Item - 2018.PG27.3

The Planning and Growth Management Committee recommends that:  

1. City Council endorse the proposed modifications to Official Plan Amendment (OPA) 231 Site and Area Specific Policy (SASP) 426, in Attachment 1 to the report (February 9, 2018) from the Acting Chief Planner and Executive Director, City Planning.

2. City Council direct City Planning staff to forward the City-initiated request to modify Site and Area Specific Policy (SASP) 426 to the Minister of Municipal Affairs for approval as required under Section 26 of the Planning Act.

The Planning and Growth Management Committee:

1.  Requested the Acting Chief Planner and Executive Director, City Planning, in consultation with appropriate City Divisions and agencies, to include updates on the following matters in his next report on Unilever Precinct to the Planning and Growth Management Committee:

a. CreateTO's process to advance planning as the development lead for the City's lands within the Unilever Precinct and how the work will be coordinated with City Planning and other Divisions and including timelines;

b. principles and policies related to provision for film friendly design in streets, open spaces and buildings; and

c. develop a process to identify opportunities for cultural sector-focused adaptive reuse of the listed heritage buildings at 433 Eastern Avenue, in the event that municipal yard functions are relocated, led by the General Manager, Economic Development and Culture, together with the Acting Chief Planner and Executive Director, City Planning and the Director, Real Estate Services and in consultation with the local Councillor.

The Planning and Growth Management Committee held a statutory public meeting on February 22, 2018, and notice was given in accordance with the Planning Act.

In December 2013, City Council adopted Official Plan Amendment 231 (OPA 231) following the Five-Year Official Plan and Municipal Comprehensive Review regarding employment lands across the City. First Gulf Don Valley Limited, Don Valley Booth Limited, Don Valley Eastern IV Limited and Don Valley Eastern Limited (collectively "First Gulf") are parties in the Ontario Municipal Board hearing process related to OPA 231, including Site and Area Specific Policy 426 (SASP 426), which applies to lands in First Gulf's ownership.

This report provides information regarding proposed City-initiated modifications to SASP 426. The proposed modifications are intended to modernize the language of the SASP to reflect the 2017 Growth Plan's Employment policies in support of providing an appropriate mix of non-residential amenities to serve the workforce in office areas; clarify that employment use permissions and requirements also encompass adjoining lands now also in First Gulf's ownership; and permit additional non-residential land uses that will serve and provide amenities to employment uses within the Unilever Precinct (for the First Gulf lands, and with provision to extend to other adjoining lands including those in the City and Enbridge's ownership).

The report recommends that these proposed modifications be forwarded to the Minister of Municipal Affairs for approval.  At the time of the Ministerial Decision on the majority of OPA 231, a Decision was withheld on SASP 426 (along with other SASPs in the Lower Don Special Policy Area (SPA)).  It is desirable that a future Ministerial Decision on SASP 426 bring into force the proposed modified SASP. 

This report recommending modifications to SASP 426 reflects early policy recommendations emerging from the Unilever Precinct Planning Study and review of First Gulf's applications, particularly in relation to uses which will support and provide non-residential amenities to this urban office district.  Subsequent reporting in the second quarter of 2018 will advance the broader set of implementing policy instruments, however a Ministerial Decision on SASP 426 is a precursor to these further implementing policies.  Given the Ontario Provincial electoral cycle, the opportunity for a Ministerial Decision on this matter is early spring 2018.  Council's endorsement of the attached modifications and authorization to staff to forward the updated SASP 426 to the Minister is a necessary step to ensure future implementing planning instruments can be advanced.