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Sustainability April 2, 2017

Affordable housing to recieve billions in federal budget

The federal budget is taking affordable housing seriously, with a new National Housing Strategy that wants to tackle Canada’s housing crisis.

The 2017 budget proposes to spend $11.2 billion over 11 years and will build safe and affordable housing across the country. In cities with high prices and a severe lack of affordable housing, like Toronto and Vancouver, this funding cannot come soon enough. The government’s proposed housing fund will be run by the Canada Mortgage and Housing Corporation (CMHC) — the country’s public insurance program for mortgages. The CMHC will receive $5 billion over 11 years to work on several projects related to housing. Another $3.2 billion will be dedicated to affordable housing specifically and will use a multilateral investment framework, relying on private and public funding to get affordable housing projects up and running across the country.

Out of the $11.2 billion, $3 billion will be spent in the next three years and $20 million for this year.

The money budgeted falls short of what the big city mayors caucus asked for at their meeting in late 2016. They asked for a pledge of $12.6 billion, spread over eight years to solve the affordable housing crisis that are growing in Canada’s largest cities. Toronto specifically has $2.6 billion in repairs needed for Toronto Community Housing units on the brink of being closed down.

Mayor John Tory is asking that the province pitch in to the housing fund as well and fill the gap that the federal government cannot commit to. Affordable housing in Toronto needs a huge investment to repair current community housing units as well as provide more. There are 82,414 households on the waitlist in the city, most consisting of families and seniors, and with rising house costs people are desperate for somewhere to live.

All three levels of government ultimately need to work together to tackle the affordable housing crises popping up across Canada. The National Housing Strategy is a brave step and the commitment of billions of dollars will make headway to giving vulnerable parts of the population somewhere safe and healthy to live. Without a home, it is nearly impossible to escape the throes of poverty — finally it seems that Canada is realizing the importance of shelter in the Great White North. Let’s hope that investment is maintained!

What's Hot February 16, 2017

Toronto city council approves budget in light of tolls

City council voted to approve a “low-tax budget”, as described by city manager Peter Wallace during his presentation on the floor. It wasn’t an easy decision, and councillors spent about 15 hours debating and arguing the minutia details of each motion presented.

At the end of the day, the budget was approved nearly as-is 27-16.

In total, Toronto homeowners can expect an increase of 2 per cent on their residential property taxes, equalling 3.29 per cent, or $90 on average per home. While some councillors tried to introduce motions to decrease or increase that number, most saw it as a compromise for homeowners.

City staff frustratingly had to explain to councillors how taxes worked and that “budgets aren’t just about numbers. They are about the reality of city services.” When councillors tried to argue for more reduction in the budget or for lower taxes, staff had to remind them that property taxes were still well below inflation, and that over the past 19 years, city council has approved a property tax at or below the rate of inflation 15 times.

“The budget is consistent with Council expense policy and service direction and remains neutral in terms of overall revenue burden as a share of the economy,” said City Manager Peter Wallace. “I encourage Council to continue to address the cost drivers for City services and agencies, and look at stable revenue options to strengthen our fiscal sustainability.”

The new budget includes some investment in Toronto Community Housing, Toronto Transit Commission, and overall capital projects. At the same time, many reductions had to be made in order to balance the budget, including dipping into reserve funds in order to accommodate an extra $2 million in street sweeping.

“Today, City Council approved a balanced, responsible budget that invests in the needs of the people who live and work in Toronto,” said Mayor Tory in a statement released around midnight. “This budget delivers significant new funding for transit, child care and housing. Through the City Building Fund, we will begin to make much-needed investments in transit expansion and major infrastructure repair.”

Critics of the 2017 budget have called it a band-aid solution. Without the introduction of new revenue tools, the city will be forced to continuously reduce services while increasing taxes. Wallace pointed out that without the options of tolls — an option the provincial government squashed last month — it will be very difficult to maintain the services within the city. Before next year’s budget, Wallace says Toronto will have to ask itself how it will replace the approximate $5 billion tolls could have brought in to fund capital projects.

Toronto February 10, 2017

Toronto 2017 budget continues to rely heavily on property owners

The executive committee pushed forward the proposed 2017 $10.5 billion budget on Tuesday, and leaves many in Toronto divided on how satisfied they are with the results.

Here are the highlights:

The budget includes a two per cent increase in residential property taxes, will allocate $80 million more to TTC, and $37 million to Toronto Community Housing. The city will also be providing 200 more shelter beds this year and Mayor John Tory has thrown his support behind supporting more daycare subsidy spots — there are currently 18,000 children on the daycare subsidy waitlist— though provincial aid is needed to help foot the bill. Unfortunately, recreation fees will still be increasing.

Other revenue tools that have been approved include a hotel tax of four per cent (10 per cent for short-term rentals) that is expected to bring in an extra $5.5 million in revenue. There is also a plan to harmonize the Ontario Land Transfer Tax with the Municipal Land Transfer Tax, which is estimated to raise $77 million.

The city will have to use $87.8 million from reserves to make up the rest of the budget.

The property tax hike, hotel, and municipal land-transfer tax were met with criticism by many Toronto citizens because these revenue tools put even more pressure on locals to meet the budget needs of the city. Relying so heavily on the inflated housing market is also an unstable revenue measure because if the housing bubble pops, the municipal land transfer tax and property tax rates could financially destroy homeowners.

Instead of consistently relying on property owners to pay for Toronto’s services year after year, more creative revenue tools need to be adopted in future city budgets. Road tolls, recently shot down by Premier Kathleen Wynne and the Ontario Liberals, is a solution that would directly fund transit by charging not only the 905 commuters coming into the city for work every day, but all Torontonian downtown drivers a small fee. Using road tolls as a revenue tool would relieve pressure on property tax hikes and raise much needed funds for transit and community housing that desperately need to be built.

The budget fills gaps on some city services, but falls short of adequately shortening the affordable housing waitlist, not to mention many other items on the agenda that desperately need funding.

Home & Garden February 3, 2017

How to survive planning a child’s birthday party

Planning a child’s birthday party should be fun and easy, right? It is, after all the, time to celebrate another year of a kid’s life with 10 to 20 screaming mini friends while trying to balance allergies and make sure your child’s dreams come true. Alright, perhaps not so easy, but with a plan in place, and with the help of this survival birthday how-to guide, children’s birthday party planning will be a breeze.

Though birthday planning can be overwhelming, it will become easier once you simplify it and start at step one: location, location, location. Where are you having your ultimate kid’s party? There are many options ranging from the movie theatre to a gymnastics centre or a more classic home party at your house. It can be more difficult to plan a winter party because the outdoors obviously won’t work, but here are a few indoor birthday party ideas for winter babies:

Indoor Trampoline party
Beading studio for jewelry party
Art studio for pottery making
Indoor playground
Gymnastics centre
Rock Climbing
Baking yummy treats party
Homemade Pizza Party
Craft and Arts party

If you are on a budget and can’t afford the $250 plus fees at these expensive venues, opt for a party at home or a room in the local community centre to save on costs. Through the City of Toronto for example, there is an option to rent a room for an arts or baking party, or to rent out the gym for a more sports-themed extravaganza. For my daughter, we decided to do an arts-themed party at the community centre because we are short on space for a group of children at the house.

After the location and time are booked, it is time to decide how many kids to invite. This is a difficult decision because it is hard to think about disappointing kids that aren’t invited. On the other hand though, if too many kids are invited the costs will go through the roof and planning it will become very time-consuming. Most parties would include about 10-15 kids, because not all the invitees will be able to attend due to other weekend recreational activities. Make sure to include a note in the invitations about letting the host parents know about allergies when people RSVP.

Budgeting for various party expenses is imperative to ensure that overspending doesn’t occur. Use an excel sheet or google doc to keep track of expenses and to organize what is left to be done prior to the party. Try to get friends and family to help out instead of paying venue staff. People love kids’ birthday parties because, frankly, children are hilarious and cute when they are excited. By getting family and friends to help on the big day, it will make things go smoothly and then the parents have some adult companions to enjoy the festivities with.

Last but not least, have fun! There will be points of stress and it is nerve-racking thinking about how your child’s birthday party adds up compared to their classmates’ parties, but at the end of the day, the only thing that matters is that your child is smiling and happy.

What are your survival tips for planning a child’s birthday party? Let Women’s Post know in the comments below.

#TOpoli January 27, 2017

Ontario will still have a revenue problem

I became a Liberal advocate in 2011 because they were the only party honest enough to admit that both Ontario and Toronto have huge revenue problems. Services like healthcare and education suck up all the tax dollars collected by the province and, as our population grows, there is an even greater need for more funding options. Few politicians have the guts to stand up for increasing taxes or implementing tolls because they risk their chances of re-election. But Toronto Mayor John Tory did. He stood up for tolls despite the risk of losing support in the suburbs because he, like many of us, understands that dedicated funding for transit has to come from somewhere.

I met Kathleen Wynne and others in the Liberal party who said they were willing to admit that Ontario didn’t collect enough revenue to pay for the services residents want — services like transit and housing that cities desperately need. I became a Liberal because of these facts. I believed the Premier would stand up and do the right thing, and not cave to low-polling numbers or pressure from cabinet members desperate to get re-elected. She once believed that tolls were a necessary tool to get the dedicated transit funding Toronto needs.

Tolls on Toronto highways are just as important as tolls on provincially-owned highways. Not allowing Toronto to access this funding tool will simply push the cost of transit expansion and other services on to future generations. From health care, to education, to efficient transit, we don’t have enough funding to pay for everything. But today, Premier Wynne has decided to ignore that problem and gamble that economic growth and low gas prices will last forever.

Relying on our current gas taxes for the billions of dollars needed over the next decade for transit expansion in Toronto is the same “do nothing” approach that has caused the growth of gridlock in the city. Gridlock is costing residents over $13 billion per year in time and lost revenues. A slight slip in economic growth, or increase in gas prices will lower the amount of revenue Ontario collects, meaning we’ll be financing all this transit expansion through debt.

So, why would Premier Wynne go against everything she stood for? Rumours of internal “poli-tricking” swirl with cabinet ministers outside Toronto apparently demanding she stop her support of Mayor Tory’s plan. The Premier should remember how flip flopping on the gas plant in Mississauga almost cost Liberals the 2011 election and this huge change in her position on Toronto tolls may very well lose her the liberal base of support in 2018. This kind of internal poli-tricking is why voters lose faith in politicians, and will choose an honest buffoon over a smart, intelligent, candidate.

Today I am ashamed.

Money January 15, 2017

How to budget for the new year

Personal finances can get complicated. Should I invest, save, or spend? How come I only have a few bucks to spend at the end of the month? Where did all my money go?

These are all very real questions people ask on a daily, sometimes hourly basis. A monthly budget will help you answer at least some of these inquiries — and if all else, it will help you save up for that much-needed summer vacation.

To help you out, I’ll go through the basics.

Find a mode of keeping track of your spending and income: If you don’t want to invest in a personal accountant, purchase Quickbooks or some sort of accounting software. You can also get started using an excel sheet. Whatever you use, make sure you are able to alter numbers as the month progresses. Keeping a firm track of your finances, no matter how depressing, is the only way to create a successful budget.

Fixed costs: Fixed costs exist and there is nothing you can do about it. The mortgage payment, rent, insurance — all of these things need to be paid promptly and on-time, so ensure they are a priority in your budget. If using quickbooks or an excel sheet, these payments would go at the top of your list.

Varied costs: This section includes cell phone bills, groceries, Internet, and cable. You have a little more control over when you pay these items and how much they are, but know there are always consequences for late payments. This should be the second section of your budget. When doing these calculations, make sure to note interest rates for late fees so you are aware of what happens if you don’t pay on time.

These varied and fixed necessary costs should, ideally, make up half of your monthly income. This may mean you have to adjust your Internet packages or change cell phone providers for a cheaper deal.

Calculate the small things: Toiletries, groceries, your morning coffee — anything that you purchase on a monthly basis needs to be in your budget. Don’t omit anything, even if you do drink an embarrassing amount of Starbucks. The point of this exercise is to see if you can decrease your spending while still ensuring you have the necessities of life.

A key tip for these calculations is to always over-estimate: If you think you spend $50 a week on groceries, say you are going to spend $70. If you think you spend $2 a day on coffee, double it! One day, you may get a pastry with your coffee and it will screw your entire budget up. If you overestimate and you have money left over, all the better! You can either spend it or put it into your savings account. Either way, it ensures your budget is more accurate. It’s always better to have money leftover at the end of the month than realize you spent more than your allowance.

Savings/Paying off Debt: It is imperative that you include a section for savings and debt in your budget. If you don’t, you will never save any money. Decide on a monthly amount you will put into a savings account of your choice, and count that money as already spent. If you have loans or a credit card, use some of these funds to pay it parts of it off. Try to use 20 per cent of your monthly income to pay things off and save up.

Always put some money aside for “fun”: Let’s be realistic. At some point in the span of a month, you will go out to dinner with friends, see a movie, or take a day trip somewhere. If you don’t set aside some cash for entertainment, a) you may go a little insane and b) you’ll end up spending more than you’d like on a spontaneous splurge. The remaining 30 per cent of your budget can be spent on these activities, although if your priority is paying off debt, swap the numbers with your savings. The idea is to give yourself a weekly or monthly allowance to spend on fun things — that way, you don’t feel deprived, but at the same time, you don’t overspend.

Keep your receipts and actually look at them: This is the hardest habit to break. Most people try to avoid those pesky small pieces of paper in their wallet, but it really is necessary. If you use quickbooks, this will allow you to keep track of all your payments by manually inputting your spending. If you use excel, it will help you reflect on what you spent money on, and where you can cut back. Not to mention you may find a lot more deductibles come tax-filing time.

I hope this helps you create a basic budget. Remember, keep track of everything — no matter how depressing it will be. Who knows? Maybe after a few years you won’t need such an intensive system, but for now, embrace it! Think of what you will do with those savings. Will you buy a house? Go on a vacation? The possibilities are endless — but only if you budget.

#TOpoli December 14, 2016

City council votes to support tolls

“You rarely have to ask permission to do the right thing.”

This quote comes from an open letter released Tuesday morning, with the signature of five different Canadian mayors attached to it. The letter calls for more municipal power to create city revenue, so that municipal leaders can match infrastructure funding provided by the provincial and federal governments.

In essence, Canada’s biggest cities, including Toronto, were asking for the power to do their part to expand and grow.

This sentiment was much needed prior to the city council meeting Tuesday, where councillors discussed how they would be paying for city services for the foreseeable future.

After much debate, city council approved staff recommendations by staff to generate revenue by using various taxes and tolls. The implementation of tolls is a brave new step for the city – proof that politicians understand the need to create revenue and alleviate congestion on city roads.

Toronto Mayor John Tory proposed the use of tolls on the Don Valley Parkway and the Gardiner Express over a month ago, and since then it has received a mostly positive response. The money would be directly funnelled into maintaining and funding transit-related projects, which works to both alleviate congestion on roadways and expand Toronto’s transit network.

City council ultimately voted in support of the mayor’s proposal. Nine councillors opposed the motion.

These tolls, which could be implemented as early as 2020, would affectively alleviate congestion, unlock gridlock, and help pay for the much-needed transit network being built throughout Toronto. A win-win scenario.

Council also agreed to look into a 0.5 per cent levy on property taxes, a four per cent tax on hotels, up to a 10 per cent tax on short-term rentals like Airbnb, and harmonizing and/or increasing land transfer taxes. The city will also be asking the province for a share of the harmonized sales tax.

The debate on tolls will continue in the new year, when city staff will present options for implementation, including cost.

City Manager Peter Wallace made it clear in his presentation on the city budget that council had to approve of some of the proposed revenue tools — if they didn’t, they should be prepared to provide solutions to the $33 billion in unfunded projects the city is undergoing.

“I think it comes down to what level of public service does city council want to endorse,” Wallace said bluntly. He also made it clear that by voting to take tolls to the next level, council can rest assured that city staff will proved thoughtfully.

Other councillors were not so thoughtful. Many ignored the fact that people pay for the use of public transportation and that user fees are popularly used in large cities. However, at the end of the day, even the wary councillors understood the need to make a firm decision or risk being left with a large revenue gap to fill.

And to that brave majority, Toronto thanks you.

Toronto December 11, 2016

What’s the deal with Toronto’s revenue tools?

The City of Toronto is facing a budgeting crisis with over $91 million worth of funds to find by City Council. Several revenue tools were presented by city manager, Peter Wallace in an effort to find money to fill the gaps and pay for all of the projects that are much-needed in Toronto.

Terms like ‘property tax’, ‘municipal land transfer tax’, ‘parking levy’, and ‘expressway tolls’ , are being thrown around like crazy, and it is easy to get lost in the world of financial terms. Understanding the inner-workings of the various revenue tools is the best way to decide which financial tools should be adopted by the city and which of them should be discarded. That’s why Women’s Post has created this guide, to help our readers understand the ins and outs of the revenue tools presented in the executive committee, and what terms will be flying around next week at city council.

Property Tax

Property tax is a commonly used revenue tool and is most often brought up in city council. A property tax is a levy on a property the owner is required to pay. It is set by the governing authority of any given area, which in this case is the municipality of Toronto. Property taxes in Toronto are a hotly contested issue because Toronto property tax rates are the only metropolitan tax that is lower than the surrounding area, the GTHA, and politicians don’t want to raise them. The city has proposed a two per cent property tax hike, but Toronto Mayor John Tory vows to raise the property tax no higher than half a per cent. Instead he is pushing for alternatives instead of pushing more tax on property owners.

Municipal Land Transfer Tax

Municipal land transfer tax has been a popular option for Toronto in the last year and helped keep the property tax inflation rate at bay in last year’s budget. The municipal land transfer tax is a fee that is paid by the person who purchases the home to the municipality that is charging it. There are rebates for first-time home buyers and other jurisdictions, such as Vancouver, have imposed a foreign land transfer tax to help lower inflation in the real estate market. It is a useful tool, but was used in the 2016 budget so may not be a viable option when looking at other options for 2017. City Council will discuss harmonizing the Ontario land transfer tax with the municipal option, which would require legislative changes but would streamline the process in the long-run.

Personal Vehicle Tax

The personal vehicle tax has been a revenue tool that was presented in the past before at City Council and was not a popular option. Council will consider the re-introduction to tax $120 per vehicle annually, but Tory has stated he is not a big fan of this option. The rejection of the personal vehicle tax has angered environmental groups who want to see people choosing to drive vehicles in the city pay extra taxes. The personal vehicle tax is also an easy and quick tax to implement because it doesn’t require any extra infrastructure.

Hotel Tax

The hotel tax revenue tool is being hotly contested by the tourism and hotel industry, which has already seen slowed growth due to the increasing popularity of air bnbs and other short-term stays. By placing an extra tax on the hotel industry, it may put more pressure on hotels to pay when they can’t afford to do so. Tory rebutted in the executive committee though that the annual subsidy supplied to hotels would help pay for the hotel tax if it were approved. This revenue tool would require provincial legislative and regulatory reforms, and is not a popular option in regards to fairness, efficiency, and is low in revenue quality according to Wallace’s presentation.

Expressway Tolls

Expressway tolls are the newest revenue tool to be introduced by Mayor Tory and is a popular option. The expressway tolls would require vehicles to pay a fee when they use the Don Valley Parkway and the Gardiner Expressway. If the city charged $2 per trip, the annual revenue would be $166 million per year. The start-up cost to build the expressway tolls would be an estimated $100-$150 million and have ongoing operational costs of $50 to $60 million. The expressway tolls would require provincial legislative changes, but could be implemented in the 2017 budget. City Council will be focusing heavily on tolls next week.

There are many other revenue tools that were presented including an alcohol beverage tax, a parking levy, a third party sign tax, graduated residential property taxes, and a municipal sales tax. From the climate of the executive committee meeting, it would be surprising to see any of these options be approved. They have not been given the same amount of attention as the hotel tax and expressway tolls. A graduated residential property tax and a municipal sales tax in particular require provincial legislation changes and were listed by Wallace as aspirational changes to be further discussed in 2018.

In order to fully grasp the many revenue tool terms that will fly around at City Council next week, focus on the most important options that are available. Also remember to bring popcorn. Even though discussing financial tools can be a bit of a bore, City Council is sure to get lively when discussing the various revenue tools that were presented for debate.

#TOpoli November 22, 2016

TTC hikes fares by 10 cents, needs investment from city

Last night, the TTC board approved a 10-cent fare increase for tokens, reducing their shortfall for next year’s budget to about $61 million. As Toronto Transit Commission CEO, Andy Byford, emphasized during his presentation, the board had very few choices. A fare increase was an inevitable and unfortunate necessity.

Cash fares will remain the same, but the cost of a token or a PRESTO single ride will increase to $3. A monthly Metropass will go up to $146.25 for adults and $116.75 for post-secondary students. Cash and ticket prices for seniors and students will also increase by 10 cents.

The change will be effective as of January 2017, although the board did pass a second motion saying they will recommend freezing fares in 2018.

The TTC will now have to turn the budget over to the city budget committee, who will then decide whether to approve the budget with the 2017 shortfall. The fare increase will result in an extra $27 million for the transit agency. That, in combination with a number of efficiency cuts, has already lowered the shortfall from $230 million to $61 million. By approving the budget Monday, the TTC board is saying there is no other way to cut the budget. They have done everything they can without increasing fares by an even more substantial amount or without cutting services.

The TTC receives a very small subsidy compared to other North American cities — 90 cents per rider. Vancouver’s subsidy is $1.89 per rider and Calgary is $1.69. York Region, whose transit network is much smaller, has a subsidy of $4.56. Without more funding, there is absolutely nothing the TTC can do but increase fares.

As much as city council is against raising property taxes, it was clear that concerned transit users are fine with it. Most wanted all residents to contribute, whether it was through tolls or property tax, so that seniors and low-income families don’t have to walk across the city to get to work because they can’t afford public transportation. Raising property taxes was actually a suggestion given to the board by a Toronto resident.

Byford has done all he can do in terms of finding efficiencies, cutting the budget by another 2.6 per cent for the second year in a row. During a time where the TTC is working with the city to build more transit and improve service, this is not a time for cuts.

Now, it’s the city’s turn to take this budget and commit to investing in public transportation. Residents have said they are willing to contribute through taxes, and there are other forms of revenue such as tolls that can be used to help decrease the shortfall, so let’s run with it! It’s time to seriously invest in transportation, especially if Toronto has any hope of completing our integrated transit network.

What's Hot October 14, 2016

Why isn’t Metrolinx developing above Crosstown’s Avenue station?

Developing alongside transit lines and creating urban density is a necessity when building a growing city. It ensures that transit corridors will be used and simultaneously provides people with much-needed places to live in neighbourhoods with a strong sense of community. It is a win-win right? For Metrolinx and Terranata Developments Inc., it appears not.

Metrolinx recently rejected Terranata’s application to build a 15-story condominium over top of the Avenue Rd. station on the Eglinton Crosstown LRT line. Terranata was willing to offer millions up front to Metrolinx and work flexibly with the province to build both the station and development. However, Metrolinx is focused on transit-oriented development (TOD), which requires certain agreements to be put in place before approving an application.

According to Metrolinx, the Terranata proposal didn’t meet those transit-oriented guidelines for development along the transit corridor. For example, the development must have the support of the local municipality, should have no impacts on the delivery time of the project, and have no negative impacts on the budget of the project. The proposal by Terranata would have benefited the project’s budget, but it didn’t comply with the other two guidelines, specifically it would have delayed the building of the project by at least a year.

Terranata asked to build above the LRT line last spring, but the shovels hit the ground for the Crosstown LRT in early March. Though Terranata applied for the air space above the station before the station began construction, obtaining municipal support for the development had yet to happen. It didn’t help that Terranata wanted to build 15 stories high, which exceeded zoning bylaws. Terranata has since appealed the decision to the Ontario Municipal Board (not an organization with the fastest track record). From Metrolinx’s perspective, construction of the development could potentially delay the scheduling impacts on the delivery of the LRT. Terranata, on the other hand, wanted to give Metrolinx access to their property as a construction staging area, which may have benefited both parties.

Metrolinx remains interested in pairing transit construction with city development, but it isn’t their central focus. For the transit agency, it is more important to get the line built and promote commercial development and infrastructure near the transit corridors. Metrolinx has approved proposals by the Country Wide Homes at Crosstown’s Leaside Station and Build Toronto at Crosstown Eglinton Station. Though these projects were approved by Metrolinx because they fit the criteria, perhaps Terranata should have been given the opportunity to at least gain approval on part of the city.

It is clear that the merging of city building and transit has its challenges in Toronto. Toronto needs to re-evaluate how it builds. Soon, the city will no longer be able to build outwards, and will have to develop high-rise building to compensate for the growing population. Planning for the future is imperative, and building above transit corridors or subway stations is exactly what the city should be considering. And it can work — it’s being done now with the Rail Deck Park.

The case of Terranata has been in the media a lot lately, which is causing a lot of people to wonder about the hoops developers must jump through to gain approval. City planners and Metrolinx have expressed a commitment to development and density, but when will they plan on acting on it? It’s all still in the air.