Item - 2015.PG3.4

The Planning and Growth Management Committee recommends that:

1.  City Council direct City Planning staff to begin discussions with landowners on the week of April 13, 2015 on the following topics and report, if possible, to the Planning Growth Management Committee on May 14, 2015, or alternatively on June 18, 2015 on the status of the discussions:

This report presents the results of the Tippett Road Area Regeneration Study for lands located near the intersection of Tippett Road and Wilson Avenue in close proximity to the Wilson Subway Station.  These lands were redesignated as Regeneration Areas and Mixed Use Areas by City Council through the adoption of Official Plan Amendment 231 (OPA 231).  The Study was initiated to establish a comprehensive framework for redevelopment including a plan for streets, parks and open spaces, pedestrian connections, an appropriate mix of uses and built form typologies, and a multi-modal transportation strategy to support a vibrant mixed-use community.

The study area currently contains light industrial, commercial and employment uses, a small park, a place of worship, and surface parking lots serving the adjacent Wilson subway station along with the associated subway station entrances.  Since initiating the study in 2013, staff held four community consultation meetings to seek community input into the study. This was in addition to meetings with landowners and the review of two active development applications within the study area.

The report proposes a draft Site and Area Specific Policy (SASP) for the study lands.  The draft SASP attached to this report proposes the following:

-           The introduction of residential uses as part of the regeneration of the area

-           A layout for new streets, parks and open spaces which contemplates the development of a more complete and, transit supportive community;

-           New development blocks based on existing and new streets that facilitate the redevelopment of the lands with appropriate building types which frame, support and animate existing and proposed streets, parks and open spaces;

-           A transportation strategy that promotes connectivity among all transportation modes and maximizes access to transit including the Wilson Subway Station, promotes cycling and walking, provides new streets and provides improvements to existing streets to ensure access, multi-modal capacity and safety for all users;

-           Maintenance of the non-residential floor area requirements as set out in OPA 231 for lands on the north and south sides of Wilson Avenue to ensure an appropriate mix of uses; 

-           Introduction of appropriate residential permissions within building envelopes,  and transitions in density and scale to the low rise neighbourhoods to the east and provides for height limits due to the proximity of Downsview Airport to the northwest;

-           The creation and enhancement of Special Routes and Places including the Tippett Road Promenade, pedestrian and cycling connections and landscaping over the former Mud Creek watercourse, as well as along W. R. Allen Road and Highway 401 including the entrances to the Wilson Subway Station; and

-           An implementation strategy that provides for the preparation of Urban Design Guidelines for future development and public realm improvements in the Study Area, the use of Holding (H) zones through Zoning By-law Amendment applications, where necessary, to ensure that transportation and servicing infrastructure is in place prior to development, and requirements for Section 37 contributions for the achievement of community benefits.

This report seeks City Council's concurrence on a community consultation process and further agency and division review to consider the draft Site and Area Specific Policy. Further discussion with landowners, including Build Toronto, and the applicants with active development applications at 9 Tippett Road and 30 Tippett Road on their respective development applications and any revisions necessary to address the results of the study are also recommended.  The report also recommends that Staff report back to the Planning and Growth Management Committee for a statutory public hearing under the Planning Act for the Site and Area Specific Policy and other documents necessary to implement the findings of the Tippett Road Area Regeneration Study.