Update # 2 – Mr. Christie’s Settlement
When City Council considered the Mr. Christie’s settlement at the July meeting of Council, I moved a motion to authorize the public release of some of the confidential materials so that the community knows what’s in this settlement. Please note that this settlement still has to be approved by the Local Planning Appeal Tribunal (LPAT), which we expect to happen this month.
Below is a summary of the document, but you can read it in full here: https://bit.ly/3369Y8C
The settlement keeps a portion of the Mr. Christie's lands as employment under a General Employment Area designation and authorizes the re-designation of the remaining lands to Regeneration Areas; the site will have the space for upwards of 3,500 jobs.
The new Site and Area Specific Policy is as follows:
1. No form of residential uses and/or live-work uses, will be permitted in General Employment Areas or Regeneration Areas, prior to the adoption of a Secondary Plan.
**There will be no residential until there is a detailed Secondary Plan**
2. Any form of residential uses and live-work areas may only be permitted once a Park Lawn GO station is:
a) Provincially approved through the Metrolinx Transit Project Assessment Process
b) Endorsed by the Metrolinx Board
c) Secured funding through appropriate agreements
d) On-site TTC improvements are also secured to the City’s satisfaction
**There will be no residential until a Park Lawn GO station is approved and funded**
3. A minimum of 98,000 square metres of non-residential gross floor area (GFA) will be provided at full buildout. Development of this non-residential GFA:
a) Will comprise of:
51% or more of: office, high tech industrial, creative industries, medical offices, (see full document for more examples).
49% or less of: retail, service, hotel, restaurants, daycare (see full document for more examples).
Development of community recreation centres, libraries, public school, transit stations, will not be counted towards the minimum non-residential GFA.
b) Will be constructed in each phase prior to or concurrent with residential development.
c) May be implemented in a mixed-use form through stratified land use designations, which is to be determined through the Secondary Plan process, provided that:
A significant number of jobs are established on these specific sites;
Proposed uses would no adversely affect the overall viability of any nearby Employment Areas;
It is demonstrated that existing or planned infrastructure and public service facilities will accommodate the proposed uses.
4. The area study leading to the Secondary Plan will involve significant community consultation and will include:
A Land Use Plan (what can be built)
A Phasing Strategy and Implementation Plan (ensure orderly development)
An Infrastructure Master Plan (identifies infrastructure requirements and development strategy)
A Community Services and Facilities Strategy (identifies community space and facilities needs, i.e. new schools, daycares, libraries, rec centres, etc.)
A Housing Plan (% of units that will be 2 & 3 bedrooms, and a mix of affordable housing)
Urban Design Guidelines (set framework for appropriate built form)
A Parks and Open Space Plan (identifies locations of new public parks and other open spaces)
A Public Streets Plan (ensuring connectivity and keeps with directions of the PLLSTMP)
An Energy Strategy (address energy conservation, resilience to power disruptions, and incorporate ways to address City’s targets of carbon reduction)
A Green Infrastructure Strategy (consideration of stormwater management systems and trees)
A Physical Structure Plan (integrates the site with the surrounding community)
An Economic Development Strategy (identifies opportunities for sustained employment & recommends actions and policies to attract business)
A Heritage Impact Assessment (considers cultural heritage of the property)
A Compatibility/Mitigation Strategy (consideration for impacts from surrounding land uses and facilities, and identifies mitigation measures)
A Rail Safety Strategy (includes noise and vibration mitigation where required)
**Community Consultations will happen throughout the Secondary Plan process**
On the lands, the following policies also apply:
Heavy manufacturing uses are not permitted
Large scale, stand-alone retail stores and “power centres” are not permitted.
The development of uses permitted in General Employment Areas and Regeneration Areas, with the exception of residential uses and live-work uses, are permitted in advance of a Secondary Plan provided that:
- It can be demonstrated that development will not adversely impact the development of the remainder of the lands; and,
- The necessary transit and transportation improvements, water, sanitary, stormwater and hydro services are available and determined through a complete application.