3/27/031 The City of Toronto’s New Official Plan - A Land Use Strategy © Prepared by: Stephen Fagyas, M.C.I.P., R.P.P. Tel: 416.712.9309 [email protected].

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The City of Toronto’s New Official The City of Toronto’s New Official Plan - A Land Use Strategy Plan - A Land Use Strategy ©©

Prepared by: Stephen Fagyas, M.C.I.P., R.P.PPrepared by: Stephen Fagyas, M.C.I.P., R.P.P. .

Tel: 416.712.9309 [email protected]: 416.712.9309 [email protected]

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Course Objectives Course Objectives OP Context within the Planning ActOP Context within the Planning Act How does it fit in the Development How does it fit in the Development

Process?Process? Relationship with the Zoning By-law, Relationship with the Zoning By-law,

Site Plan ApprovalSite Plan Approval Features of Toronto New Official PlanFeatures of Toronto New Official Plan Constraints and Opportunities for Constraints and Opportunities for

RealtorsRealtors

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Introductions Introductions Stephen FagyasStephen Fagyas

Urban PlannerUrban Planner Public/Private Sector experiences Public/Private Sector experiences Bring perspectives on real estate/land use Bring perspectives on real estate/land use

matters in most provinces and territories.matters in most provinces and territories. Canada Post/Air Canada Centre site; Canada Post/Air Canada Centre site;

Sheppard Subway stations development; Sheppard Subway stations development; 2100 A in Orlando Florida; Variances for 2100 A in Orlando Florida; Variances for mom’s house. mom’s house.

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Hierarchy of Planning Hierarchy of Planning Ontario Planning Act

Ontario Municipal Board

Regional Official Plan

Official Plan

Secondary/Nghd Plans

Provincial Planning Policy Statement

Zoning By-laws

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THE PLANNING ACT THE PLANNING ACT

The Planning ActThe Planning Act sets out the sets out the ground rules for land use planning ground rules for land use planning in Ontario and describes how land in Ontario and describes how land uses may be controlled, and who uses may be controlled, and who may control themmay control them. .

The act is legislation passed by your The act is legislation passed by your elected provincial representatives!elected provincial representatives!

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The Act provides the basis for:The Act provides the basis for: considering provincial considering provincial

interestsinterests establishing local planning establishing local planning

administrationadministration regulating and controlling regulating and controlling

land usesland uses dividing land into separate dividing land into separate

lots lots ensuring the rights of local ensuring the rights of local

citizens to be notified citizens to be notified about planning proposals. about planning proposals.

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What is the Provincial Role?What is the Provincial Role?

promotes provincial interestspromotes provincial interests provides one-window planning provides one-window planning

serviceservice administers local planning controls administers local planning controls

and gives the approval where and gives the approval where requiredrequired

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What is the Provincial Policy Statement?What is the Provincial Policy Statement?

The Planning Act provides The Planning Act provides that the Minister of that the Minister of Municipal Affairs and Municipal Affairs and Housing may issue Housing may issue provincial statements on provincial statements on matters related to land matters related to land use planning that are of use planning that are of provincial interest. provincial interest.

Recognizes that there are Recognizes that there are complex inter-complex inter-relationships among relationships among environmental, economic environmental, economic and social factors in land and social factors in land use planning.use planning.

Environment

Economic Social

Environment

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What is the Municipal Role?What is the Municipal Role? makes local planning makes local planning

decisions that will decisions that will determine the future determine the future of communities. of communities.

prepares planning prepares planning documents:documents:

-Official Plans -Official Plans

-Secondary Plans-Secondary Plans

-Design Guidelines-Design Guidelines

-Zoning By-laws -Zoning By-laws

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What is an Official Plan?What is an Official Plan?

An official plan describes your An official plan describes your local or county or regional local or county or regional council's council's policiespolicies on how land in on how land in your community should be used your community should be used

An official plan deals mainly An official plan deals mainly with land use issueswith land use issues

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Official Plan Content Official Plan Content

OFFICIAL PLAN

Location of new housing, industry,

offices and commercial

Location of Infrastructure:

roads, water mains, sewers, park,

schools

Timing and Phasing

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Why do you need an official plan?Why do you need an official plan?

lets the public know what the municipality's general land use lets the public know what the municipality's general land use planning policies are planning policies are

makes sure that growth is coordinated and meets your community makes sure that growth is coordinated and meets your community needs needs

helps all members of your community understand how their land helps all members of your community understand how their land can be used now and in the future can be used now and in the future

provides a framework for setting local regulations and standards, provides a framework for setting local regulations and standards, like the size of lots and height of buildings like the size of lots and height of buildings

provides a way to evaluate and settle conflicting land uses while provides a way to evaluate and settle conflicting land uses while meeting local, regional and provincial interests meeting local, regional and provincial interests

shows your council's commitment to the planned growth of your shows your council's commitment to the planned growth of your community community

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How important is an Official Plan?How important is an Official Plan?

Once an official plan is in Once an official plan is in effect, it guides all of the effect, it guides all of the municipality's planning municipality's planning decisionsdecisions

What does it mean?What does it mean?

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How can an Official Plan be changed ?How can an Official Plan be changed ?

Application to Application to MunicipalityMunicipality

-Time -Time -Effort-Effort -Money -Money

Appeals to the Appeals to the Ontario Municipal Ontario Municipal Board (OMB) can Board (OMB) can be made in be made in different waysdifferent ways: :

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Appeals are a serious matter!Appeals are a serious matter!

It can take considerable time and effort It can take considerable time and effort and in some cases, and in some cases, moneymoney for everyone for everyone involved. A hearing may last only a few involved. A hearing may last only a few hours if the matter is quite simple, but for hours if the matter is quite simple, but for more complicated matters, a hearing can more complicated matters, a hearing can last for several days or even weeks or last for several days or even weeks or months. months.

The OMB will make a decision based on The OMB will make a decision based on the facts presented at a hearing. the facts presented at a hearing.

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The New Official Plan—What should the The New Official Plan—What should the

TorontoToronto of of tomorrowtomorrow look like? look like?

ISSUES ADDRESSED:ISSUES ADDRESSED:

Transportation (ranks highest in issues)Transportation (ranks highest in issues) The economic and social implications of lost The economic and social implications of lost

time and hampered mobility;time and hampered mobility; The negative environmental effects of The negative environmental effects of

automobile dependency and; automobile dependency and; The impact on the City’s overall quality of lifeThe impact on the City’s overall quality of life. .

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Issues continuedIssues continued

HousingHousing1.1. The need to address affordability, The need to address affordability,

more choice and social housing. more choice and social housing. 2.2. People want more housing options People want more housing options

in terms of type, location and in terms of type, location and affordability.affordability.

HomelessnessHomelessness1.1. In your face homelessness In your face homelessness

pressing issue.pressing issue.

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Issues Issues continuedcontinued

EnvironmentEnvironment

1.1. Deteriorating environmental features, e.g. Deteriorating environmental features, e.g. Beaches, Ravines. Beaches, Ravines.

2.2. Air quality Air quality 3.3. Protections of Natural Areas for future Protections of Natural Areas for future

generationsgenerations

The City’s AppearanceThe City’s Appearance 1.1. Overall deteriorating appearance of City, issues Overall deteriorating appearance of City, issues

of cleanliness, safety, and beauty of built form.of cleanliness, safety, and beauty of built form.

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Issues continuedIssues continued

NeighbourhoodsNeighbourhoods

1.1. Protection of neighborhoods characteristics. Protection of neighborhoods characteristics. 2.2. Ensure continued quality of life in neighborhoods.Ensure continued quality of life in neighborhoods.3.3. Making careful choices about how change occurs. Making careful choices about how change occurs.

The EconomyThe Economy

1.1. Ensure the Economic Competitiveness of the City Ensure the Economic Competitiveness of the City –a place to live, work, and invest. –a place to live, work, and invest.

2.2. Ensure City is investing into the necessary Ensure City is investing into the necessary infrastructure to sustain economic infrastructure to sustain economic competitivenesscompetitiveness. .

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Issues continuedIssues continued

Planning PoliciesPlanning Policies 1.1. Streamline development policies.Streamline development policies.2.2. Regulations be more flexible to permit more mix of land uses.Regulations be more flexible to permit more mix of land uses.3.3. More restrictive zoning and bldg. standards in order to attain More restrictive zoning and bldg. standards in order to attain

certainty about land use. certainty about land use.

Growth and ChangeGrowth and Change 1.1. Accommodating growth in terms of population and employment. Accommodating growth in terms of population and employment. 2.2. Increasing densities to facilitate transit. Increasing densities to facilitate transit. 3.3. Offer more employment and housing choices to compete with Offer more employment and housing choices to compete with

905 area. 905 area. 4.4. Need to balance infrastructure utilization vs. maintaining Need to balance infrastructure utilization vs. maintaining

neighbourhood character. neighbourhood character.

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Issues continuedIssues continued

Municipal ServicesMunicipal Services

Maintenance of existing Maintenance of existing level of municipal level of municipal services and programs. services and programs.

Greater Toronto AreaGreater Toronto Area

Expand the cooperation Expand the cooperation between the 905 regions between the 905 regions surrounding the City.surrounding the City.

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Assumptions in Preparing the New PlanAssumptions in Preparing the New Plan

City wants to attract more people and jobs to City wants to attract more people and jobs to Toronto Toronto

Plan puts forward a framework how it will be Plan puts forward a framework how it will be accommodated: a land use policy outlining accommodated: a land use policy outlining where growth will happen and what locations; where growth will happen and what locations; protection policy of what has to be preserved and protection policy of what has to be preserved and protected. protected.

The plan acknowledges that growth is good for The plan acknowledges that growth is good for the City and recognized that:the City and recognized that:1. Growth is a catalyst with spin off benefits for 1. Growth is a catalyst with spin off benefits for the greater public good.the greater public good.

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Assumptions in Preparing the New PlanAssumptions in Preparing the New Plan

2. More people means greater economic activity 2. More people means greater economic activity and greater tax revenue. and greater tax revenue.

3. Young families are a prerequisite growth 3. Young families are a prerequisite growth component. component.

4. Growth results in “critical mass” with new 4. Growth results in “critical mass” with new opportunities.opportunities.

5.Growth in City means more growth for the 5.Growth in City means more growth for the region and the City.region and the City.

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Assumptions in Preparing the New PlanAssumptions in Preparing the New Plan

City will strategically direct growth!City will strategically direct growth!

-vast areas of the City will not accommodate -vast areas of the City will not accommodate growth or change; residential neighborhoods, growth or change; residential neighborhoods, open space areas, established employment open space areas, established employment areas.areas.

Change can occur only if change reflects or Change can occur only if change reflects or enhances the existing character. enhances the existing character.

Up to 1 Million additional people to be Up to 1 Million additional people to be accommodated. accommodated.

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Assumptions in Preparing the New PlanAssumptions in Preparing the New Plan

The Official Plan The Official Plan sets outsets out areas to areas to become focal point become focal point for new for new employment and employment and residences. residences.

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Areas of Potential Investment OpportunitiesAreas of Potential Investment Opportunities AVENUES AVENUES CENTRES (North York City Centre)CENTRES (North York City Centre) EMPLOYMENT AREAS (Scarborough)EMPLOYMENT AREAS (Scarborough) RAPID TRANSIT STATIONS AND GO/TTC RAPID TRANSIT STATIONS AND GO/TTC

CONNECTIONS(Kipling Station)CONNECTIONS(Kipling Station) LARGE VACANT PARCELS (South LARGE VACANT PARCELS (South

Etobicoke)Etobicoke) DOWNTOWNDOWNTOWN CENTRAL WATERFRONT CENTRAL WATERFRONT

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Areas of Potential Investment OpportunitiesAreas of Potential Investment Opportunities

AVENUES AVENUES

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Areas of Potential Investment OpportunitiesAreas of Potential Investment Opportunities

Centres Centres

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Areas of Potential Investment OpportunitiesAreas of Potential Investment Opportunities

Employment areas Employment areas

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Areas of Potential Investment OpportunitiesAreas of Potential Investment Opportunities

Rapid Transit Rapid Transit Stations & GO/TTC Stations & GO/TTC Connections Connections

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Areas of Potential Investment Areas of Potential Investment Opportunities Opportunities

Large Vacant ParcelsLarge Vacant Parcels

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Areas of Potential Investment Opportunities Areas of Potential Investment Opportunities

Downtown Downtown

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Areas of Potential Investment Opportunities Areas of Potential Investment Opportunities

Central Waterfront Central Waterfront

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Clear Land Use DesignationsClear Land Use Designations

Prior to Amalgamation, 7 OPs with 112 land use Prior to Amalgamation, 7 OPs with 112 land use designations and 1,500 site specific amendments designations and 1,500 site specific amendments

New OP has 8 land use designations New OP has 8 land use designations 1.1. Neighbourhood AreasNeighbourhood Areas2.2. Apartment AreasApartment Areas3.3. Mixed Use AreasMixed Use Areas4.4. Parks and Open SpaceParks and Open Space5.5. Regenerations AreasRegenerations Areas6.6. Utility Corridor AreasUtility Corridor Areas7.7. Employment Areas Employment Areas 8.8. Institutional Areas Institutional Areas For Each Designation the plan sets out the uses For Each Designation the plan sets out the uses

permitted; strategic objectives; and policies and criteria permitted; strategic objectives; and policies and criteria used to evaluate proposals.used to evaluate proposals.

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Urban Structure Proposed Urban Structure Proposed

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City Wide Land Use Designations City Wide Land Use Designations

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Special Policy Areas Special Policy Areas

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Secondary Plan Areas Secondary Plan Areas

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Why No Density Prescribed?Why No Density Prescribed?

It is not the role of an OP to determine density, it It is not the role of an OP to determine density, it is the role of the implementing by-law, the zoning is the role of the implementing by-law, the zoning by-law to do so. by-law to do so.

Repeating density in OP does not add security, Repeating density in OP does not add security, stating principals determines fit. stating principals determines fit.

Evaluation of compatibility is critical for success Evaluation of compatibility is critical for success

with this plan!with this plan!

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Potential Problems and PitfallsPotential Problems and Pitfalls

Secondary Plan Areas map was a Secondary Plan Areas map was a political compromise.political compromise.

Zoning By-laws have not been Zoning By-laws have not been coordinated. All the old by-laws still coordinated. All the old by-laws still stand. stand.

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Areas of Potential Investment Areas of Potential Investment Opportunities Opportunities

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Potential Opportunities for RealtorsPotential Opportunities for Realtors 2464-2474 Weston Road 2464-2474 Weston Road -1.26 A-1.26 A 241 Bathurst (Bathurst and Carr)241 Bathurst (Bathurst and Carr)-slightly less than 2A, 191 Units -slightly less than 2A, 191 Units

achievableachievable 5933-5949 Yonge (Yonge and 5933-5949 Yonge (Yonge and

Cummer) Cummer) -2.06 Acres with 154 feet frontage -2.06 Acres with 154 feet frontage

$13.7 price reflects a 6.8% cap rate$13.7 price reflects a 6.8% cap rate

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STRATEGIC ADVISORS TO THE REAL STRATEGIC ADVISORS TO THE REAL ESTATE INDUSTRY ESTATE INDUSTRY

Prepared by: Stephen Fagyas, M.C.I.P., R.P.PPrepared by: Stephen Fagyas, M.C.I.P., R.P.P. .

Tel: 416.712.9309 [email protected]: 416.712.9309 [email protected]