Item - 2021.PH27.5

Tracking Status

PH27.5 - Our Plan Toronto: Major Transit Station Area Draft Delineations - Lower Density Target Requests

Decision Type:
ACTION
Status:
Amended
Wards:
1 - Etobicoke North, 3 - Etobicoke - Lakeshore, 4 - Parkdale - High Park, 7 - Humber River - Black Creek, 8 - Eglinton - Lawrence, 15 - Don Valley West, 16 - Don Valley East, 25 - Scarborough - Rouge Park

Committee Decision

The Planning and Housing Committee:

 

1. Authorized the Chief Planner and Executive Director, City Planning to use the draft Official Plan Amendment, attached as Attachment 2 to the report (September 30, 2021) from the Chief Planner and Executive Director, City Planning as a basis for consultation and bring forward a Final Report by the second quarter of 2022.

  

2. Requested the Chief Planner and Executive Director, City Planning to consider opportunities to include higher density targets where environmentally feasible to meet the Provincial targets.

Decision Advice and Other Information

The Manager, Strategic Initiatives, Policy and Analysis, City Planning gave a presentation on Our Plan Toronto: Major Transit Station Area Draft Delineations - Lower Density Target Requests. 

Origin

(September 30, 2021) Report from the Chief Planner and Executive Director, City Planning

Summary

In June 2020, City Planning initiated the Growth Plan Conformity and Municipal Comprehensive Review ("the MCR") which includes the delineation of 180+ potential Major Transit Station Areas (MTSAs) to meet Provincial intensification requirements by July 2022. A subset of MTSAs will be identified as Protected Major Transit Station Areas (PMTSAs), where inclusionary zoning By-laws can be implemented. An equity lens is being applied to this work program that prioritizes the delineation of PMTSAs to enable the implementation of inclusionary zoning as an affordable housing tool, where market conditions could support it.

 

This report will be the basis for consultation of draft Official Plan Amendment (OPA) 544, which includes 11 potential MTSAs and their corresponding Site and Area Specific Policies (SASPs).

 

Preliminary analysis of 180+ potential MTSAs demonstrated that 11 (6% of all MTSAs) would generally not be appropriate areas to dramatically increase density in the absence of a completed local area study. These 11 potential MTSAs cannot meet the Growth Plan (2019) density targets and are eligible for lower targets due to: development constraints related to overlap with the City's Green Space System; and/or a station with high ridership where there is limited density (people and jobs). In the case of stations where post-secondary institutions are located, students are not included as either "people or jobs" in the Province's growth forecast method, but the institution is considered a major trip generator.

 

Seven of these 11 draft MTSAs have been identified as potential PMTSAs, as they are within areas of high growth and strong market conditions. Within developable lands of these PMTSAs the City will look to implement inclusionary zoning By-laws to secure new affordable housing as part of the development review process.

 

The draft MTSA delineations within the SASPs are based on a walking analysis. Parcels within an estimated 10-minute walk (approximately 500 – 800 m walking) to the station are included within the draft delineated area. Staff's preliminary analysis also included identifying accessible connections and barriers for those with mobility impairments. Each draft MTSA identifies minimum targets for people and jobs per hectare based on the following Council-approved development framework: in effect Official Plan land use designations within the identified areas; as-of-right zoning by-law permissions; density permissions included in secondary plans; and approved developments that have not yet been built.

 

Planning staff will use the draft MTSAs as the basis for consultation, prior to advancing a Final Report for City Council's consideration in the second quarter of 2022. The Minister of Municipal Affairs and Housing is the approval authority for MTSAs with lower density targets, and for the delineation of PMTSAs. There is no appeal of the Minister's decision.

Background Information

(September 30, 2021) Report and Attachments 1, 3 and 4 from the Chief Planner and Executive Director, City Planning on Our Plan Toronto: Major Transit Station Area Draft Delineations - Lower Density Target Requests
https://www.toronto.ca/legdocs/mmis/2021/ph/bgrd/backgroundfile-171495.pdf
Attachment 2: Draft OPA 544 - Lower Density Target MTSAs
https://www.toronto.ca/legdocs/mmis/2021/ph/bgrd/backgroundfile-171539.pdf
(October 18, 2021) Presentation on Our Plan Toronto: Major Transit Station Area Draft Delineations - Lower Density Target Requests
https://www.toronto.ca/legdocs/mmis/2021/ph/bgrd/backgroundfile-172198.pdf

Communications

(October 14, 2021) E-mail from Andy Choles, Board Member, Long Branch Neighbourhood Association (PH.New)
https://www.toronto.ca/legdocs/mmis/2021/ph/comm/communicationfile-137494.pdf
(October 14, 2021) E-mail from Jacob Dawang (PH.New)
(October 14, 2021) E-mail from Andrew Dodds (PH.New)
(October 15, 2021) E-mail from Bilal Akhtar (PH.New)
(October 15, 2021) E-mail from More Neighbours Toronto (PH.New)
https://www.toronto.ca/legdocs/mmis/2021/ph/comm/communicationfile-137533.pdf
(October 15, 2021) E-mail from Stephanie Chris (PH.New)
(October 15, 2021) E-mail from Ron Jamieson (PH.New)
(October 15, 2021) Letter from Christine Mercado and Judy Gibson, Long Branch Neighbourhood Association (PH.New)
https://www.toronto.ca/legdocs/mmis/2021/ph/comm/communicationfile-137510.pdf
(October 15, 2021) E-mail from John McDonald (PH.New)
(October 17, 2021) Letter from Sheila Carnichael (PH.New)
(October 18, 2021) Letter from Gautam Mukherjee and Cary Nicoll (PH.New)

Speakers

Ron Jamieson
Andy Choles

Motions

1 - Motion to Amend Item moved by Councillor Kristyn Wong-Tam (Carried)

That:

  

1. The Planning and Housing Committee request the Chief Planner and Executive Director, City Planning to consider opportunities to include higher density targets where environmentally feasible to meet the Provincial targets.


2 - Motion to Adopt Item as Amended moved by Councillor Ana Bail„o (Carried)
Source: Toronto City Clerk at www.toronto.ca/council