></a> (texte de la loi).</li> <li><a rel="noopener noreferrer" href="https://news.ontario.ca/fr/backgrounder/1002422/loi-de-2022-visant-a-accelerer-la-construction-de-plus-de-logements" target="_blank">Document d’information du gouvernement de l’Ontario</a>.</li> <li><a rel="noopener noreferrer" href="https://www.stikeman.com/-/media/files/kh-general/more-homes-built-faster-act-proposed-policy-directions--legislative-highlights.ashx" target="_blank">Sommaire de la législation</a> produit par la Building Industry and Land Development Association (BILD) de l’Ontario.</li> </ul>Wed, 26 Oct 2022 11:00:00 Z26-Oct-2022 08:11:00{4BBB362D-854B-4914-B9EB-05B83771C074}https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/le-droit-immobilier-au-canada-paysage-legislatif-de-2022Michael L. Dyckhttps://www.stikeman.com/fr-ca/equipe/d/michael-l-dyckRachel V. Huttonhttps://www.stikeman.com/fr-ca/equipe/h/rachel-v-huttonC. Mario Paurahttps://www.stikeman.com/fr-ca/equipe/p/c-mario-pauraActualités - Droit immobilier et municipalLe droit immobilier au Canada : paysage législatif de 2022<p>Quatre associés du groupe Immobilier de Stikeman Elliott ont récemment corédigé le <a href="/-/media/files/kh-general/chambers-real-estate-2022-in-canada.ashx">chapitre canadien</a> (en anglais seulement) du <em>Real Estate Global Practice Guide</em> publié par Chambers and Partners du Royaume-Uni. Cette publication offre un excellent aperçu du droit immobilier au Canada et porte essentiellement sur les sujets suivants, parmi plusieurs autres :</p> <ul> <li>Les tendances du marché et les opérations sur les marchés;</li> <li>Les répercussions des technologies de rupture;</li> <li>Les propositions de réforme;</li> <li>Les droits de propriété et le transfert de titre;</li> <li>Le contrôle diligent immobilier;</li> <li>Les déclarations et garanties usuelles;</li> <li>Les restrictions canadiennes imposées aux investisseurs étrangers;</li> <li>La pollution des sols et la contamination de l’environnement;</li> <li>Les usages immobiliers permis en vertu des lois sur le zonage et l’aménagement du territoire;</li> <li>L’expropriation ou l’ordonnance d’expropriation;</li> <li>Le financement des acquisitions immobilières commerciales;</li> <li>La constitution de sûretés sur les biens immobiliers;</li> <li>Le défaut ou l’insolvabilité de l’emprunteur;</li> <li>La législation sur l’aménagement du territoire et le zonage au Canada;</li> <li>Les instruments de placement immobilier usuels;</li> <li>Les baux commerciaux;</li> <li>Le coût et la gestion du risque des projets de construction;</li> <li>Les questions fiscales portant sur l’immobilier commercial.</li> </ul> <p>Nous sommes heureux de rendre possible le téléchargement de cette <a href="/-/media/files/kh-general/chambers-real-estate-2022-in-canada.ashx">publication de 25 pages</a> (en anglais seulement).</p> <p>Les auteurs remercient <a href="/fr-ca/equipe/m/jennifer-myhal" target="_blank">Jennifer Myhal</a>, <a href="{CB74A7F3-145D-43BD-B241-EC320A128CA1}?item=web%3a%7b42B16E92-DA4F-46DE-BAE5-C2503D542B17%7d%40fr-CA" target="_blank">Simone Main</a>, <a href="/fr-ca/equipe/s/alan-stachowiak" target="_blank">Alan Stachowiak</a>, <a href="/fr-ca/equipe/t/avery-tsang" target="_blank">Avery Tsang</a>, <a href="/fr-ca/equipe/w/tara-watson" target="_blank">Tara Watson</a>, <a href="/fr-ca/equipe/g/catherine-grygar" target="_blank">Catherine Grygar</a>, <a href="/fr-ca/equipe/d/julie-davignon" target="_blank">Julie D’Avignon</a>, <a href="/fr-ca/equipe/m/gordon-masson" target="_blank">Gordon Masson</a>, <a href="/fr-ca/equipe/e/andrew-elliott" target="_blank">Andrew Elliott</a>, <a href="/fr-ca/equipe/c/andrew-s-cunningham" target="_blank">Andrew Cunningham</a>, <a href="/fr-ca/equipe/k/philippe-kattan" target="_blank">Philippe Kattan</a>, <a href="/fr-ca/equipe/s/jean-guillaume-shooner" target="_blank">Jean-Guillaume Shooner</a> et <a href="/fr-ca/equipe/s/philippe-st-hilaire" target="_blank">Philippe St-Hilaire</a> pour leur contribution à ce guide.</p>01-Sep-2022 01:37:00{2E980E2C-2E7F-4DBD-82FD-EACA6FD3B0A0}https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/le-gouvernement-de-l-ontario-instaure-une-loi-visant-a-lancer-plus-rapidement-les-logements-neufs-sur-le-marcheCalvin Lantzhttps://www.stikeman.com/fr-ca/equipe/l/calvin-lantzJonathan S. Chenghttps://www.stikeman.com/fr-ca/equipe/c/jonathan-s-chengActualités - Droit immobilier et municipalLe gouvernement de l’Ontario instaure une loi visant à lancer plus rapidement les logements neufs sur le marché<p><strong>Le 30 mars 2022, le ministre des Affaires municipales et du Logement de l’Ontario a déposé le projet de loi 109 visant à instaurer la <a rel="noopener noreferrer" href="https://www.ola.org/fr/affaires-legislatives/projets-loi/legislature-42/session-2/projet-loi-109" target="_blank"><em>Loi de 2022 pour plus de logements pour tous</em></a>. Si elle est adoptée par l’Assemblée législative, cette loi va considérablement simplifier les processus de réglementation et d’approbation des logements neufs dans la province. </strong></p> <p><strong><em>Ce billet est disponible en anglais seulement.</em></strong></p> <p><strong>On March 30, 2022, Ontario’s Minister of Municipal Affairs and Housing introduced Bill 109, which would create the </strong><a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.ola.org/en/legislative-business/bills/parliament-42/session-2/bill-109"><strong><em>More Housing for Everyone Act, 2022</em></strong></a><strong>. If passed by the legislature, this legislation will significantly streamline regulations and approval processes for new housing in the province. </strong></p> <p>Bill 109 follows many of the recommendations of the Housing Affordability Task Force that we discussed in <a href="https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/le-groupe-d-etude-sur-le-logement-abordable-de-l-ontario-prone-une-reforme-majeure-du-processus-d-approbation" target="_blank">our February 12, 2022 update</a>. For more information on the Bill and some early reaction from the housing industry, we recommend the following:</p> <ul> <li>The Government of Ontario’s <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://news.ontario.ca/en/release/1001895/ontario-is-making-it-easier-to-buy-a-home">news release</a>;</li> <li>BILD’s <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://bildgta.ca/Assets/misc/BILD%20Release%20March%2030.pdf?_cldee=z2A54OyTd-LNwY7IylCsFYNlo_WG0dizTTqvOmEuVusIV8BSO8FGVt7-3PT4Qy2e&recipientid=contact-c63cb54f682bde119555005056834df6-ca921661902744ee9e221c1617254577&esid=95e35e12-40b0-ec11-9840-002248ada8de">news release</a> and its <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://bildgta.ca/morehomesforeveryone?_cldee=z2A54OyTd-LNwY7IylCsFYNlo_WG0dizTTqvOmEuVusIV8BSO8FGVt7-3PT4Qy2e&recipientid=contact-c63cb54f682bde119555005056834df6-ca921661902744ee9e221c1617254577&esid=95e35e12-40b0-ec11-9840-002248ada8de">summary</a> of the Bill; and</li> <li>Ontario Home Builders’ Association <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.globenewswire.com/news-release/2022/03/30/2413190/0/en/Provincial-Government-Releases-New-Housing-Legislation.html">news release</a>.</li> </ul>30-Mar-2022 09:14:00{860902A8-69AE-49BF-8B6E-BE03DBBBFC36}https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/le-groupe-d-etude-sur-le-logement-abordable-de-l-ontario-prone-une-reforme-majeure-du-processus-d-approbationJonathan S. Chenghttps://www.stikeman.com/fr-ca/equipe/c/jonathan-s-chengCalvin Lantzhttps://www.stikeman.com/fr-ca/equipe/l/calvin-lantzActualités - Droit immobilier et municipalLe Groupe d'étude sur le logement abordable de l’Ontario prône une réforme majeure du processus d’approbation de l’aménagement résidentiel<p><strong>Le 8 février 2022, le Groupe d'étude sur le logement abordable a présenté un rapport au gouvernement de l’Ontario sur l’état du marché du logement en Ontario. Son rapport de 33 pages contient 55 recommandations censées lever les obstacles à la construction des 1,5 million de nouveaux logements qui seront indispensables au cours de la prochaine décennie en Ontario. Une annexe du rapport examine le cadre applicable au zonage d’inclusion existant et formule d’autres recommandations qui portent précisément sur le zonage d’inclusion.</strong></p> <p><strong><em>Ce billet est disponible en anglais seulement.</em></strong></p> <p><strong>On February 8, 2022, the Housing Affordability Task Force reported to the Government of Ontario on the state of the housing market in Ontario. Its <a href="/-/media/files/kh-general/report-of-the-ontario-housing-affordability-task-force.ashx">33-page Report</a> makes 55 recommendations intended to remove impediments to the construction of 1.5 million much-needed new homes in Ontario over the next decade. An Appendix to the Report considers the existing inclusionary zoning framework and makes further recommendations with respect to inclusionary zoning specifically.</strong></p> <h2>Principal Recommendations</h2> <p>The Task Force cites a Scotiabank study showing that Canada has the fewest housing units per capita of any G7 country. In fact, to reach even the G7 <em>average</em>, Ontario alone would immediately require 1.2 million new units. Furthermore, in addition to its social impact, the housing shortage negatively affects the economy: as the Report notes, Toronto’s two-way commute time, the longest in North America at 96 minutes, makes it difficult for many businesses to attract new employees.</p> <p>The Task Force’s 55 recommendations are intended to address the housing supply shortage by creating the conditions necessary to achieve a target of 1.5 million new homes within 10 years. The recommendations are divided into 5 categories:</p> <ol> <li><strong>Requiring greater density</strong> – Inefficient land use, especially near transportation corridors, is a major issue in Ontario that can be addressed, in part, by limiting the authority of municipalities to engage in exclusionary zoning;</li> <li><strong>Reduce and streamline urban design rules</strong> – Because inconsistent and sometimes onerous municipal design requirements can create significant impediments to the provision of new housing, the Report proposes the adoption of simplified and uniform provincial urban design standards;</li> <li><strong>Depoliticize the process and cut red tape</strong> – The Task Force recommends a number of steps to reduce obstacles to approval that arise out of what the Report describes as excessive municipal consultation processes and the politicization of technical issues such as heritage designations – these steps include restoring the developer’s right to appeal official plans and municipal comprehensive reviews;</li> <li><strong>Fix the Ontario Land Tribunal </strong>– Delays at the OLT are slowing the pace of approvals, with a current backlog of over 1,000 cases, so the Task Force recommends (among other steps) new powers to discourage use of the appeal process as a stalling tactic and the prioritization of cases that would increase housing supply quickly;</li> <li><strong>Support municipalities that commit to transforming the system</strong> – The Report recommends financial incentives for Ontario municipalities that support growth in the supply of housing, in the form of an Ontario Housing Delivery Fund that would reward success in alleviating the housing shortage.</li> </ol> <p>While Ontario is heading into a provincial election campaign, <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.cbc.ca/news/canada/toronto/ontario-housing-affordability-task-force-report-1.6342470">reports indicate</a> that the Government of Ontario may attempt to pass legislation implementing at least some of these changes before the current legislative assembly is dissolved for the June 2, 2022 vote.</p> <h2>Inclusionary Zoning</h2> <p>As discussed in our<a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.stikeman.com/en-ca/kh/real-estate-municipal/inclusionary-zoning-adopted-by-toronto-city-council"> November 2021 update on inclusionary zoning</a> (“IZ”), the City of Toronto is the first Ontario municipality to adopt an IZ regime. The Report includes an Appendix that considers IZ in the context of affordable housing policy and makes a number of recommendations, including the following:</p> <ol> <li><strong>Allow cash-in-lieu payments for IZ units</strong> – This is an important flexibility option that a number of municipalities recommended to the Task Force;</li> <li><strong>Require municipalities to use density bonusing and other incentives for IZ</strong> –The City of Toronto’s IZ regime provides no benefits, incentives or offsets for the provision of IZ units – the Task Force recommends that legislative amendments be introduced to require municipalities to utilize density bonusing or other incentives in all IZ and affordable housing policies that apply to market housing; and</li> <li><strong>Permit municipalities without IZ regimes to offer incentives and bonuses</strong> – This would give a wider range of options to Ontario’s municipalities as they develop their affordable housing strategies.</li> </ol> <p>Another option for increasing the supply of affordable housing is the increased use of surplus government lands, an option that, while outside the Task Force’s terms of reference, is included in the Report as an item worthy of further consideration.</p> <p>We will be closely monitoring any legislative changes that are introduced as a result of the Report. The <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.ontario.ca/page/housing-affordability-task-force-report?utm_source=newsroom&utm_medium=email&utm_campaign=%2Fen%2Frelease%2F1001556%2Fontario-publishes-housing-affordability-task-force-report&utm_term=public">Government of Ontario website</a> has information about the initiative.</p> <p>For further guidance and information, please contact <a href="/fr-ca/equipe/c/jonathan-s-cheng">Jonathan Cheng</a> or <a href="/fr-ca/equipe/l/calvin-lantz">Calvin Lantz</a>.</p>12-Feb-2022 09:34:00{685D355F-59CD-4AF6-BC2F-F39D9E8D4C42}https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/le-canada-instaure-un-nouveau-programme-de-soutien-pandemique-des-locataires-commerciauxC. Mario Paurahttps://www.stikeman.com/fr-ca/equipe/p/c-mario-pauraLuca Di Donatohttps://www.stikeman.com/fr-ca/equipe/d/luca-di-donatoActualités - Droit immobilier et municipalRessources juridiques sur la COVID-19Le Canada instaure un nouveau programme de soutien pandémique des locataires commerciaux, ciblant le tourisme, l’accueil et d’autres entreprises durement touchées<p>Le 17 décembre 2021, le <a rel="noopener noreferrer" rel="noopener noreferrer" href="https://www.parl.ca/DocumentViewer/fr/44-1/projet-loi/C-2/sanction-royal" target="_blank">projet de loi C-2</a>, législation fédérale qui crée deux nouveaux programmes de soutien au loyer, est devenu une loi. Comme leur nom l’indique, le <strong>programme de relance pour le tourisme et l’accueil </strong>(PRTA) et le <strong>programme de relance pour les entreprises les plus durement touchées </strong>(PREPDT) sont conçus précisément pour aider le secteur du tourisme et de l’accueil, ainsi que d’autres entreprises d’une variété de secteurs qui ont été particulièrement touchées par la pandémie de COVID-19.</p> <p><em>Une traduction de ce billet sera disponible prochainement.</em></p> <p>On December 17, 2021, <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.parl.ca/DocumentViewer/en/44-1/bill/C-2/royal-assent">Bill C-2</a>, federal legislation that creates two new rent support programs, became law. As their names suggest, the <strong>Tourism and Hospitality Recovery Program </strong>(THRP) and the <strong>Hardest-Hit Business Recovery Program</strong> (HHBRP) are designed to help the tourism and hospitality sector in particular, in addition to other businesses across a variety of sectors that have been especially “hard hit” by the COVID-19 pandemic.</p> <p>These two new programs have effect from October 24, 2021, the day after the expiration of the previous <strong>Canada Emergency Rent Subsidy </strong>(CERS) program. Many of the eligibility criteria and calculation methods applicable to the THRP and HHBRP are the same as they were for the CERS program. For more information on the CERS program, <a href="https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/nouvelle-aide-aux-locataires-commerciaux-la-subvention-d-urgence-du-canada-pour-le-loyer-remplace-l-auclc">see our earlier post</a>.</p> <h2>Determining Eligibility</h2> <h3>Eligible entities</h3> <p>The THRP and HHBRP support <strong>commercial tenants</strong> directly. <strong>Property owners</strong> may be supported in either of the following situations:</p> <ol> <li>the property owner does not use the qualifying property primarily to earn rental income; or</li> <li>the property owner uses the qualifying property primarily to earn rental income from a non-arm’s length person or partnership (where such other person or partnership does not use the qualifying property primarily to earn rental income).</li> </ol> <p>To be eligible for the THRP or HHBRP, applicants must be <strong>individuals, taxable corporations or trusts, non-profit organizations or registered charities</strong>. Public institutions are generally not eligible for the subsidy. A <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.canada.ca/en/revenue-agency/services/wage-rent-subsidies/covid-rent-property-support-businesses/rent-who-apply.html">comprehensive list of eligible entities</a> is available from the Government of Canada.</p> <p>In addition to the above, applicants must meet <strong>at least one</strong> of the following conditions:</p> <ol> <li>the applicant had a CRA business number on September 27, 2020;</li> <li>the applicant had a payroll account on March 15, 2020, or another person or partnership made payroll remittances on the applicant’s behalf;</li> <li>the applicant purchased the business assets of another person or partnership who meets either condition (1) or (2) and has made an election under the special asset acquisition rules; or</li> <li>the applicant meets other prescribed conditions that may be introduced.</li> </ol> <h3>Qualifying properties</h3> <p>To apply for the THRP and HHBRP, eligible entities must have a qualifying property, which is defined to include <strong>any building or land in Canada that an eligible entity owns or rents, and which it uses in the course of its business activities</strong>. Homes, cottages or other residences used by an applicant, an applicant’s family members, or other non-arm’s length persons do not qualify.</p> <h3>Financial requirements (THRP)</h3> <p>THRP applicants must demonstrate a <strong>minimum revenue drop of 40% during the applicable claim period</strong> and must also satisfy either (1) all three qualifying conditions specific to the tourism and hospitality sector; or (2) both of the qualifying conditions available to other impacted businesses, regardless of the sector, as follows:</p> <ol> <li>The qualifying conditions specific to the <strong>tourism and hospitality sector</strong> are that (i) more than 50% of the applicant’s eligible revenue<a href="#_ftn1" name="_ftnref1"><sup>[1]</sup></a> is derived from <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.canada.ca/en/revenue-agency/services/wage-rent-subsidies/tourism-hospitality-recovery-program/trhp-activities-qualify.html">eligible activities</a> in the area(s) of tourism, hospitality, arts, entertainment and/or recreation;<a href="#_ftn2" name="_ftnref2"><sup>[2]</sup></a> (ii) the applicant has experienced a 12-month average revenue drop from March 2020 to February 2021 of at least 40%; and (iii) the applicant has experienced a claim period revenue drop of at least 40%.</li> <li>The qualifying conditions available to <strong>other impacted businesses, regardless of sector</strong>, are that (i) the applicant had one or more qualifying properties that were affected by a qualifying public health restriction<a href="#_ftn3" name="_ftnref3"><sup>[3]</sup></a> during the applicable claim period; and (ii) the applicant has experienced a claim period revenue drop of at least 40%.</li> </ol> <p>Rent expenses (or commercial mortgage interest expenses) of eligible entities will be reimbursed, on a sliding scale, up to a maximum base subsidy rate of 75% of qualifying rent expenses for claim periods 22 to 26 and up to a maximum base subsidy rate of 37.5% of qualifying rent expenses for claim periods 27 and 28 (the claim periods are specified below).</p> <h3>Financial requirements (HHBRP)</h3> <p>HHBRP applicants must demonstrate a <strong>minimum revenue drop of 50% during the applicable claim period</strong> and must also have experienced a 12-month average revenue drop from March 2020 to February 2021 of <strong>at least 50%</strong>.</p> <p>Rent expenses (or commercial mortgage interest expenses) of eligible entities will be reimbursed, on a sliding scale, up to a maximum base subsidy rate of 50% of qualifying rent expenses for claim periods 22 to 26 and up to a maximum base subsidy rate of 25% of qualifying rent expenses for claim periods 27 and 28 (the claim periods are specified below).</p> <h3>Qualifying rent expenses</h3> <p>Qualifying rent expenses <strong>include, but are not limited to:</strong> gross rent, percentage rent, base rent, operating expenses (including insurance and utilities), property taxes and other amounts payable to the landlord for services ancillary to the rental of the property. The most notable <strong>exclusions </strong>are: sales taxes, fees payable for discrete items or special services and reconciliation adjustment payments.</p> <p>Furthermore, qualifying rent expenses are limited to amounts that are paid or payable by the applicant to an arm’s length party for the claim period either (1) pursuant to a written agreement entered into before October 9, 2020 or (2) pursuant to the renewal (on substantially similar terms) or assignment of a written agreement entered into before October 9, 2020.</p> <p>Amounts that are not paid at the time of the application will have to be paid <strong>no later than 60 days following payment of the subsidy</strong> for the applicable claim period.</p> <h3>Definitions of claim periods</h3> <p>The THRP and HHBRP apply to qualifying rent expenses for any of the following claim periods:</p> <p>Period 22. October 24, 2021 to November 20, 2021</p> <p>Period 23. November 21, 2021 to December 18, 2021</p> <p>Period 24. December 19, 2021 to January 15, 2022</p> <p>Period 25. January 16, 2022 to February 12, 2022</p> <p>Period 26. February 13, 2022 to March 12, 2022</p> <p>Period 27. March 13, 2022 to April 9, 2022</p> <p>Period 28. April 10, 2022 to May 7, 2022</p> <h2>Application Process</h2> <p>The application portal is now open. <strong>Eligible entities must submit a separate application for each claim period no later than 180 days following the end of the applicable claim period.</strong> In exceptional circumstances, the CRA may consider (1) accepting <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.canada.ca/en/revenue-agency/services/wage-rent-subsidies/cews-frequently-asked-questions.html#q26-02">original applications</a> submitted after the applicable deadline or (2) a request to amend <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.canada.ca/en/revenue-agency/services/wage-rent-subsidies/cews-frequently-asked-questions.html#q26-01">previously submitted applications</a> after the applicable deadline.</p> <h2>Payment of the THRP and HHBRP</h2> <p>The THRP and HHBRP will be distributed through a deeming rule in the <em>Income Tax Act</em>, which deems an eligible entity to have made an overpayment of tax in the applicable claim period. The deemed overpayment is then refunded to the entity upon assessment by the Canada Revenue Agency.</p> <h3>Maximum amounts</h3> <p>The amount of qualifying rent expenses for a single qualifying property is capped at $75,000 per claim period. The amount of qualifying rent expenses for an eligible entity with multiple locations is capped at $1,000,000 per claim period. The aforementioned maximum amounts apply to the base subsidy only.</p> <h3>Lockdown support top-up</h3> <p>A lockdown support top-up of the THRP and HHBRP subsidy will be available specifically to eligible entities that experienced a reduction in revenues as a result of being forced to close or stop certain activities for at least 7 days due to a public health restriction under public health orders. The minimum 7-day period required by a public health restriction can span across two different claim periods. Entities that are eligible for the top-up subsidy will be reimbursed up to an additional maximum of 25% of qualifying rent expenses.</p> <h2>For More Information</h2> <p>For more details on the THRP and the HHBRP, please see the <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.canada.ca/en/revenue-agency/services/wage-rent-subsidies/covid-rent-property-support-businesses.html">Government of Canada website</a>.</p> <hr /> <p><a href="#_ftnref1" name="_ftn1">[1]</a> Eligible revenue generally includes an applicant’s revenue earned in Canada from: selling goods, rendering services, and the use, by others, of the applicant’s resources. The Government of Canada website provides a more <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.canada.ca/en/revenue-agency/services/wage-rent-subsidies/cews-frequently-asked-questions.html#h_3">comprehensive analysis</a> of qualifying revenue.</p> <p><a href="#_ftnref2" name="_ftn2">[2]</a> Businesses and establishments that typically derive revenue from such activities include restaurants, bars, banquet halls, festivals, fitness centres, museums, hotels, casinos, cinemas, airports and travel agencies. The Government of Canada’s <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.canada.ca/en/revenue-agency/services/wage-rent-subsidies/tourism-hospitality-recovery-program/trhp-activities-qualify.html">comprehensive list </a>of tourism, hospitality, arts, entertainment and recreation activities that may qualify for the THRP also specifies certain exclusions, such as facilities primarily engaged in retailing food or beverage products, including supermarkets and convenience stores.</p> <p><a href="#_ftnref3" name="_ftn3">[3]</a> A qualifying public health restriction means that the qualifying property (1) has stopped some or all of its regular business activities due to a public health restriction for at least 7 days in a row (the days can span across 2 different claim periods); and (2) has closed due to a public health restriction for at least 7 days during the applicable claim period (the days do not need to be in a row). The activities that were stopped due to a public restriction must have accounted for at least approximately 25% of the applicant’s total eligible revenue during the prior reference period for the claim period.</p>01-Feb-2022 04:47:00{E3301A68-92D3-4442-9F66-EDA655992E89}https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/le-zonage-d-inclusion-est-adopte-par-le-conseil-municipal-de-torontoJonathan S. Chenghttps://www.stikeman.com/fr-ca/equipe/c/jonathan-s-chengCalvin Lantzhttps://www.stikeman.com/fr-ca/equipe/l/calvin-lantzActualités - Droit immobilier et municipalLe zonage d’inclusion est adopté par le conseil municipal de Toronto<p><strong>Le 9 novembre 2021, le conseil municipal de Toronto a adopté le zonage d’inclusion. Les modifications entreront en vigueur au plus tôt le 18 septembre 2022.</strong></p> <p><strong><em>Ce billet est disponible en anglais seulement.</em></strong></p> <p><strong>On November 9, 2021, Toronto City Council adopted Inclusionary Zoning. These changes take effect on September 18, 2022 at the earliest. </strong></p> <h2>City Council Adopts Inclusionary Zoning</h2> <p>At its meeting on November 9, 2021, Toronto City Council adopted an Inclusionary Zoning framework, which will take effect on September 18, 2022 at the earliest.</p> <p>Because Inclusionary Zoning policies and regulations are not subject to appeal by the public, it is critical to understand how this change will impact existing and future development proposals.</p> <p>This post provides a high-level summary of the Inclusionary Zoning regime adopted by City Council. For further guidance, please contact <a href="/fr-ca/equipe/c/jonathan-s-cheng">Jonathan Cheng</a> or <a href="/fr-ca/equipe/l/calvin-lantz">Calvin Lantz</a>.</p> <h2>What Is Inclusionary Zoning?</h2> <p>Inclusionary Zoning is a regulatory tool that allows municipalities to require affordable housing units to be provided in new residential developments.</p> <p>City Council adopted an <a rel="noopener noreferrer" rel="noopener noreferrer" href="https://www.toronto.ca/legdocs/bylaws/2021/law0940.pdf" target="_blank">Official Plan Amendment</a> and <a rel="noopener noreferrer" rel="noopener noreferrer" href="https://www.toronto.ca/legdocs/bylaws/2021/law0941.pdf" target="_blank">Zoning By-law Amendment</a> to establish Toronto’s Inclusionary Zoning framework (the “IZ Amendments”).</p> <p>The IZ Amendments cannot be appealed to the Ontario Land Tribunal (the “OLT”), except by the Minister of Municipal Affairs and Housing (the “Minister”).</p> <p>Once the City gives formal notice that the IZ Amendments have been adopted and passed, the Minister has 20 days to appeal the IZ Amendments to the OLT.</p> <h2>Where Does Inclusionary Zoning Apply?</h2> <p>In Toronto, Inclusionary Zoning only applies to lands that satisfy two locational criteria:</p> <ul> <li>the lands must be within a Protected Major Transit Station Area<sup><a href="#anchor_1636651301519">1</a></sup>; and</li> <li>the lands must be within an identified Market Area.</li> </ul> <h3>Protected Major Transit Station Areas</h3> <p>The Growth Plan for the Greater Golden Horseshoe (2019) defines “Major Transit Station Areas” (“MTSAs”) as:</p> <p style="padding-left: 30px;">“The area including and around any existing or planned <em>higher order transit station </em>or stop within a <em>settlement area</em>; or the area including and around a major bus depot in an urban core. <em>Major transit station areas </em>generally are defined as the area within an approximate 500 to 800 metre radius of a transit station, representing about a 10-minute walk.”</p> <p>Protected Major Transit Station Areas (“PMTSAs”) are a subset of MTSAs that have special status under the <em>Planning Act</em>.</p> <p>PMTSAs must be approved by the Minister, and once approved, PMTSA policies and regulations are not appealable to the OLT by the public (except in very specific circumstances). Applications to amend PMTSA policies are also not permitted, except where Council has passed a resolution allowing such an application to proceed.</p> <p>In order to designate a PMTSA, the City must introduce Official Plan policies that:</p> <ul> <li>delineate the PMTSA boundaries;</li> <li>identify the minimum number of residents and jobs, collectively, per hectare that are planned to be accommodated within the area;</li> <li>identify the authorized uses of land in the area and of buildings or structures on lands in the area; and</li> <li>identify the minimum densities that are authorized with respect to buildings and structures on lands in the area.</li> </ul> <p>The City is presently conducting a Municipal Comprehensive Review (“MCR”) that will identify MTSAs and PMTSAs across Toronto. Although the MCR is to be completed by July 1, 2022, the City has adopted a phased implementation that will advance some PMTSAs for the Minister’s approval prior to the completion of the MCR.</p> <p>At present, no PMTSAs for Toronto have been approved by the Minister, although there are two PMTSAs currently before the Minister for approval (i.e., the Finch West Transit Station Area and Sentinel Transit Station Area).</p> <h3>Market Areas</h3> <p>Inclusionary Zoning will apply only to PMTSAs that are within certain Market Areas, as shown on <a href="https://www.toronto.ca/legdocs/mmis/2021/ph/bgrd/backgroundfile-172121.pdf">Official Plan Map 37</a>.</p> <p>Through this mapping, the City has delineated the boundaries for three Market Areas, each with distinct affordable set-aside rates, as discussed below.</p> <h2><strong>Exempt Forms of Development</strong> </h2> <p>Inclusionary Zoning will apply to development, except for the following exempt forms of development:</p> <ul> <li>Development containing fewer than 100 dwelling units and less than 8,000 m<sup>2</sup> of residential GFA;</li> <li>Development that will be owned and operated by:</li> <ul> <li>A non-profit housing provider with 100% ownership interest; or</li> <li>A non-profit housing provider in a partnership in which:</li> <ul> <li>The non-profit housing provider has an ownership interest that is greater than 51%; and</li> <li>A minimum of 51% of the dwelling units will be affordable housing units;</li> </ul> </ul> <li>Student residences, retirement homes, nursing homes, and residential care homes.</li> </ul> <h2>Impact of Inclusionary Zoning</h2> <h3>Set-aside Rates</h3> <p>The IZ Amendments impose requirements to produce affordable housing as shown in the <a href="/-/media/files/kh-general/summary-tables-for-set-aside-rates.ashx">linked summary tables</a>.</p> <p>The distinct set-aside rates track onto each of the three Market Areas and will be phased in, with annual increases beginning on January 1, 2025 through to January 1, 2030.</p> <h3>Depth of Affordability</h3> <p>The IZ Instruments define the depth of affordability that will be required, as summarized below.</p> <h4>Affordable Rental Housing</h4> <p>Affordable Rental Housing Units will have a total monthly shelter cost (i.e., gross monthly rent inclusive of utilities for heat, hydro, hot water, and water) that is the lesser of:</p> <ul> <li>one times the average City of Toronto rent by dwelling unit type, as reported annually by the Canada Mortgage and Housing Corporation; or</li> <li>30% of the before-tax monthly income of renter households in Toronto, as per below: <ul> <li>Studio units: one-person households at or below the 50<sup>th</sup> percentile income;</li> <li>1-bedroom units: one-person households at or below the 60<sup>th</sup> percentile income;</li> <li>2-bedroom units: two-person households at or below the 60<sup>th</sup> percentile income; and</li> <li>3-bedroom units: three-person households at or below the 60<sup>th</sup> percentile income.</li> </ul> </li> </ul> <h4>Affordable Ownership Housing</h4> <p>Affordable Ownership Housing Units will have a purchase price that is at or below an amount where the total monthly shelter cost is affordable, which is 30% of the before-tax monthly income as set out below:</p> <ul> <li>Studio units: households at or below the 30<sup>th</sup> percentile income;</li> <li>1-bedroom units: households at or below the 40<sup>th</sup> percentile income;</li> <li>2-bedroom units: households at or below the 50<sup>th</sup> percentile income; and</li> <li>3-bedroom units: households at or below the 60<sup>th</sup> percentile income.</li> </ul> <p>The “total monthly shelter cost” for Affordable Ownership Housing Units includes:</p> <ul> <li>The mortgage principal and interest, based on a 25-year amortization, 10% down payment, and the mortgage rate for a conventional 5-year mortgage as reported by the Bank of Canada in January of the applicable year;</li> <li>A mortgage insurance premium;</li> <li>Property taxes, calculated on a monthly basis based on the purchase price; and</li> <li>Standard condominium fees.</li> </ul> <h3>Affordability Period</h3> <p>Affordable housing units secured through Inclusionary Zoning will remain affordable for 99 years, beginning from the date the unit is first occupied.</p> <h3>Net Proceeds from Sale of Affordable Housing Unit</h3> <p>If an affordable housing unit secured through Inclusionary Zoning is sold, the City will receive the following from the net proceeds of sale:</p> <ul> <li>If sold during the 99-year affordability period, the City will receive up to 20% of the net proceeds of the sale (i.e., the difference between the purchase price paid by the owner and the resale price), equivalent to no more than 2% of the sale price; and</li> <li>If sold after the 99-year affordability period at market price, the City will receive 50% of the net proceeds of the sale.</li> </ul> <h2>Implementation</h2> <h3>Legal Agreements</h3> <p>The owner of lands subject to Inclusionary Zoning is required to enter into Inclusionary Zoning agreements (“IZ Agreements”) with the City that are registered on title.</p> <p>These agreements will secure Inclusionary Zoning obligations over the 99-year affordability period, including the timely delivery of affordable housing units and any phasing of the units, requirements ensuring affordable units are provided to eligible households, an approach for determining the maximum resale price of an Affordable Ownership Housing Unit based on Consumer Price Index increases, and requirements for ongoing administration, reporting, and monitoring to ensure the units remain affordable over time.</p> <p>Additional details on matters proposed to be secured through IZ Agreements are set out in the draft <a rel="noopener noreferrer" rel="noopener noreferrer" href="https://www.toronto.ca/wp-content/uploads/2021/10/8672-CityPlanning-Draft-Inclusionary-Zoning-Implementation-GuidelinesOct2021.pdf" target="_blank">Inclusionary Zoning Implementation Guidelines</a>, which were endorsed by Council for consultation purposes. Staff are to report back to Council in the first half of 2022 with final recommended Implementation Guidelines.</p> <h3>Offsite Units</h3> <p>Offsite units may be secured at the discretion of the City, provided the units meet certain proximity and occupancy requirements.</p> <h3>Incentives</h3> <p>No parking spaces are required for affordable housing units secured through Inclusionary Zoning.</p> <p>Any other financial or regulatory incentives provided by the City will only be considered where a development proposes to exceed the Inclusionary Zoning requirements (e.g., where the development proposal provides more affordable housing units or secures deeper levels of affordability than otherwise required).</p> <h2>Transition Provisions</h2> <p>There are two layers of transition for existing development applications and approvals to be grandfathered and exempt from Inclusionary Zoning:</p> <ul> <li>The Province’s Inclusionary Zoning regulations (<a href="https://www.ontario.ca/laws/regulation/r18232">O.Reg. 232/18</a>); and</li> <li>The City’s transition provisions contained in the Inclusionary Zoning By-law.</li> </ul> <h3>Province’s Inclusionary Zoning Regulations</h3> <p>Under the Province’s Inclusionary Zoning regulations (O. Reg. 232/18), Inclusionary Zoning does not apply in either of the following circumstances:</p> <ul> <li>On or before the day City Council adopts Official Plan policies authorizing Inclusionary Zoning (i.e., November 9, 2021 for Toronto): <ul> <li>An Official Plan Amendment application (if required) and a Zoning By-law Amendment application were made in respect of the development along with an application for either of the following: <ul> <li>Approval of a Plan of Subdivision under section 51 of the <em>Planning Act</em>; or</li> <li>Approval of a description or an amendment to a description under section 9 of the <em>Condominium Act, 1998</em>; or</li> </ul> </li> </ul> </li> <li>On or before the day City Council passes the Inclusionary Zoning By-law (i.e., November 9, 2021 for Toronto):</li> <ul> <li>An application is made in respect of the development for: <ul> <li>A building permit;</li> <li>A development permit;</li> <li>A community planning permit; or</li> <li>Site Plan Approval under subsection 41(4) of the <em>Planning Act</em>.</li> </ul> </li> </ul> </ul> <h3>City of Toronto’s Transition Regulations</h3> <p>The City’s Inclusionary Zoning By-law includes transition provisions that go beyond the grandfathering provisions contained in the Province’s regulations.</p> <p>Under the City’s transition provisions, Inclusionary Zoning does not apply to development for which any of the following situations apply:</p> <ol> <li>A complete application for a Zoning By-law Amendment and Site Plan Approval were filed on or prior to the later of September 18, 2022 or notice of approval of a PMTSA by the Minister;</li> <li>A Zoning By-law Amendment came into force prior to the passing of a Community Benefits Charge By-law and a Section 37 Agreement for height and density bonusing was executed on or prior to the later of September 18, 2022 or notice of approval of a PMTSA by the Minister;</li> <li>A complete application for Site Plan Approval was filed on or prior to the later of September 18, 2022 or notice of approval of a PMTSA by the Minister;</li> <li>A complete application for Minor Variance was filed on or prior to the later of September 18, 2022 or notice of approval of a PMTSA by the Minster;</li> <li>A complete application for a Minor Variance was filed after September 18, 2022 or notice of approval of a PMTSA by the Minister in respect of a building permit referred to in Situations 6 or 7 below;</li> <li>An application for a building permit was filed on or prior to the later of September 18, 2022 or notice of approval of a PMTSA by the Minister; or</li> <li>An application for a building permit was filed after September 18, 2022 or notice of approval of a PMTSA by the Minister in respect of a Zoning By-law Amendment or Site Plan referred to in Situations 1, 2, or 3 above, or a Minor Variance referred to in Situations 4 or 5 above.</li> </ol> <h2>Next Steps</h2> <p>The earliest that the Inclusionary Zoning framework will come into effect is September 18, 2022, and even then, it will only apply to lands within a PMTSA approved by the Minister.</p> <p>In the meantime, City Council has directed staff to undertake additional market analysis for certain areas in Toronto to examine the feasibility of including those lands within the Inclusionary Zoning regime.</p> <p>Council has also directed staff to report back on the impacts of Inclusionary Zoning one year after it takes effect to re-assess the framework and make further amendments as necessary.</p> <p>For further guidance and information, please contact <a href="/fr-ca/equipe/c/jonathan-s-cheng">Jonathan Cheng</a> or <a href="/fr-ca/equipe/l/calvin-lantz">Calvin Lantz</a>.</p> <h2>Related Links</h2> <ul> <li><a rel="noopener noreferrer" rel="noopener noreferrer" href="https://www.toronto.ca/legdocs/bylaws/2021/law0940.pdf" target="_blank">Official Plan Amendment for Inclusionary Zoning</a></li> <li><a rel="noopener noreferrer" rel="noopener noreferrer" href="https://www.toronto.ca/legdocs/bylaws/2021/law0941.pdf" target="_blank">Official Plan Map 37: Inclusionary Zoning Market Areas</a></li> <li><a href="https://www.toronto.ca/legdocs/bills/2021/bill0878.pdf">Zoning By-law Amendment for Inclusionary Zoning</a></li> <li><a href="/-/media/files/kh-general/summary-tables-for-set-aside-rates.ashx">Summary Tables for Set-aside Rates</a> (Schedule A to Inclusionary Zoning By-law) </li> <li><a href="https://www.toronto.ca/legdocs/mmis/2021/ph/bgrd/backgroundfile-172122.pdf">Draft Implementation Guidelines</a></li> <li><a href="http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2021.PH28.1">City Council – Agenda Item PH28.1 (November 9, 2021): Inclusionary Zoning Official Plan Amendment, Zoning By-law Amendment and Draft implementation Guidelines</a></li> <li><a href="https://www.ontario.ca/laws/regulation/r18232">O. Reg. 232/18: Inclusionary Zoning</a></li> </ul> <hr /> <p><a name="anchor_1636651301519" id="anchor_1636651301519">1:</a> City Council has passed a resolution directing staff to request that the Minister amend the <em>Planning Act </em>to allow Inclusionary Zoning to be applied across the City and not limited to PMTSAs</p>11-Nov-2021 05:49:00{B7BB8A51-C4E2-4A33-AF54-E243F83CF125}https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/zonage-inclusif-a-la-ville-de-toronto-mise-a-jourJonathan S. Chenghttps://www.stikeman.com/fr-ca/equipe/c/jonathan-s-chengCalvin Lantzhttps://www.stikeman.com/fr-ca/equipe/l/calvin-lantzActualités - Droit immobilier et municipalZonage inclusif à la ville de Toronto : mise à jour<p><strong>Le 28 octobre 2021, le Planning & Housing Committee examinera le cadre actualisé de zonage inclusif proposé pour la ville de Toronto.</strong></p> <p><strong><em>Ce billet est disponible en anglais seulement.</em></strong></p> <p><strong>On October 28, 2021, the Planning & Housing Committee will consider the updated Inclusionary Zoning framework proposed for the City of Toronto. </strong></p> <h2>Updated Inclusionary Zoning Framework</h2> <p>City of Toronto staff have recently released updates to the proposed Inclusionary Zoning (“IZ”) framework proposed for the city. IZ is a regulatory tool that allows municipalities to require affordable housing units to be provided in new residential developments.</p> <p>The updated framework consists of revised drafts of the proposed <a href="/-/media/files/kh-general/official-plan-amendment.ashx">Official Plan Amendment</a>, <a href="/-/media/files/kh-general/zoning-by-law-amendment.ashx">Zoning By-law Amendment</a> and <a href="/-/media/files/kh-general/implementation-guidelines.ashx">Implementation Guidelines</a> for IZ.</p> <p>More information about the updated framework will be provided at the City’s <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.toronto.ca/community-people/get-involved/public-consultations/inclusionary-zoning-policy-consultations/">public open house</a>, scheduled for <strong>October 21, 2021 from 7:00 – 8:30 p.m. EST</strong>.</p> <p>These updated documents will then be considered by the <a rel="noopener noreferrer" rel="noopener noreferrer" href="http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2021.PH28.1" target="_blank">Planning & Housing Committee</a> at its meeting scheduled for <strong>October 28, 2021</strong>.</p> <p>The proposed Inclusionary Zoning framework is presently anticipated to be before City Council at its meeting scheduled for <strong>November 9-10, 2021</strong>.</p> <p>As a follow-up to our <a href="https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/instauration-du-zonage-inclusif-a-la-ville-de-toronto">previous blog post</a>, we have prepared a high level summary of some of the key changes included in this recent update.</p> <h3>Revised Market Areas</h3> <p>Previously, City staff proposed Inclusionary Zoning to apply only in Protected Major Transit Station Areas (“PMTSAs”) within Strong and Moderate Market Areas.</p> <p>City staff are now proposing that Inclusionary Zoning apply to PMTSAs within <a href="/-/media/files/kh-general/three-types-of-market-areas-with-revised-mapping.ashx">three types of market areas with revised mapping</a>, each at distinct affordable set-aside rates. These set-aside rates will be increased annually beginning from January 1, 2025 until January 1, 2030, as shown in the <a href="/-/media/files/kh-general/iz--draft-zba-oct-2021--schedule-a.ashx">linked summary tables</a>.</p> <h3>Revised Transition Provisions</h3> <p>The updated draft Inclusionary Zoning By-law introduces transition provisions that go beyond the grandfathering provisions contained in the Province’s regulations (<a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.ontario.ca/laws/regulation/r18232">O. Reg. 232/18</a>).</p> <p>Under the City’s proposed transition provisions, Inclusionary Zoning does not apply to development for which:</p> <ul> <li>Complete applications for Zoning By-law Amendment (“ZBA”) and Site Plan Approval (“SPA”) were filed on or prior to September 18, 2022;</li> <li>A complete application for ZBA was filed and came into force prior to the passing of a Community Benefits Charge By-law and a Section 37 bonusing agreement was executed on or prior to the later of September 18, 2022 or notice of approval of a PMTSA by the Minister of Municipal Affairs;</li> <li>A complete application for SPA was filed on or prior to September 18, 2022;</li> <li>A complete application for Minor Variance (“MV”) was filed on or prior to September 18, 2022;</li> <li>A complete application for MV was filed after September 18, 2022 in respect of a Building Permit described below;</li> <li>An application for a Building Permit was filed on or prior to September 18, 2022; or</li> <li>An application for a Building Permit was filed after September 18, 2022, in respect of a ZBA, SPA or MV described above.</li> </ul> <h3>Implementation Guidelines</h3> <p>City staff have introduced draft Implementation Guidelines to deal with certain matters not addressed in the IZ Official Plan policies and the IZ zoning regulations. According to the City, these Implementation Guidelines are to address the “more specific but highly important details concerning the delivery of IZ affordable housing, including: unit mix and size; accessibility; access to building amenities and parking; household eligibility; and marketing of affordable housing units”.</p> <p>The draft Implementation Guidelines include certain matters that may not be securable through zoning regulation or site plan control, but which the City intends to secure through an IZ agreement.</p> <p>Some aspects of the draft Implementation Guidelines are highlighted below:</p> <h4>Full integration of IZ affordable units</h4> <ul> <li>IZ affordable housing units (“IZ affordable units”) should be fully integrated into a building, with separate entrances generally discouraged except where the IZ affordable units are provided in a stand-alone building.</li> <li>Building amenities such as bicycle and visitor parking, storage lockers and indoor and outdoor amenity space must be made available to residents of IZ affordable units on the same terms and conditions as residents of market units.</li> <li>If a building includes both condominium units and IZ affordable units, the owner of the building must, at the time of registering a description under the <em>Condominium Act, 1998</em>, convey easements of an indefinite term as may be necessary to secure access by residents of the IZ affordable units to all building amenities, utility areas, entrances, parking areas, etc.</li> </ul> <h4>Locating affordable housing offsite generally discouraged</h4> <ul> <li>IZ affordable units can be located offsite in “exceptional circumstances” only. This will generally require a demonstration of the impossibility of locating them onsite (or of a public benefit to locating them offsite) in addition to the provision of more or larger units than mandated under the IZ set-aside requirements.</li> </ul> <h4>IZ affordable units must be “net new” housing</h4> <ul> <li>IZ affordable units cannot include replacement rental units or dwelling rooms otherwise required by the City, nor can they include affordable housing units subsidized by any of the three levels of government.</li> </ul> <h4>Accessibility requirements</h4> <ul> <li>IZ affordable units must include “as many universal design features as possible” in order to ensure their suitability for all types of residents.</li> <li>Reasonable efforts must be made to ensure that at least 20% of the IZ affordable units are fully accessible.</li> </ul> <h4>Unit mix and sizes</h4> <ul> <li>Reasonable efforts must be made to satisfy the unit mix requirements specified in the Growing Up Urban Design Guidelines—in particular: <ul> <li>25% of the IZ affordable units are to be comprised of 2- or 3-bedroom units, and at least 10% of the IZ affordable units in a development are to be 3-bedroom units;</li> <li>the average IZ affordable unit size is 90 square metres for 2-bedroom units and 106 square metres for 3-bedroom units; and</li> <li>the minimum IZ affordable unit size is 87 square metres for 2-bedroom units and 100 square metres for 3-bedroom units.</li> </ul> </li> <li>The unit mix of IZ affordable units shall, at a minimum, be proportional to the unit mix of the market units in the development, except that studio units in the market portion can be replaced by 1 bedroom units in the IZ affordable portion.</li> <li>The minimum and average sizes of the IZ affordable units, by number of bedrooms, shall be proportional to, or larger than, the corresponding sizes of the market units, although in any event they must meet the recommended minimum and average unit sizes set out in the city’s Affordable Rental Housing Design Guidelines.</li> </ul> <h4>Unit design</h4> <ul> <li>IZ affordable units must be indistinguishable from market units with respect to appearance, access, quality and functionality.</li> <li>IZ affordable units must have air conditioning and central heating, with individualized controls.</li> <li>The number of IZ affordable units with balconies, patios or terraces must be proportional to the number of market units with those amenities.</li> <li>Laundry facilities for residents of IZ affordable units, whether communal or ensuite, must be the same, and available for the same fee as, the facilities enjoyed by residents of market units.</li> <li>IZ affordable units must have “equivalent finishes, fixtures and features” as those included with market units. These finishes, fixtures and features do not need to be identical (e.g. appliance brands may vary) provided that those provided in the IZ affordable- units are “new and of good quality”.</li> </ul> <h2>Next Steps</h2> <p>While these draft Inclusionary Zoning documents provide a general sense of the City’s direction, these documents are subject to change prior to the final adoption and passage of the Official Plan Amendment and Inclusionary Zoning Bylaw by Council.</p> <p>Once adopted and passed by Council, the Inclusionary Zoning policies and regulations are not appealable to the Ontario Land Tribunal except by the Minister.</p> <p>For further guidance and information, please contact <a href="https://www.stikeman.com/fr-ca/equipe/c/jonathan-s-cheng">Jonathan Cheng </a>or <a href="https://www.stikeman.com/fr-ca/equipe/l/calvin-lantz">Calvin Lantz</a>.</p> <h2>Related Links</h2> <ul> <li><a href="/-/media/files/kh-general/official-plan-amendment.ashx">Draft Official Plan Amendment</a> </li> <li><a href="/-/media/files/kh-general/zoning-by-law-amendment.ashx">Draft Inclusionary Zoning By-law</a> </li> <li><a href="/-/media/files/kh-general/implementation-guidelines.ashx">Draft Implementation Guidelines</a> </li> <li><a rel="noopener noreferrer" rel="noopener noreferrer" href="http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2021.PH28.1" target="_blank">Planning and Housing Committee</a> – Agenda Item PH28.1 (October 28, 2021): Inclusionary Zoning Official Plan Amendment, Zoning By-law Amendment and Draft Implementation Guidelines</li> </ul>15-Oct-2021 08:54:00{6286E743-C182-4A97-9A55-E89E8B239A29}https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/nouvelle-aide-aux-locataires-commerciaux-la-subvention-d-urgence-du-canada-pour-le-loyer-remplace-l-auclcC. Mario Paurahttps://www.stikeman.com/fr-ca/equipe/p/c-mario-pauraLuca Di Donatohttps://www.stikeman.com/fr-ca/equipe/d/luca-di-donatoActualités - Droit immobilier et municipalRessources juridiques sur la COVID-19Nouvelle aide aux locataires commerciaux : la Subvention d’urgence du Canada pour le loyer remplace l’AUCLC<p><strong>Le <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.parl.ca/LegisInfo/BillDetails.aspx?Mode=1&billId=10926615&Language=F">projet de loi C-9</a> <em>(Loi modifiant la Loi de l'impôt sur le revenu (Subvention d'urgence pour le loyer du Canada et Subvention salariale d'urgence du Canada))</em> a été adopté le 19 novembre 2020. Le projet de loi C-9 établit, entre autres, un nouveau programme d’aide au loyer, la Subvention d’urgence du Canada pour le loyer (« SUCL »), qui comble le vide créé par l'expiration de l’Aide d’urgence du Canada pour le loyer commercial (« AUCLC ») le 30 septembre 2020. Contrairement à l’AUCLC, les entités admissibles à la SUCL peuvent demander la subvention directement, sans devoir passer par l’intermédiaire de leur propriétaire. Le portail des demandes de SUCL est maintenant ouvert et il est possible d’y accéder <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.canada.ca/fr/agence-revenu/services/subvention/subvention-urgence-loyer/sucl-comment-demande.html">ici</a>. Le gouvernement du Canada a fourni des directives supplémentaires sur la manière de remplir le formulaire de demande <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.canada.ca/fr/agence-revenu/services/subvention/subvention-urgence-loyer/sucl-comment-remplir-formulaire-demande.html">ici</a>. </strong></p> <p>Pour de plus amples renseignements sur l’AUCLC, voir notre billet <a target="_blank" href="https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/Un-aperu-du-programme-dAide-durgence-du-Canada-pour-le-loyer-commercial-AUCLC">ici</a>.</p> <p><em>Une traduction de ce billet sera disponible prochainement.</em></p> <p><strong>On November 19, 2020 Bill C-9 (An Act to Amend the Income Tax Act (Canada Emergency Rent Subsidy and Canada Emergency Wage Subsidy)) was enacted into law. Bill C-9 establishes, among other things, a new rent support program, the Canada Emergency Rent Subsidy (“CERS”), that fills the gap left by the expiry of the Canada Emergency Commercial Rent Assistance (“CECRA”) program on September 30, 2020. Unlike CECRA, eligible entities for CERS can apply for the subsidy directly, without the need to claim the assistance through their landlords. The CERS application portal is now open and can be accessed <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.canada.ca/en/revenue-agency/services/subsidy/emergency-rent-subsidy/cers-how-apply.html#h-3">here</a>. </strong><strong>The Government of Canada has provided additional guidance on how to complete the application form <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.canada.ca/en/revenue-agency/services/subsidy/emergency-rent-subsidy/cers-how-apply.html#h-3">here</a>. </strong></p> <p>For more information on CECRA, see our post <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.stikeman.com/en-ca/kh/real-estate-municipal/The-Canada-Emergency-Commercial-Rent-Assistance-Program-An-Overview">here</a>.</p> <h2>The CERS Program</h2> <ul> <li>CERS will support commercial tenants directly, rather than requiring tenants to negotiate and enter into rent-reduction agreements with their landlords;</li> <li>CERS will include support for property owners that do not use the qualifying property primarily to earn rental income or property owners that use the qualifying property primarily to earn rental income from a non-arm’s length person or partnership (where such other person or partnership does not use the qualifying property primarily to earn rental income);</li> <li>To be eligible for the CERS program, applicants must be individuals, taxable corporations and trusts, non-profit organizations or registered charities. Public institutions are generally not eligible for the subsidy. For a comprehensive list of eligible entities please see the following link; https://www.canada.ca/en/revenue-agency/services/subsidy/emergency-rent-subsidy/cers-who-apply.html</li> <li>To be eligible for the CERS program, applicants must also meet at least one of the following conditions: (i) the applicant had a CRA business number on September 27, 2020; or (ii) the applicant had a payroll account on March 15, 2020, or another person or partnership made payroll remittances on the applicant’s behalf; or (iii) the applicant purchased the business assets of another person or partnership who meets condition (ii) above, and has made an election under the special asset acquisition rules; or (iv) the applicant meets other prescribed conditions that might be introduced;</li> <li>To apply for the CERS program, eligible entities must have a qualifying property. Properties that qualify include any building or land in Canada that an eligible entity owns or rents and uses in the course of their business activities. Homes, cottages or other residences used by an applicant, an applicant’s family members, or other non-arm’s length persons do not qualify;</li> <li>Rent expenses (or commercial mortgage interest expenses) of eligible entities will be reimbursed, on a sliding scale, up to a maximum base subsidy rate of 65% of qualifying rent expenses for qualifying periods (i) through (x) described below. The maximum base subsidy rates for qualifying periods (xi), (xii) and (xiii) described below are 60%, 40% and 20% respectively;</li> <li>Qualifying rent expenses include, but are not limited to, gross rent, percentage rent, base rent, operating expenses (including insurance and utilities), property taxes and other amounts payable to the landlord for services ancillary to the rental of the property (but exclude, most notably, sales taxes, fees payable for discrete items or special services and reconciliation adjustment payments);</li> <li>CERS applies to any qualifying rent expense for any of the following qualifying periods: (i) September 27, 2020 to October 24, 2020; (ii) October 25, 2020 to November 21, 2020; (iii) November 22, 2020 to December 19, 2020; (iv) December 20, 2020 to January 16, 2021; (v) January 17, 2021 to February 13, 2021; (vi) February 14, 2021 to March 13, 2021; (vii) March 14, 2021 to April 10, 2021; (viii) April 11, 2021 to May 8, 2021; (ix) May 9, 2021 to June 5, 2021; (x) June 6, 2021 to July 3, 2021; (xi) July 4, 2021 to July 31, 2021; (xii) August 1, 2021 to August 28, 2021; and (xiii) August 29, 2021 to September 25, 2021.</li> <li>Eligible entities must submit a separate application for each qualifying period no later than 180 days following the end of the applicable qualifying period. The CRA may consider accepting original applications submitted after the applicable deadline in <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.canada.ca/en/revenue-agency/services/subsidy/emergency-wage-subsidy/cews-frequently-asked-questions.html#q26-02">exceptional circumstances</a>. The CRA may also consider requests to amend previously submitted applications after the applicable deadline in <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.canada.ca/en/revenue-agency/services/subsidy/emergency-wage-subsidy/cews-frequently-asked-questions.html#q26-01">exceptional circumstances</a>. The application portal is now open;</li> <li>Qualifying rent expenses are limited to amounts that are paid or payable by the qualifying renter to an arm’s length party for the qualifying period pursuant to a written agreement entered into before October 9, 2020 or pursuant to the renewal (on substantially similar terms) or assignment of a written agreement entered into before October 9, 2020. Amounts that are not paid at the time of the application will have to be paid no later than 60 days following payment of the subsidy for the applicable claim period;</li> <li>The amount of qualifying rent expenses for a single qualifying property is capped at $75,000 per qualifying period, thus the maximum base subsidy amount that can be received per location is $48,750 per qualifying period (being 65% of $75,000);</li> <li>The amount of qualifying rent expenses for an eligible entity with multiple locations is capped at $300,000 per qualifying period, thus the maximum base subsidy amount that can be received per entity is $195,000 per qualifying period (being 65% of $300,000);</li> <li>As with CECRA, eligibility for CERS will be contingent on a demonstrated decline in revenue measured by comparing current revenues to i) gross revenues in the same period for the prior year; or ii) average revenues in January and February 2020. There is no minimum revenue drop required to qualify for the subsidy during qualifying periods (i) through (x) described above, however to qualify for the subsidy during qualifying periods (xi), (xii) and (xiii) described above, applicants must demonstrate a decline in revenue of 10% or greater;</li> <li>A top-up of the subsidy will be available specifically to eligible entities (or non-arm’s length third parties that rent qualifying properties from eligible entities) that experienced a reduction in revenues as a result of being forced to close or limit their activities for at least one week under public health orders. Entities that are eligible for the top-up subsidy will be reimbursed up to a maximum of 25% of qualifying rent expenses; and</li> <li>The maximum top-up amount combined with the base subsidy is subject to the $75,000 cap per business location. The $300,000 cap on qualifying rent expenses for entities with multiple locations applies to the base subsidy only and not the top-up subsidy.</li> </ul> <p>CERS will be distributed through a deeming rule in the Income Tax Act, which deems an eligible entity to have made an overpayment of tax in the applicable qualifying period. The deemed overpayment is then refunded to the entity upon assessment by the Canada Revenue Agency (“CRA”).</p> <p>The <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.canada.ca/en/revenue-agency/services/subsidy/emergency-rent-subsidy.html">CERS web page</a> and the <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.canada.ca/en/revenue-agency/news/2020/11/canada-emergency-rent-subsidy.html">CRA Backgrounder</a> include more detailed information about eligibility requirements, how payment periods are structured, how the subsidy is calculated and the application process.</p> <h2>Extension of Related Federal Programs</h2> <p>The <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.stikeman.com/en-ca/kh/canadian-employment-labour-pension-law/canada-emergency-wage-subsidy-cews-redesigned">Canada Emergency Wage Subsidy</a> (CEWS) has also been extended to September 25, 2021.</p> <h2>Ontario’s Moratorium on Evictions</h2> <p>On December 8, 2020, Bill 229 (the Protect, Support and Recover from COVID-19 Act (Budget Measures), 2020) was enacted into law. Bill 229, among other changes, amends the Commercial Tenancies Act (“CTA”) to reinstate a temporary moratorium on evictions in Ontario for certain eligible commercial tenancies (the “Moratorium”). The Moratorium applies to commercial tenancies where the landlord satisfies any one of the following criteria:</p> <ol> <li>The landlord is or was eligible to receive assistance under CECRA. For CECRA eligibility requirements, please see our post <a href="https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/Un-aperu-du-programme-dAide-durgence-du-Canada-pour-le-loyer-commercial-AUCLC">here</a>; </li> <li>The landlord is receiving or has received assistance under CECRA;</li> <li>The landlord would be eligible to receive assistance under CECRA if the landlord entered into a rent reduction agreement with the tenant containing a moratorium on eviction;</li> <li>The landlord would have been eligible to receive assistance under CECRA as described in items 1 or 3 above, if applications under that program were still being accepted; or</li> <li>The tenant has been approved to receive CERS and has provided proof of the approval to their landlord, and not more than 12 weeks have passed since the day the tenant was approved to receive CERS.</li> </ol> <p>Bill 229 provides protection for eligible commercial tenancies by establishing non-enforcement periods in respect of certain remedies that may otherwise be available to a landlord following a default by a tenant. For commercial tenancies that meet the eligibility criteria set out in items 1, 2, 3 or 4 above, the non-enforcement period began on December 8, 2020 and expired on January 31, 2021. For commercial tenancies that meet the eligibility criteria in item 5 above, the non-enforcement period began on December 17, 2020 and is set to expire on April 22, 2022.</p> <p>As amended, the CTA provides the following protections for eligible commercial tenancies:</p> <ol style="list-style-type: lower-roman;"> <li>Prohibits judges from ordering a writ of possession for arrears of rent in an action or application that was commenced before, on or after the start of the applicable non-enforcement period;</li> <li>Prohibits a landlord from exercising a right of re-entry during the applicable non-enforcement period;</li> <li>Prohibits a landlord from seizing any goods or chattels as a distress for arrears of rent during the applicable non-enforcement period;</li> <li>Requires a landlord who has exercised a right of re-entry between October 31, 2020 and the start of the applicable non-enforcement period to (a) restore possession of the premises to the tenant or, if unable to do so, (b) compensate the tenant for damages;</li> <li>Requires a landlord who has seized goods as distress for arrears of rent between October 31, 2020 and the start of the applicable non-enforcement period to return any unsold goods to the tenant; and</li> <li>Allows further regulations pertaining to the items set out above to be prescribed.</li> </ol> <p>Items iv and v above will not apply to those commercial tenancies that only meet the eligibility criteria in item 5 above, unless so provided by future regulations. Further, a landlord that contravenes item ii, iii, iv(a) or v is liable to the aggrieved tenant for any damages sustained by them as a result of the contravention or non-compliance.</p> <p>Schedule 5 of <a rel="noopener noreferrer" rel="noopener noreferrer" target="_blank" href="https://www.ola.org/sites/default/files/node-files/bill/document/pdf/2020/2020-12/b229ra_e.pdf">Bill 229</a> includes further details regarding eligibility requirements, tenancy protections and amendments made to the CTA.</p>29-Jul-2021 01:59:00{7762BFA4-B9C8-4831-8C93-469C42FA36E9}https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/le-droit-immobilier-au-canada-paysage-legislatif-de-2021Michael L. Dyckhttps://www.stikeman.com/fr-ca/equipe/d/michael-l-dyckRachel V. Huttonhttps://www.stikeman.com/fr-ca/equipe/h/rachel-v-huttonC. Mario Paurahttps://www.stikeman.com/fr-ca/equipe/p/c-mario-pauraActualités - Droit immobilier et municipalLe droit immobilier au Canada : paysage législatif de 2021<p>Quatre associés du groupe Immobilier de Stikeman Elliott ont récemment corédigé le <a href="/-/media/files/kh-general/chambers-real-estate-2021-in-canada.ashx">chapitre canadien</a> <span>(</span><span>en anglais seulement</span><span>) </span>du <em>Real Estate Global Practice Guide</em> publié par <a rel="noopener noreferrer" href="https://chambers.com/" target="_blank">Chambers and Partners</a> du Royaume-Uni. Cette publication offre un excellent aperçu du droit immobilier au Canada.</p> <p><em>Une traduction de ce billet sera disponible prochainement.</em></p> <p>Four partners in Stikeman Elliott’s Real Estate group recently co-authored the <a href="/-/media/files/kh-general/chambers-real-estate-2021-in-canada.ashx">Canadian chapter</a> of the <em>Real Estate Global Practice Guide</em>, published by U.K-based <a rel="noopener noreferrer" target="_blank" href="https://chambers.com/"><span style="text-decoration: underline;">Chambers and Partners</span></a>. This publication provides an excellent overview of real estate law across Canada, with a focus on the following topics, among many others:</p> <ul> <li>Property rights and transfers of title;</li> <li>Real estate due diligence;</li> <li>Typical representations and warranties;</li> <li>Canadian restrictions on foreign investors;</li> <li>Financing commercial real estate acquisitions;</li> <li>Granting of security over real estate;</li> <li>Borrower default or insolvency;</li> <li>Planning and zoning law in Canada;</li> <li>Common real estate investment vehicles;</li> <li>Commercial lease arrangements;</li> <li>Pricing and risk-management of construction projects; and</li> <li>Taxation issues affecting commercial real estate.</li> </ul> <p>We are pleased to be able to make this <a href="/-/media/files/kh-general/chambers-real-estate-2021-in-canada.ashx">18-page publication</a> available for downloading.</p> <p>Les auteurs remercient<a href="/fr-ca/equipe/m/jennifer-myhal"> Jennifer Myhal</a>, Simone Main, <a href="/fr-ca/equipe/s/alan-stachowiak">Alan Stachowiak</a>, <a href="/fr-ca/equipe/t/avery-tsang">Avery Tsang</a>, <a href="/fr-ca/equipe/g/catherine-grygar">Catherine Grygar</a>, <a href="/fr-ca/equipe/d/julie-davignon">Julie D'Avignon</a>, <a href="/fr-ca/equipe/m/gordon-masson">Gordon Masson</a>, <a href="/fr-ca/equipe/e/andrew-elliott">Andrew Elliott</a>, <a href="/fr-ca/equipe/c/andrew-s-cunningham">Andrew Cunningham</a>, <a href="/fr-ca/equipe/k/philippe-kattan">Philippe Kattan</a>, <a href="/fr-ca/equipe/s/jean-guillaume-shooner">Jean-Guillaume Shooner</a> et <a href="/fr-ca/equipe/s/philippe-st-hilaire">Philippe St-Hilaire</a> pour leur contribution à ce guide.</p>12-May-2021 04:32:00{6CA1928B-C933-49AB-858E-A5D35E1F745D}https://www.stikeman.com/fr-ca/savoir/droit-immobilier-municipal/instauration-du-zonage-inclusif-a-la-ville-de-torontoJonathan S. Chenghttps://www.stikeman.com/fr-ca/equipe/c/jonathan-s-chengCalvin Lantzhttps://www.stikeman.com/fr-ca/equipe/l/calvin-lantzActualités - Droit immobilier et municipalInstauration du zonage inclusif à la ville de Toronto<p>La ville de Toronto prévoit instaurer le zonage inclusif au premier semestre de 2021. Étant donné que les politiques et les règlements sur le zonage inclusif ne peuvent <strong>pas faire l’objet d’un appel de la part du public</strong>, il est crucial de comprendre les répercussions de ce changement sur les propositions d’aménagement existantes et futures.</p> <p><strong><em>Ce billet est disponible en anglais seulement.</em></strong></p> <p>The City of Toronto is targeting the first half of 2021 to introduce Inclusionary Zoning. Because Inclusionary Zoning policies and regulations are <strong>not subject to appeal by the public</strong>, it is critical to understand how this change will impact existing and future development proposals.</p> <p>This post provides a high-level summary of the City’s proposed changes. For further guidance, please contact <a href="/fr-ca/equipe/c/jonathan-s-cheng">Jonathan Cheng</a> or <a href="/fr-ca/equipe/l/calvin-lantz">Calvin Lantz</a>.</p> <h2>What Is Inclusionary Zoning?</h2> <p>Inclusionary Zoning is a regulatory tool that allows municipalities to require affordable housing units to be provided in new residential developments.</p> <p>City of Toronto staff are presently conducting public consultations on their proposed Inclusionary Zoning framework. Draft versions of staff’s proposed <a href="/-/media/files/kh-general/draft-official-plan-amendment.ashx">Official Plan Amendment</a> and <a href="/-/media/files/kh-general/draft-inclusionary-zoning-by-law.ashx">Inclusionary Zoning By-law</a> have been released for public comment (the “Draft IZ Amendments”). </p> <p>It is significant to note that Inclusionary Zoning policies and regulations cannot be appealed to the Local Planning Appeal Tribunal (the “LPAT”), except by the Minister of Municipal Affairs and Housing (the “Minister”).</p> <h2>Where Does Inclusionary Zoning Apply?</h2> <p>Based on the Draft IZ Amendments, the City is proposing that Inclusionary Zoning apply only to lands that satisfy two locational criteria:</p> <ul> <li>the lands must be within a Protected Major Transit Station Area<sup><a href="#anchor_1612458988670">[1]</a></sup>; and</li> <li>the lands must be within a Strong or Moderate Market Area.</li> </ul> <h3>Protected Major Transit Station Areas</h3> <p>The Growth Plan for the Greater Golden Horseshoe (2019) defines “Major Transit Station Areas” (“MTSAs”) as:</p> <p style="padding-left: 30px;">“The area including and around any existing or planned <em>higher order transit station</em> or stop within a <em>settlement area</em>; or the area including and around a major bus depot in an urban core. <em>Major transit station areas</em> generally are defined as the area within an approximate 500 to 800 metre radius of a transit station, representing about a 10-minute walk.”</p> <p>Protected Major Transit Station Areas (“PMTSAs”) are a subset of MTSAs that have special status under the <em>Planning Act</em>.</p> <p>Once approved, PMTSA policies and regulations are not appealable to the LPAT by the public (except in very specific circumstances). Applications to amend PMTSA policies are also not permitted, except where Council has passed a resolution allowing such an application to proceed.</p> <p>In order to designate a PMTSA, the City must introduce Official Plan policies that:</p> <ul> <li>delineate the PMTSA boundaries;</li> <li>identify the minimum number of residents and jobs, collectively, per hectare that are planned to be accommodated within the area;</li> <li>identify the authorized uses of land in the area and of buildings or structures on lands in the area; and</li> <li>identify the minimum densities that are authorized with respect to buildings and structures on lands in the area.</li> </ul> <p>The City is presently conducting a Municipal Comprehensive Review (“MCR”) that will identify MTSAs and PMTSAs across the City. Although the MCR is to be completed by July 1, 2022, the City has adopted a phased implementation that will advance PMTSAs for the Minister’s approval prior to the completion of the MCR.</p> <h3>Strong or Moderate Market Areas</h3> <p>Based on the Draft IZ Amendments, Inclusionary Zoning will apply only to PMTSAs that are within Strong or Moderate Market Areas.</p> <p>According to City Planning staff, these are areas that have experienced the greatest amount of new housing supply, significant price escalation and growth in rental prices, and are generally areas with the highest number of renter households paying 50% or more of their income towards rent.</p> <p>The City’s Draft Official Plan Amendment contains the proposed mapping delineating <a href="/-/media/files/kh-general/market-area-mapping.ashx">Strong and Moderate Market Areas</a>. </p> <p>The identification of these market areas will be reviewed at least every 5 years as part of the update to the City’s Inclusionary Zoning Assessment Report.</p> <h2>Impact of Inclusionary Zoning</h2> <h3>Unit Set Aside</h3> <p>The Draft IZ Amendments impose requirements to produce affordable housing as summarized below:</p> <table width="439" style="width: 1072.63px; height: 318.994px;"> <tbody> <tr> <td style="width: 52px;"> <p><strong>MARKET AREA</strong></p> </td> <td style="width: 72px;"> <p><strong>TYPE OF DEVELOPMENT</strong></p> </td> <td style="width: 315px;"> <p><strong>AMOUNT OF AFFORDABLE HOUSING REQUIRED</strong></p> </td> </tr> <tr> <td style="width: 52px;" rowspan="2"> <p><strong>Strong Market Area</strong></p> </td> <td style="width: 72px;"> <p><strong>Purpose-built rental housing </strong></p> </td> <td style="width: 315px;"> <p><strong><span style="text-decoration: underline;">5%</span></strong> of total residential GFA</p> <p>To be provided as affordable rental housing units</p> </td> </tr> <tr> <td style="width: 72px;"> <p><strong>Ownership housing </strong></p> </td> <td style="width: 315px;"> <p><strong><span style="text-decoration: underline;">10%</span></strong> of total residential GFA</p> <p>To be provided as affordable housing units (can be rental or ownership)</p> </td> </tr> <tr> <td style="width: 52px;" rowspan="2"> <p><strong>Moderate Market Area</strong></p> </td> <td style="width: 72px;"> <p><strong>Purpose-built rental housing </strong></p> </td> <td style="width: 315px;"> <p><strong><span style="text-decoration: underline;">3%</span></strong> of total residential GFA</p> <p>To be provided as affordable rental housing units</p> </td> </tr> <tr> <td style="width: 72px;"> <p><strong>Ownership housing </strong></p> </td> <td style="width: 315px;"> <p><strong><span style="text-decoration: underline;">5%</span></strong> of total residential GFA</p> <p>To be provided as affordable housing units (can be rental or ownership)</p> </td> </tr> </tbody> </table> <p>Notwithstanding staff’s recommendations, <a rel="noopener noreferrer" href="http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2020.PH16.7" target="_blank" rel="noopener noreferrer">on September 22, 2020</a>, the Planning and Housing Committee directed staff to consider options to increase the percentage of affordable set-aside to a range of <strong><span style="text-decoration: underline;">10-30%</span></strong> of residential GFA for new condominium developments and <strong><span style="text-decoration: underline;">5-20%</span></strong> of residential GFA for new purpose-built rental developments. Staff are expected to report back to the Committee in the first half of 2021 with final recommendations.</p> <h3>Depth of Affordability</h3> <p>The City’s Draft Inclusionary Zoning By-law defines the depth of affordability that will be required, as summarized below.</p> <h4>Affordable Rental Housing</h4> <p>Affordable Rental Housing Units will have a total monthly shelter cost that is the least expensive of 100% of Average Market Rent by dwelling unit type, as reported annually by the Canada Mortgage and Housing Corporation, and which must be affordable as per below:</p> <ul> <li>for bachelor units – affordable to households earning between the 20<sup>th</sup> and 50<sup>th</sup> percentile income for one-person renter households in the City; and</li> <li>for 1, 2, and 3-bedroom units – affordable to households earning between the 30<sup>th</sup> and 60<sup>th</sup> percentile income for one, two, and three-person renter households in the City, respectively.</li> </ul> <p>Furthermore, at least 10% of the affordable rental GFA will be secured at rents based on 80% of the affordable definition referenced above.</p> <p>“Total monthly shelter cost” means the gross monthly rent, including utilities such as heat, hydro, and hot water, but excluding parking and cable television charges.</p> <h4>Affordable Ownership Housing</h4> <p>Affordable Ownership Housing Units will have a total monthly shelter cost that does not exceed 30% of gross annual income for households within the moderate income range (30<sup>th</sup> to 60<sup>th</sup> income percentiles), depending on dwelling unit size, and which must be affordable as per below:</p> <ul> <li>for bachelor units – affordable to households with incomes no higher than the 30<sup>th</sup> percentile;</li> <li>for 1-bedroom units – affordable to households with incomes no higher than the 40<sup>th</sup> percentile;</li> <li>for 2-bedroom units – affordable to households with incomes no higher than the 50<sup>th</sup> percentile; and</li> <li>for 3-bedroom units – affordable to households with incomes no higher than the 60<sup>th </sup>percentile</li> </ul> <p>“Total monthly shelter cost” means the mortgage principal and interest based on a 25-year amortization, 10% down payment, and the chartered bank administered mortgage rate for a conventional 5-year mortgage as reported by the Bank of Canada at the time of application, as well as property taxes calculated on a monthly basis.</p> <h3>Affordability Period</h3> <p>Based on the Draft IZ Amendments, affordable housing units secured through Inclusionary Zoning will remain affordable for 99 years, beginning from the date the unit is first occupied.</p> <h3>Exempt Forms of Development</h3> <p>Under the Draft IZ Amendments, certain forms of residential development are exempt from Inclusionary Zoning, including:</p> <ul> <li>purpose-built rental or ownership housing buildings containing fewer than 140 dwelling units and 10,000 m<sup>2</sup> in residential GFA;</li> <li>within the Downtown and Central Waterfront Secondary Plan Area, purpose-built rental or ownership housing buildings containing fewer than 100 dwelling units and 8,000 m<sup>2</sup> in residential GFA;</li> <li>residential buildings that will be owned and operated by a non-profit housing partner, or in partnership with a non-profit housing partner, subject to certain criteria; and</li> <li>student residences or residential care homes located on the same lot or building as a purpose-built rental or ownership housing building.</li> </ul> <h2>Implementation</h2> <h3>Legal Agreements</h3> <p>Development located within an Inclusionary Zoning area would be required to enter into legal agreements with the City that are registered on title. These agreements would secure the timely delivery of the affordable housing units, ensure units remain affordable over time, and outline reporting requirements.</p> <h3>Offsite Units</h3> <p>Offsite units may be secured at the discretion of the City, provided the units meet proximity and occupancy requirements. A Zoning By-law Amendment application would need to be approved by City Council if affordable units are proposed offsite.</p> <h3>Incentives</h3> <p>Any financial or regulatory incentives provided by the City will only be considered where a development or redevelopment proposes to exceed the Inclusionary Zoning requirements (i.e., where the development proposal provides more affordable housing units or secure deeper levels of affordability than otherwise required).</p> <h3>Family-Sized Units</h3> <p>Affordable units will reflect the unit mix of the market component of the development, as appropriate, to achieve a balanced mix of unit types and sizes and support the creation of affordable housing suitable for families.</p> <h2>Transition Provisions</h2> <p>There are two layers of transition for existing development applications and approvals to be grandfathered and exempt from Inclusionary Zoning:</p> <ul> <li>the Province’s Inclusionary Zoning regulations (<a rel="noopener noreferrer" href="https://www.ontario.ca/laws/regulation/r18232" target="_blank" rel="noopener noreferrer">O. Reg. 232/18</a>); and</li> <li>the City’s transition provisions contained in its Draft Inclusionary Zoning By-law.</li> </ul> <h3>Province’s Inclusionary Zoning Regulations (O. Reg. 232/18)</h3> <p>Under the Province’s Inclusionary Zoning Regulations (O. Reg. 232/18)—which are presently in force—Inclusionary Zoning does not apply in either of the following circumstances:</p> <p style="padding-left: 30px;">1) On or before the day City Council adopts Official Plan policies authorizing Inclusionary Zoning:</p> <p style="padding-left: 90px;">a) An Official Plan Amendment application (if required) and a Zoning By-law Amendment application were made in respect of the development or redevelopment along with an application for either of the following:<br /> i)  approval of a Plan of Subdivision under section 51 of the <em>Planning Act</em>; or<br /> ii) approval of a description or an amendment to a description under section 9 of the <em>Condominium Act, 1998</em>; or</p> <p style="padding-left: 30px;">2. On or before the day City Council passes its Inclusionary Zoning By-law:</p> <p style="padding-left: 90px;">a) An application is made in respect of the development or redevelopment for:<br /> i) a building permit;<br /> ii) a development permit;<br /> iii) a community planning permit; or<br /> iv) Site Plan Approval under subsection 41(4) of the <em>Planning Act</em>.**<br /> <em></em></p> <p style="padding-left: 120px;"><em>** Note that Section 41 of the Planning Act does not apply to the City of Toronto; instead, Site Plan Approval in Toronto is governed by s. 114 of the City of Toronto Act, 2006 (the “COTA”). The omission of the reference to the COTA may be a drafting oversight in the Province’s transition regulations. <strong>Clarity should be sought from the Province and the regulations should be corrected if necessary.</strong></em></p> <h3>City of Toronto’s Transition Regulations</h3> <p>The City’s Draft Inclusionary Zoning By-law contains transition provisions that go beyond the grandfathering provisions contained in the Province’s regulations.</p> <p>Under the City’s proposed transition provisions, Inclusionary Zoning does not apply if an application for Building Permit or a complete application for Zoning By-law Amendment, Minor Variance,<sup><a href="#anchor_1612459066527">[2]</a></sup> or Site Plan Approval is filed on or prior to <strong><span style="text-decoration: underline;">January 1, 2022</span></strong>.</p> <h2>Next Steps</h2> <p>City Planning staff are targeting the first half of 2021 to provide a final recommendation report to the Planning & Housing Committee, and ultimately, to City Council.</p> <p>While the Draft IZ Amendments provide a general sense of the City’s direction, these documents are subject to change prior to the final adoption and passage of the Official Plan Amendment and Inclusionary Zoning Bylaw by Council.</p> <p>Once adopted and passed by Council, the Inclusionary Zoning policies and regulations are not appealable to the LPAT except by the Minister.</p> <p>For further guidance and information, please contact Jonathan Cheng or Calvin Lantz.</p> <h2>Related Links</h2> <ul> <li><a href="/-/media/files/kh-general/draft-official-plan-amendment.ashx">Draft Official Plan Amendment</a> </li> <li><a href="/-/media/files/kh-general/draft-inclusionary-zoning-by-law.ashx">Draft Inclusionary Zoning By-law</a> </li> <li><a rel="noopener noreferrer" href="https://www.ontario.ca/laws/regulation/r18232" target="_blank" rel="noopener noreferrer"> O. Reg. 232/18: Inclusionary Zoning</a></li> <li><a rel="noopener noreferrer" href="http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2020.PH16.7" target="_blank" rel="noopener noreferrer">Planning and Housing Committee – Meeting Minutes (September 22, 2020) – PH16.7: Inclusionary Zoning Draft Official Plan Amendment and Zoning By-law Amendment</a></li> </ul> <hr /> <p><a name="anchor_1612458988670" id="anchor_1612458988670">1.</a> The Planning Act allows municipalities to introduce Inclusionary Zoning within Protected Major Transit Station Areas and areas subject to a Development Permit System. Note that there is presently no Development Permit System in Toronto</p> <p><a name="anchor_1612459066527" id="anchor_1612459066527">2.</a> In addition, the City’s Draft Inclusionary Zoning By-law provides that Inclusionary Zoning does not apply if a complete application for Minor Variance is filed after January 1, 2022 based on a Building Permit applied for on or prior to January 1, 2022</p>04-Feb-2021 07:06:00