Item - 2018.PG30.4

The Planning and Growth Management Committee:

1.  Adjourned the Special Public Meeting for Midtown in Focus: Final Report until July 5, 2018 together with the following Motion by Councillor Shiner:

"That:

1. City Council request the Director, Affordable Housing, the Director, Real Estate Services and the Transition Lead, Create TO to examine and support opportunities for affordable and market rental housing developments in the Yonge-Eglinton Secondary Plan area and report to the Affordable Housing Committee in the first half of 2019.

2. City Council direct the Chief Planner and Executive Director, City Planning, the General Manager, Parks, Forestry and Recreation and the Director, Real Estate Services to identify a site or sites which may be appropriate for acquisition as a new local park within the northeast quadrant of the Yonge-Eglinton Secondary Plan area.

3. City Council request that senior City Staff meet with senior staff in the Ministry of Education and the Ministry of Municipal Affairs to explore a funding strategy to meet the capital requirements of the Toronto District School Board in areas approved for growth which advance the Provincial objectives for growth within Urban Growth Centres to support local and timely provision of school facilities.

4.  City Council request that city staff and the Toronto District School Board identify potential sites to accommodate 800 pupils including near term opportunities to increase capacity north of Eglinton Avenue and report to City Council in the first quarter of 2019. 

5. City Council direct the Chief Planner and Executive Director, City Planning in partnership with the Chief Executive Officer, Toronto Transit Commission, to undertake an additional assessment of the impact of increased growth within the Yonge-Eglinton Secondary Plan Area and along the Yonge Street corridor, in conjunction with City Council's previous direction regarding EX25.1 from May 24, 25 and 26, 2017 pertaining to Line 1 capacity, and report back in the fourth quarter of 2019 with short and long term service improvements to ease crowding on Line 1 and consider delivering the Relief Line North and South as one undertaking.

6. City Council direct the Chief Planner and Executive Director, City Planning, to consider applying holding provisions for the provision of physical infrastructure and community service facilities where necessary as part of the zoning review for the lands identified on Map 21-2 of Attachment 1 of the report from the Chief Planner and Executive Director, City Planning dated May 24, 2018.

7. City Council direct the Chief Planner and Executive Director, City Planning, to consider applying holding provisions for the provision of physical infrastructure and community service facilities where necessary as part of any final reports or request for directions reports on rezoning applications submitted to the City for review prior to completion of the zoning review.

8. City Council amend the Yonge-Eglinton Secondary Plan in Attachment 1 attached to the report (May 24, 2018) from the Chief Planner and Executive Director, City Planning as follows:

a.  add " to those floors of a" in Policy 5.4.4 before "developments that include office, institutional and/or cultural uses" so that the policy reads as follows:

"The minimum and maximum permitted building heights are indicated in storeys. The overall heights of buildings will reflect a storey height of approximately three metres for residential uses and four metres for commercial or institutional uses; and a ground floor height of four to six metres depending on the local context and if loading is located integral to the building. The commercial storey height will only be applied to those floors of a development that include office, institutional and/or cultural uses."

b.    Amend Maps 21-11, 21-12 and 21-14 as follows:

- Add the existing height of the approved/constructed building on the properties municipally known as 178-192 Redpath Avenue and 170 Redpath Avenue;
- Amend the building type and height limit for the property 39-41 Roehampton Avenue to a Midtown Tall Buildings (Approved/Constructed) site with a maximum height limit of 46* storeys and 156.2 metres as per City Council's consideration of the Request for Directions Report dated May 10, 2018 for the Zoning Amendment Application on May 22, 23 and 24, 2018;
- Amend the height limit of the property known municipally as 55 Eglinton Avenue East to 50* storeys to reflect the settlement approved at the Ontario Municipal Board;
- Amend the building type for the property municipally known as 1982-1984 Yonge Street to a Midtown Mid-rise site with a maximum height limit of 8 storeys; and
- Amend the building type for the property municipally known as 31-33 Davisville Avenue to a Midtown Infill Apartment Neighbourhood Building and remove the 24-26 storey height limit.

c.  Add the following Site and Area Specific Policy in Chapter 7, Site and Area Specific Policies as follows:

On the lands known municipally as 17-19 Henning Avenue, the following additional policies will apply:

 
Underground parking that is associated with development on the lands at 90 Eglinton Avenue West is permitted;
Only a publicly accessible lane that includes landscaping, pedestrian access, and vehicular access, that is associated with the development on the lands at 90 Eglinton Avenue West is permitted above grade; and
An opaque barrier plus a landscaping strip deep enough to include trees will be provided at the northern perimeter. "

2.  Directed that no further notice be given.

3.  Requested the Chief Planner and Executive Director, City Planning to hold a further community consultation meeting on the Yonge-Eglinton Secondary Plan in Attachment 1 attached to the report (May 24, 2018) from the Chief Planner and Executive Director, City Planning, which meeting will be limited in scope to the issues identified in a and b below and report back to the continued Special Public Meeting on July 5, 2018 on the feedback received and potential amendments addressing the feedback with respect to:

a. Lowering building heights in the Soudan Apartment Neighbourhood, Eglinton Greenline, Yonge-Eglinton Crossroads and Red Path Park Street Loop Character Areas identified on Map 21-2 of Yonge-Eglinton Secondary Plan in Attachment 1 attached to the report (May 24, 2018) from the Chief Planner and Executive Director, City Planning; and

b. increasing employment opportunities in the Mixed Use  Areas "A" and "B" identified on Map 21-4 Yonge-Eglinton Secondary Plan in Attachment 1 attached to the report (May 24, 2018) from the Chief Planner and Executive Director, City Planning.

4. Requested the Chief Planner and Executive Director, City Planning to report back to the continued Special Public Meeting on July 5, 2018 on whether any amendments resulting from Recommendation 3 would still result in the Secondary Plan conforming with the Growth Plan 2017, be consistent with the Provincial Policy Statement and have regard to matters of provincial interest in Section 2 of the Planning Act.

5.  Requested the Chief Planner and Executive Director, City Planning to include in his further report to the continued Special Public Meeting on July 5, 2018 amendment to Maps 21-11 to 21-16 of the Yonge-Eglinton Secondary Plan in Attachment 1 attached to the report (May 24, 2018) from the Chief Planner and Executive Director, City Planning by also including building height limits in geodetic metres for all sites.

6.  Requested the Chief Planner and Executive Director, City Planning to report to the continued Special Public Meeting on July 5, 2018 on any additional amendments required to the Yonge-Eglinton Secondary Plan in Attachment 1 attached to the report (May 24, 2018) from the Chief Planner and Executive Director, City Planning to implement Recommendations 3 and 5 above.

7.  Requested the Chief Planner and Executive Director, City Planning to report to the continued Special Public Meeting on July 5, 2018 on the appropriate use of holding provisions to ensure the provision of infrastructure in the Yonge-Eglinton Secondary Plan area.

8.  Requested the Chief Planner and Executive Director, City Planning to amend the Yonge-Eglinton Secondary Plan in Attachment 1 attached to the report (May 24, 2018) from the Chief Planner and Executive Director, City Planning by adding the following new policy:

To provide for an appropriate range and mix of housing, housing that is affordable for low and moderate income households will be encouraged, or required where enabled by legislation, in all development exceeding 80 residential units as follows:

•     10% of the total residential gross floor area as Affordable Rental Housing; or

•     15% of the total residential gross floor area as Affordable Ownership Housing; or

•      a combination of the above.

The Planning and Growth Management Committee commenced a Statutory Special Public Meeting on June 7, 2018, and notice was given in accordance with the Planning Act.

This report recommends the adoption of a comprehensive new planning framework for the Yonge-Eglinton area in Midtown Toronto (Midtown). This report recommends adoption of amendments to the Official Plan and a new Yonge-Eglinton Secondary Plan (recommended Plan). The recommended Plan sets out a 25-year vision for Midtown that provides policy direction to ensure Midtown develops as a complete community, maintain the diversity of Midtown's neighbourhoods and integrate land use and infrastructure planning.

This report also recommends endorsement of the Midtown Parks and Public Realm Plan and Midtown Community Services and Facilities Strategy to inform and guide the provision of new and improved parks and community service facilities. The final outcomes of the Transportation and Municipal Servicing Infrastructure Assessments are summarized with physical infrastructure investment priorities identified to support future growth.

Growth and Change in Midtown

Midtown has experienced significant growth since the early 2000s, with development activity markedly accelerating in the past five years. Yonge-Eglinton Centre, at the heart of Midtown and already the most densely populated Urban Growth Centre in the Greater Golden Horseshoe, is poised to double in residential population as a result of approved and proposed development.

Development has benefitted from Midtown's existing assets, including a diversity of land uses and past investment in transit, parks, schools, community centres and other physical and social infrastructure. However, in the absence of an updated planning framework, the cumulative impacts of development risk compromising the character and liveability of Midtown and exceeding existing infrastructure capacity. 

A Clear and Comprehensive Policy Response for a Complex Community

The recommended Plan, the culmination of the multi-year Midtown in Focus study, provides clear and detailed direction to guide both intensification and priority infrastructure improvements. The recommended Plan sets the stage for updating zoning in the area and prioritizes improvements that will contribute to the creation and maintenance of Midtown as a complete community. This includes, among others, a connected network of parks and open spaces, improved active transportation options, expanding school and child care capacity and vibrant local employment and retail sectors.

The recommended Plan provides specific direction for the evolution of Midtown's diverse neighbourhoods, each with different development histories, scales and functions, which together serve the daily needs of a broad segment of residents, workers, students and other Torontonians.

Alignment and Consultation

The recommendations presented in this report build on previous initiatives undertaken in the area since 2012, including Eglinton Connects (2014), the Midtown in Focus: Parks, Open Space and Streetscape Plan (2014) and the associated Official Plan Amendment (OPA) adopted in 2015. The recommendations are informed by over three years of consultation and analysis, led by City Planning and supported by Parks, Forestry and Recreation, Toronto Water, Transportation Services and other divisions, agencies, boards and corporations.

Amendments to the Official Plan

The Official Plan policy framework for Midtown has not been comprehensively updated since 2002. The recommended Official Plan Amendment (Attachment 1) includes a new Yonge-Eglinton Secondary Plan as well as amendments to relevant policies and maps in the Official Plan. It is a comprehensive amendment that conforms to the Growth Plan for the Greater Golden Horseshoe, 2017, is consistent with the Provincial Policy Statement (2014) and has regard to matters of provincial interest identified in Section 2 of the Planning Act.

Following adoption by City Council, the OPA will be forwarded to the Minister of Municipal Affairs for approval under Section 26 of the Planning Act. This report recommends that the new Yonge-Eglinton Secondary Plan be used in the evaluation of current and future development applications during the approval period.

Parks and Public Realm Plan

In tandem with the Official Plan Amendment, this report presents the recommended Midtown Parks and Public Realm Plan for City Council's endorsement (Attachment 2).  The plan examines the need for parkland in Midtown and articulates a parks and public realm vision for the area. It sets out the priorities for improving public parks and streets and acquiring new parkland needed to serve Midtown's growing population. Together, the plan and associated Secondary Plan policies will guide public and private actions to develop an appropriate, inviting, well-programed network of public spaces to meet the needs of people living, working and visiting Midtown now and into the future.

Community Services and Facilities Strategy

The recommended Plan establishes policies on the timely provision of Community Service Facilities (CSF), including child care, schools, libraries, recreation centres and human services agencies. These policies support implementation of the Midtown Community Services and Facilities Strategy (Attachment 3), including priorities to preserve existing CSF space and projects and expand their provision in new and renewed facilities.

Transportation and Municipal Servicing Assessments

The Midtown in Focus study also included undertaking assessments for transportation and municipal servicing to identify potential infrastructure gaps and potential capital upgrades. The assessments addressed both existing conditions and future growth potential and identified capital upgrades and/or service improvements needed to sustain continued development in the area. Summaries of the outcomes of these assessments are provided in this report.

Implementation Strategies

Additional work is recommended to be undertaken to inform the implementation of the Midtown Parks and Public Realm Plan, Community Services and Facilities Strategy and outcomes of the Transportation and Municipal Servicing Assessments. The implementation strategies will address the scope, cost and timing for new and improved physical and social infrastructure in more detail and ensure that the necessary infrastructure improvements are coordinated.

This next phase of work is intended to ensure that the priorities are incorporated into the 10-year Capital Plan and identify the anticipated timing for other required infrastructure. The strategies will also be developed in consideration of other Council-directed priorities. These implementation strategies will link continued growth to the provision of adequate infrastructure.

Next Steps

Recommendations in this report identify next steps to support implementation of the Official Plan policy framework for Midtown, in addition to adoption of the OPA and endorsement of the Parks and Public Realm Plan and Community Services and Facilities Strategy. These include the following:

- Preparing Infrastructure Implementation Strategies for parks and the public realm, community services and facilities, transportation and municipal servicing;
Initiating a zoning review in accordance with the directions of the recommended Plan for identified lands;

- Undertaking a study of properties of heritage significance in the Mount Pleasant Village Character Area and Glebe Manor Estates as a potential Heritage Conservation District;

- Reviewing the technical feasibility of decking and redevelopment of the Davisville Yard and decking over the open subway trench located west of Yonge Street for new park space;

- Preparing a By-law to amend Chapter 415 of the Municipal Code to enact an alternative requirement for parkland provision for the Yonge-Eglinton Secondary Plan area in accordance with the permissions under Section 42 of the Planning Act; and

- Initiating a study of multi-modal access opportunities from Midtown to the Downtown, including dedicated cycling facilities and improved bus service, as well as a parallel on-street parking review.

 
Division heads and staff from CreateTO, Financial Planning, Parks, Forestry and Recreation, Toronto Parking Authority, Toronto Water, Transportation Services, Toronto Transit Commission and other City divisions were consulted on the recommendations in this report.