Item - 2018.PG31.7

The Planning and Growth Management Committee recommends that:

1. City Council amend Official Plan Amendment No. 405 in Attachment 1 to the report (May 24, 2018) from the Chief Planner and Executive Director, City Planning by adding 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:

a. Underground parking that is associated with development on the lands at 90 Eglinton Avenue West is permitted;

b. 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

c. An opaque barrier plus a landscaping strip deep enough to include trees will be provided at the northern perimeter. 

2. City Council amend Official Plan Amendment No. 405 in Attachment 1 to the report (May 24, 2018) from the Chief Planner and Executive Director, City Planning by:

a. revising Maps 2 and 4 of Schedule II to remove the re-designation of Neighbourhoods to Mixed Use Areas for the properties municipally known as 1747 to 1785 Bayview Avenue; and

b. revising Map 21-4 of the Yonge-Eglinton Secondary Plan by removing the land use designation on the properties municipally known as 1747 to 1785 Bayview Avenue.

3. City Council amend Map 21-14 of the Yonge-Eglinton Secondary Plan in Attachment 1 to the report (May 24, 2018) from the Chief Planner and Executive Director, City Planning by reducing the height limits for Midtown Tall Buildings with height limits exceeding 15 storeys in the Davisville Apartment Neighbourhood Character Area and Davisville Station Character Areas to 15 storeys.

4. City Council adopt Option 3 – 20 and 15 storeys – included as Attachment 3 to the report (June 26, 2018) from the Chief Planner and Executive Director, City Planning as the height limits for new tall buildings in the Soudan Apartment Neighbourhood, Eglinton Green Line, Yonge-Eglinton Crossroads and Red Path Park Street Loop Character Areas.

5. City Council amend the Yonge-Eglinton Secondary Plan in Attachment 1 to the report Midtown in Focus: Final Report (May 24, 2018) from the Chief Planner and Executive Director, City Planning, in accordance with Option 3 - 20 and 15 storeys - set out in Recommendation 4 above with the required amendments itemized in Attachment 3 to the report (June 26, 2018) from the Chief Planner and Executive Director, City Planning.

6. City Council amend the Yonge-Eglinton Secondary Plan in Attachment 1 to the Midtown in Focus: Final Report (May 24, 2018) from the Chief Planner and Executive Director, City Planning in accordance with the amendments identified in Attachments 4 and 5 to the report (June 26, 2018) from the Chief Planner and Executive Director, City Planning.

7. City Council amend the Official Plan in accordance with the recommended Official Plan Amendment in Attachment 1 to the report (May 24, 2018) Chief Planner and Executive Director, City Planning, and as amended by Recommendations 1-6 above.

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

9. City Council authorize the Chief Planner and Executive Director, City Planning, to seek the approval of the Minister of Municipal Affairs of Ontario of the Official Plan Amendment in Attachment 1, as amended, to the report (May 24, 2018) Chief Planner and Executive Director, City Planning under Section 26 of the Planning Act.

10. City Council resolve and declare that the Official Plan Amendment attached as Attachment 1, as amended, to the report (May 24, 2018) Chief Planner and Executive Director, City Planning, conforms to the Growth Plan for the Greater Golden Horseshoe, 2017, has regard to matters of Provincial interest listed in Section 2 of the Planning Act and is consistent with the Provincial Policy Statement, 2014 issued under Section 3 of the Planning Act.

11. City Council direct the Chief Planner and Executive Director, City Planning, to initiate a zoning review for the lands identified on Map 21-2 of Attachment 1 to the report (May 24, 2018) Chief Planner and Executive Director, City Planning.

12. City Council direct the Chief Planner and Executive Director, City Planning, to undertake a study of the Glebe Manor Estates from Yonge Street to Bayview and from Millwood Road to Manor Road as a potential Heritage Conservation District under Section 40.(1) of the Ontario Heritage Act.

13. City Council direct the Chief Planner and Executive Director, City Planning, to prepare heritage guidelines and/or best practices for development on a main street property listed on the City's Heritage Register or properties with potential cultural heritage value located in the Midtown Villages and identified on Map 21-11 of Attachment 1 to the report (May 24, 2018) Chief Planner and Executive Director, City Planning.

14. City Council endorse the Midtown Parks and Public Realm Plan, dated May 2018, attached as Attachment 2 to the report (May 24, 2018) Chief Planner and Executive Director, City Planning, to guide parkland acquisitions and improvements in Midtown.

15. City Council request that the Chief Planner and Executive Director, City Planning, the General Manager, Parks, Forestry and Recreation, the Toronto Transit Commission and CreateTO, in consultation with the Interim Chief Financial Officer, undertake a Technical Feasibility Review of decking over the open subway trench located between Chaplin Crescent and Berwick Avenue for a new, major linear park space, which will address the following:

a. Engineering feasibility of decking over the subway trench;

b. Class 4 cost estimates for construction of the Subway Trench Park;

c. Funding options, with an emphasis on growth-related revenue sources that minimize debt-financing requirements for the potential park; and

d. Partnership strategy to encourage corporate and community partners to participate in the planning and funding for the construction, programming, operations and maintenance of the Subway Trench Park.

16. City Council request that the Chief Planner and Executive Director, City Planning, the Toronto Transit Commission and CreateTO, undertake a Special Study to explore decking over the Davisville Yard, which will address the following:

a. Engineering review, including functional servicing, decking feasibility, load bearing capability, storm water management and vibration of decking;

b. Review of on-site TTC facility requirements;

c. Land use and built form review that prioritizes office, institutional and cultural uses and delivers a new signature public park; and

d. Development of a business plan that will include a review of potential revenue generated by the introduction of new uses and other tools that may be needed to finance decking over the Yard.

17. City Council direct the Chief Planner and Executive Director, City Planning, and the General Manager, Parks, Forestry and Recreation, to advance the preparation of a by-law by the second quarter of 2019 that will amend the Municipal Code (Chapter 415) to enact an alternative requirement for parkland provision for the Yonge-Eglinton Secondary Plan area in accordance with Section 42 of the Planning Act and in consultation with the development industry and other stakeholders.

18. City Council endorse the Midtown Community Services and Facilities Strategy, attached as Attachment 3 to the report (May 24, 2018) Chief Planner and Executive Director, City Planning, to inform the development application review process and to guide the development of an Implementation Strategy and provision of community service facilities in Midtown.

19. City Council request that the Chief Planner and Executive Director, City Planning, the General Manager, Transportation Services, and the Toronto Transit Commission, study multi-modal access between Midtown and Downtown, including identifying north-south corridors for improved surface transit priority routes and for dedicated cycling facilities, and bring forward recommended additions to the Midtown cycling network, including the feasibility, timing and cost of dedicated cycling facilities, as part of the 10 Year Cycling Network Plan update.

20. City Council request that the Toronto Parking Authority undertake an on-street parking review in conjunction with the multi-modal access study and Transportation Infrastructure Implementation Strategy.

21. City Council request that the Interim Deputy City Manager, Cluster B, the Interim Deputy City Manager, Cluster A, the Interim Chief Financial Officer, Director, Real Estate Services, and the Toronto Public Library, in consultation with other appropriate Divisions and Agencies to coordinate and prepare Infrastructure Implementation Strategies for:

a. the Midtown Parks and Public Realm Plan;

b. the Midtown Community Services and Facilities Strategy;

c. municipal servicing (water, wastewater and stormwater) capital upgrades in coordination with improvements required to the public street network; and

d. transportation-related infrastructure upgrades required to support continued growth and intensification in Midtown. 

22. 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.

23. 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.

24. 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.

25.  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. 

26. 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.

27. 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 to the report (May 24, 2018) from the Chief Planner and Executive Director, City Planning.

28. 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.

29. City Council direct the Chief Planner and Executive Director, City Planning, and the General Manager, Parks, Forestry and Recreation, to report in the second quarter of 2019 on the allocation of cash-in-lieu payments as part of the preparation of the alternative parkland dedication by-law for the Yonge-Eglinton Secondary Plan area.

 The Planning and Growth Management Committee:

1.  Directed the Chief Planner and Executive Director, City Planning, and the City Solicitor to report directly to the July 23rd, 2018 City Council meeting with respect to all City-owned lands located within the Yonge-Eglinton Secondary Plan area for the purpose of identifying opportunities for the provision of parkland and other city-building priorities. 

2.  Requested the Chief Planner and Executive Director, City Planning in consultation with the City Solicitor to report directly to Council on planning tools including any changes that may be required to the Planning Act to place a pause on development in the Yonge-Eglinton Secondary Plan area to enable the development of hard and soft infrastructure required to support both the existing and projected population in the Second Plan Area.

Recessed its public session to meet in closed session to consider this item as it relates to litigation or potential litigation, including matters before administrative tribunals, affecting the municipality or local board.

Commenced a Statutory Special Public Meeting on June 7, 2018, that ended on July 5, 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.  

At its meeting on June 7, 2018, Planning and Growth Management Committee (PGMC) adjourned the Statutory Special Public Meeting for the recommended Official Plan Amendment for the Yonge-Eglinton area. At this meeting, PGMC directed staff to host a further community consultation meeting to solicit feedback from the public on:

Lowering building heights in the Soudan Apartment Neighbourhood, Eglinton Green Line, Yonge-Eglinton Crossroads and Redpath Park Street Loop Character Areas; and
Increasing employment opportunities in areas with a proposed Mixed Use Areas "A" and "B" designation on Map 21-4 of the recommended Yonge-Eglinton Secondary Plan area.
 

PGMC requested that City Planning staff report to the July 5, 2018 PGMC meeting on the feedback received at the community consultation meeting held on June 21, 2018, potential amendments to the Yonge-Eglinton Secondary Plan to address the feedback and whether the potential amendments would continue to conform with the Growth Plan, be consistent with the Provincial Policy Statement (PPS) and have regard to matters of provincial interest in Section 2 of the Planning Act. PGMC also requested City Planning staff to report to the July 5, 2018 PGMC meeting on:

-Including building height limits on Maps 21-11 to 21-16 in geodetic metres for all sites in the recommended Yonge-Eglinton Secondary Plan and other amendments required to the Secondary Plan as a result; and

-The appropriate use of holding provisions to ensure the provision of infrastructure in the Yonge-Eglinton Secondary Plan area.
 

This supplementary report summarizes the outcomes of the community consultation meeting. As requested by PGMC, this report provides potential amendments (building height options) for the four Character Areas for the Committee's consideration, inclusive of additional amendments required to the Yonge-Eglinton Secondary Plan to implement the options. The report also addresses amendments to the Permitted Building Type and Height Limits Maps to include building height limits in geodetic metres in addition to storeys and other associated amendments. Finally, this report comments on the appropriate use of holding provisions for the provision of infrastructure.  

Building height options for the Committee's consideration and associated amendments to the Secondary Plan are described in the Comments section and outlined in Attachment 1, 2 and 3 of this report. Attachment 4 to this report itemizes amendments to implement building heights in geodetic metres. Attachment 5 summarizes additional amendments requested by PGMC at its June 7, 2018 meeting, as well as additional, minor technical amendments to the Secondary Plan identified by staff. Attachment 6 provides a detailed summary of the feedback received at the community consultation meeting held on June 21, 2018.