Implementation

Apply the selection criteria to blocks near main streets, transit and growth areas across the four planning districts. Publish the evidence, boundaries and reasons for exclusions. A first phase can focus on areas where the case is clear and delivery is feasible, with a program for extending the work to other areas.

Use transit context and the local assessment to establish the intended forms, uses, intensity and geographic depth of change. Identify the services and infrastructure needed to support it. The classification should explain why the response differs between areas and how it relates to existing permissions.

The original option remains available: identify Transition Zones in the Official Plan’s Urban Structure, map them and revise the Neighbourhood policies to support the intended forms and intensity. Other routes include secondary plans, site and area specific policies, selective land use redesignations, or revised permissions within the Neighbourhoods designation.

The appropriate tool depends on the outcome being sought. In each case, the policy should establish a planned context for change across the area, including suitable housing and local uses, so that each application can be assessed against that direction.

Permit the intended forms as of right where appropriate, then test height, density, coverage, setbacks, building length, access and amenity requirements on representative lots. Coordinate those standards with design guidance, trees, servicing, waste collection and the approvals process. Compatible non-residential uses also need an explicit regulatory path.

The test is whether the rules allow a practical building to be delivered. They must also align with the Provincial Planning Statement, approved station-area policies and other applicable municipal policies. References to the former Growth Plan in the original proposal belong to its historical context.

Use pilot areas and early applications to test the rules, with a commitment to broader implementation. Work with public, non-profit, co-operative and private housing providers, coordinate necessary capital improvements, protect existing renters and address remaining feasibility barriers.

Report on approvals, completed homes, unit sizes, accessibility, tenure, affordability and effects on existing residents. Adjust standards where the evidence shows that they are preventing the intended outcomes.