Item - 2015.PG8.6
Tracking Status
- City Council adopted this item on December 9, 2015 with amendments.
- This item was considered by Planning and Growth Management Committee on November 16, 2015 and was adopted with amendments. It will be considered by City Council on December 9, 2015.
- See also By-law 1298-2015
PG8.6 - Tippett Road Area Regeneration Study - Final Report
- Decision Type:
- ACTION
- Status:
- Amended
- Ward:
- 10 - York Centre
City Council Decision
City Council on December 9 and 10, 2015, adopted the following:
1. City Council amend the Official Plan for the lands generally bounded by Wilson Heights Boulevard, Wilson Avenue, Champlain Boulevard, Highway 401 and William R. Allen Road substantially in accordance with the proposed Official Plan Amendment as revised and attached as Attachment 1 to the supplementary report (December 7, 2015) from the Chief Planner and Executive Director, City Planning, with Section 7.1 of Attachment 1 to the supplementary report (December 7, 2015) from the Chief Planner and Executive Director, City Planning amended by deleting Clause 7.1 (a) and replacing it with the following:
"On the lands north of Wilson Avenue, a broad range of retail and commercial uses will be permitted.”
so that the Official Plan amendment will now read as outlined in the draft By-law attached to motion 1 by Councillor Shiner.
2. City Council authorize the City Solicitor to make such stylistic and technical changes to the proposed Official Plan Amendment as may be required.
3. City Council direct City Planning staff to request the landowners and applicants with development applications within the Study Area to prepare Urban Design/Public Realm Guidelines for the Tippett Road Area Regeneration Study in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning, and that the Urban Design/Public Realm Guidelines be taken to the public by City Planning staff for consultation and the results be reported to North York Community Council.
4. City Council direct City Planning staff to continue discussions with landowners and other appropriate City Divisions to formulate a strategy to address servicing issues, required improvements, cost-sharing and phasing.
5. City Council request City staff to continue discussions with the landowners within the Tippett Road Regeneration Area regarding opportunities to increase the amount of affordable housing.
6. City Council request City staff to continue discussions with affected landowners to discuss opportunities for the provision of lands for a 18.5 metre right of way between the lands at 30 Tippett Road and 4 and 6 Tippett Road.
City Council Decision Advice and Other Information
City Council considered Items PG8.6 and NY10.39 together.
Public Notice Given
Statutory - Planning Act, RSO 1990
Background Information (Committee)
https://www.toronto.ca/legdocs/mmis/2015/pg/bgrd/backgroundfile-85263.pdf
(October 26, 2015) Notice of Public Meeting to be Held by the Planning and Growth Management Committee (Under the Planning Act)
https://www.toronto.ca/legdocs/mmis/2015/pg/bgrd/backgroundfile-85264.pdf
Background Information (City Council)
https://www.toronto.ca/legdocs/mmis/2015/cc/bgrd/backgroundfile-86494.pdf
Draft By-law attached to motion 1 by Councillor Shiner
https://www.toronto.ca/legdocs/mmis/2015/cc/bgrd/backgroundfile-86720.pdf
Communications (Committee)
(November 13, 2015) Letter from David Bronskill, Goodmans LLP, representing 4 and 6 Tippett Road (PG.New.PG8.6.2)
https://www.toronto.ca/legdocs/mmis/2015/pg/comm/communicationfile-57230.pdf
(November 12, 2015) Letter from Adam J. Brown, Sherman Brown Barristers and Solicitors representing Shiplake Management Corporation and Build Toronto (PG.New.PG8.6.3)
https://www.toronto.ca/legdocs/mmis/2015/pg/comm/communicationfile-57232.pdf
(November 13, 2015) Letter from Amber Stewart, Amber Stewart Law, representing 2 Tippett Road (PG.New.8.6.4)
https://www.toronto.ca/legdocs/mmis/2015/pg/comm/communicationfile-57299.pdf
(November 13, 2015) Letter from Nick Nicolaides, President, The Armour Gardens Community Association (PG.New.PG8.6.5)
https://www.toronto.ca/legdocs/mmis/2015/pg/comm/communicationfile-57331.pdf
Communications (City Council)
https://www.toronto.ca/legdocs/mmis/2015/cc/comm/communicationfile-57626.pdf
(December 10, 2015) Letter from Ariel Remer, Champlain Torah Education Centre (CC.New.PG8.6.7)
https://www.toronto.ca/legdocs/mmis/2015/cc/comm/communicationfile-57842.pdf
Motions (City Council)
That:
1. City Council adopt the following recommendation contained in the supplementary report (December 7, 2015) from the Chief Planner and Executive Director, City Planning [PG8.6a]:
1. City Council delete Planning and Growth Management Committee Recommendations 1 and 2 and replace them with the following:
"City Council amend the Official Plan for the lands generally bounded by Wilson Heights Boulevard, Wilson Avenue, Champlain Boulevard, Highway 401 and William R. Allen Road substantially in accordance with the proposed Official Plan Amendment as revised and attached as Attachment 1 to this supplementary report from the Chief Planner and Executive Director, City Planning Division.",
with Section 7.1 of Attachment 1 to the supplementary report amended by deleting Clause 7.1 (a) and replacing it with the following:
"On the lands north of Wilson Avenue, a broad range of retail and commercial uses will be permitted.”
so that the Official Plan amendment will now read as outlined in the draft By-law attached to this motion.
2. City staff be requested to continue discussions with the landowners within the Tippett Road Regeneration Area regarding opportunities to increase the amount of affordable housing.
3. City staff be requested to continue discussions with affected landowners to discuss opportunities for the provision of lands for a 18.5 metre right of way between the lands at 30 Tippett Road and 4 and 6 Tippett Road.
Declared Interests (City Council)
Councillor Frank Di Giorgio - as he owns property in the immediate vicinity.
PG8.6 - Tippett Road Area Regeneration Study - Final Report
- Decision Type:
- ACTION
- Status:
- Amended
- Ward:
- 10 - York Centre
Public Notice Given
Statutory - Planning Act, RSO 1990
Committee Recommendations
The Planning and Growth Management Committee recommends that:
1. City Council amend Section 7.1 of Attachment 7 to the report (October 23, 2015) from the Chief Planner and Executive Director, City Planning by deleting 7.1a) and replacing it with the following:
"A portion of the total gross floor area on the lands north of Wilson Avenue will be used for non-residential purposes."
2. City Council amend the Official Plan for the lands generally bounded by Wilson Heights Boulevard, Wilson Avenue, Champlain Boulevard, Highway 401 and William R. Allen Road substantially in accordance with the proposed Official Plan Amendment attached as Attachment 7 to the report (October 23, 2015) from the Chief Planner and Executive Director, City Planning, as amended by Recommendation 1.
3. City Council authorize the City Solicitor to make such stylistic and technical changes to the proposed Official Plan Amendment as may be required.
4. City Council direct City Planning staff to request the landowners and applicants with development applications within the Study Area to prepare Urban Design/Public Realm Guidelines for the Tippett Road Area Regeneration Study in consultation with, and to the satisfaction of, the Chief Planner and Executive Director, City Planning, and that the Urban Design/Public Realm Guidelines be taken to the public by City Planning staff for consultation and the results be reported to North York Community Council.
5. City Council direct City Planning staff to continue discussions with landowners and other appropriate City Divisions to formulate a strategy to address servicing issues, required improvements, cost-sharing and phasing.
Decision Advice and Other Information
The Planning and Growth Management Committee:
1. Requested the Chief Planner and Executive Director, City Planning to consider the letters from Adam Brown, Sherman Brown Barristers and Solicitors (November 12, 2015), David Bronskill, Goodmans LLP (November 13, 2015) and Nick Nicolaides, Armour Gardens Community Association (November 13, 2015) and report directly to City Council on December 9, 2015.
The Planning and Growth Management Committee held a statutory public meeting on November 16, 2015, and notice was given in accordance with the Planning Act.
Origin
Summary
This report presents the final proposed policy framework for the Tippett Road Area Regeneration Study as directed by City Council at its meeting of July 7, 2015. The Tippett Road Area Regeneration Study was initiated to establish the required policy and development framework for the Area, including future land use designations. The study is now complete.
The study lands are generally bounded by Wilson Heights Boulevard, Wilson Avenue, Champlain Boulevard, Highway 401 and William R. Allen Road (See Attachment 1). These lands were redesignated as Regeneration Areas and Mixed Use Areas through the adoption of Official Plan Amendment No. 231 (OPA 231) which is now in full force and effect as it relates to this Regeneration Area. OPA 231 also established a Site and Area Specific Policy No. 387 (SASP 387) for the area that states that development will proceed in accordance with a framework to be established through a study of the area that addresses specific matters. SASP 387 is currently under appeal to the Ontario Municipal Board and is not in force.
This report recommends approval of an Official Plan Amendment to redesignate all lands within the Study Area that front on the north side of Wilson Avenue and all lands on the south side of Wilson Avenue which front Tippett Road to Mixed Use Areas. The balance of the lands within the Study Area is proposed to be redesignated to Neighbourhoods and Parks and Open Space Areas. The recommended Official Plan Amendment includes an amended SASP 387 that establishes the development framework for these lands.
The proposed policy framework will guide the redevelopment of the Study Area as a complete community with a fine grain network of streets, parks and open spaces, appropriate built form and uses, and a mix of housing including the provision of both ownership and rental affordable housing.
This report also recommends that further work be undertaken to develop detailed Urban Design/Public Realm Guidelines for the Study Area. The Urban Design/Public Realm Guidelines will provide specific direction related to the public realm, building location and organization including servicing and access, building massing and articulation, pedestrian amenities, possible locations for public art and noise attenuation from adjacent highways.
Background Information
https://www.toronto.ca/legdocs/mmis/2015/pg/bgrd/backgroundfile-85263.pdf
(October 26, 2015) Notice of Public Meeting to be Held by the Planning and Growth Management Committee (Under the Planning Act)
https://www.toronto.ca/legdocs/mmis/2015/pg/bgrd/backgroundfile-85264.pdf
Communications
(November 13, 2015) Letter from David Bronskill, Goodmans LLP, representing 4 and 6 Tippett Road (PG.New.PG8.6.2)
https://www.toronto.ca/legdocs/mmis/2015/pg/comm/communicationfile-57230.pdf
(November 12, 2015) Letter from Adam J. Brown, Sherman Brown Barristers and Solicitors representing Shiplake Management Corporation and Build Toronto (PG.New.PG8.6.3)
https://www.toronto.ca/legdocs/mmis/2015/pg/comm/communicationfile-57232.pdf
(November 13, 2015) Letter from Amber Stewart, Amber Stewart Law, representing 2 Tippett Road (PG.New.8.6.4)
https://www.toronto.ca/legdocs/mmis/2015/pg/comm/communicationfile-57299.pdf
(November 13, 2015) Letter from Nick Nicolaides, President, The Armour Gardens Community Association (PG.New.PG8.6.5)
https://www.toronto.ca/legdocs/mmis/2015/pg/comm/communicationfile-57331.pdf
Speakers
Nick Nicolaides, President, Armour Gardens Community Association
Robert Gallagher
Motions
That the letters from Adam Brown, Sherman Brown Barristers and Solicitors (November 12, 2015), David Bronskill, Goodmans LLP (November 13, 2015) and Nick Nicolaides, Armour Gardens Community Association (November 13, 2015) be referred to the Chief Planner and Executive Director, City Planning for consideration and reporting to the December 9, 2015 City Council meeting.
That Section 7.1 of Attachment 7 be amended by deleting 7.1a) and replacing it with the following:
"a. A portion of the total gross floor area on the lands north of Wilson Avenue will be used for non-residential purposes."