Item - 2018.EY31.4

Etobicoke York Community Council recommends that:

1.  City Council adopt Official Plan Amendment 419 substantially in accordance with the Draft Official Plan Amendment attached as Attachment 3 to the report (May 22, 2018) from the Director, Community Planning, Etobicoke York District.

2.  City Council authorize the City Solicitor to make such stylistic and technical changes to Official Plan Amendment 419 as may be required.

3.  City Council direct the Director of Community Planning, Etobicoke York District, to use Official Plan Amendment 419, High Park Apartment Neighbourhood Site and Area Specific Policy 551 in the evaluation of all new and current development proposals located within its boundaries.

4.  City Council direct the City Solicitor and appropriate City Staff to attend and support Official Plan Amendment 419 in its current form, should it be appealed to the Local Planning Appeal Tribunal (the "LPAT") within the statutory timeframe of the Planning Act.

Etobicoke York Community Council:

1.  Requested the Director, Community Planning, Etobicoke York District, to further consult with the community and stakeholders on Draft High Park Apartment Neighbourhood Area Urban Design Guidelines and report to the next meeting of the Etobicoke York Community Council with finalized Urban Design Guidelines for the High Park Apartment Neighbourhood.

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Etobicoke York Community Council held a statutory public meeting on June 6, 2018, and notice was given in accordance with the Planning Act.

This report presents the outcome of the City initiated High Park Apartment Neighbourhood Area Character Study, and the resulting proposed Official Plan Amendment No. 419 which includes the High Park Apartment Neighbourhood Site and Area Specific Policy No. 551.  This Site and Area Specific Policy provides a localized policy framework to guide change and compatible infill development that respects the existing and planned character of the study area.  These documents augment and implement the policies of the Official Plan, they are consistent with the Provincial Policy Statement (2014),  conform to Growth Plan for the Greater Golden Horseshoe (2017), and have regard for matters of provincial interest in Section 2 of the Planning Act.  

The High Park Apartment Neighbourhood Area is an established, stable residential apartment neighbourhood that is in close proximity to High Park to the south and is surrounded to the west, north and east by low rise residential designated Neighbourhoods.  The High Park Apartment Neighbourhood Area Character Study was initiated in response to the concern that the two significant intensification applications, made at the same time, and following the approval of another large development application, were at a level of intensification not anticipated for in this neighbourhood.  There was concern that the applications were not in keeping with the character of the area and that this neighbourhood required a more localized policy framework than is currently provided in the City's Official Plan.  The Official Plan has a provision that provides Council the ability to determine, at the earliest point in the process, whether a site and area specific policy needs to be created to deal with significant intensification.

The High Park Apartment Neighbourhood Area Character Study involved extensive community consultation and provided an evidence based approach and analysis to identifying the neighbourhood characteristics and attributes that define the High Park Apartment Neighbourhood. The findings of the study enabled staff to identify which character defining attributes required localized policies and guidelines to augment the direction of the City's Official Plan and various Guideline documents.

The proposed Official Plan Amendment 419 (OPA 419) and Site and Area Specific Policy 551 (SASP 551) for this area is predicated on this study's findings, guiding principles, results from community consultation, and an iterative policy development process which included a Community Working Group and City staff team. Proposed SASP 551 will guide change and compatible infill development within the High Park Apartment Neighbourhood Area that is sensitive to the character of the neighbourhood.  Area Specific Urban Design Guidelines will be developed through additional consultation to further implement the policies of SASP 551 and provide greater direction for the area.  

SASP 551 includes development criteria for three building typologies that have been determined through the study to be characteristic of this area. Staff testing of the SASP development criteria confirms that the infill criteria of the SASP are sensitive to the character of this area, while still allowing for appropriate infill opportunities in accordance with the policies of the Official Plan. 

The proposed Official Plan Amendment 419 (OPA 419), Site and Area Specific Policy 551 (SASP 551) is consistent with the Provincial Planning Policy Statement (2014) and conforms with the Growth Plan for the Greater Golden Horseshoe (2017) and has regard for matters of Provincial Interests in the Planning Act.

This report recommends adoption of Official Plan Amendment 419 High Park Apartment Neighbourhood Site and Area Specific Policy 551 amending the Official Plan.