Ontario’s housing minister is contemplating intervening to halt a proposed rental development at the northern city limits of Toronto, following objections raised by a pharmaceutical company. Sanofi Pasteur voiced concerns about a three-building, highrise project near its extensive complex, citing potential “national security” risks due to residents being able to oversee its vaccine research and development facilities. Now, Vic Fedeli, Ontario’s minister of economic development, job creation, and trades, has urged the housing minister to issue a minister’s zoning order (MZO) to restrict building heights at the location to 33 meters or approximately 10 stories.
MZOs, which are typically utilized to facilitate and expedite development projects, are discretionary powers of the housing minister to regulate land usage and supersede municipal regulations. The Ford government, emphasizing the urgency to increase housing availability, may deploy an MZO to impede the construction of numerous rental properties. Tenblock, the developer, argues that the height restriction would jeopardize the entire project’s feasibility, as the site requires the density of market housing to sustain the venture financially.
While the rationale behind the province’s actions regarding national security remains unclear, Fedeli’s spokesperson mentioned that the order aims to prevent unnecessary delays in future expansions without further elaboration. Tenblock, supported by a security expert, contests the legitimacy of the security concerns and warns against setting unfavorable precedents through an MZO.
Chester, the security expert, stresses that taller structures would not heighten security risks for Sanofi Pasteur, highlighting existing observation points and the ability to mitigate potential risks through internal security measures. The proposed development, intended to replace an aging four-story rental building with three connected towers, has faced opposition from Sanofi Pasteur and is currently under appeal to the province’s land tribunal. Despite objections, city planning staff recommended project approval, underscoring the benefits of additional rental units and improved amenities for residents.
The Ministry of Municipal Affairs and Housing is seeking feedback on the MZO proposal, drawing concerns from housing advocacy groups like HousingNowTO and More Neighbours Toronto. These groups question the alignment of the MZO with housing priorities and its potential implications for future developments. The debate underscores the broader implications for developers, exemplified by First Capital REIT’s apprehensions about a similar fate for their own highrise project adjacent to the disputed site.
The ongoing dispute underscores the intricate balance between development interests, security considerations, and community concerns as stakeholders navigate the complexities of urban planning and regulatory frameworks.
