Item - 2015.PG8.6

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.

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.