Amending the Official Plan
The creation of Transition Zones will require amendments to the Toronto’s Official Plan and Zoning By-law. With respect to the Official Plan, it is recommended that the City create a new Urban Structure designation, titled “Transition Zones”, to be added alongside other existing designations (Downtown and Central Waterfront, Centres, Avenues and Employment Areas). If the City pursues a Transition Zone classification system, the revised policies should outline the desired form, type and extent of intensification within each classification, while revised mapping should illustrate their geographic extents.
The Neighbourhood land use policies will also require a number of amendments to allow for the introduction of building heights, building mass, densities, unit types and building types which differ from those within the interior of Neighbourhoods. Amendments would also be required to permit, and encourage, more intense forms of development along Major Streets, and to ensure that such development is considered when determining the appropriate form and character of development on adjacent and surrounding lands along local streets within Transition Zones.
The Neighbourhood land use policies will also require a number of amendments to allow for the introduction of building heights, building mass, densities, unit types and building types which differ from those within the interior of Neighbourhoods. Amendments would also be required to permit, and encourage, more intense forms of development along Major Streets, and to ensure that such development is considered when determining the appropriate form and character of development on adjacent and surrounding lands along local streets within Transition Zones.
Amending the Zoning By-law
All lands which fall within the boundaries of Transition Zones should be subject to area-specific Zoning By-law amendments. This will be necessary in order to bring existing Zoning regulations and standards into conformity with the Official Plan. In doing so, Zones which permit only detached single-family dwellings should be removed within Transition Zones, and replaced with other, more permissive Zones (e.g. R Zones with 12 metre height limits), in order to accommodate a wider range of building and dwelling types. If the City pursues a Transition Zone classification system, consideration should be given to incorporating an appropriate range of permissions to address the desired form, type and extent of intensification within each Transition Zone segment.
Other Considerations
Beyond the City of Toronto, and specifically it's Avenues and Major Streets, it is critical that additional housing be provided within and surrounding existing and planned Major Transit Station Areas throughout the broader metropolitan region. In addition to the measures outlined above, the Government of Ontario, led by the Ministry of Municipal Affairs and Housing, in collaboration with the Ministries of Transportation and Infrastructure, should consider implementing Transition Zones throughout Major Transit Station Areas across the Greater Golden Horseshoe. This can be achieved by introducing amendments to the Growth Plan for the Greater Golden Horseshoe, and specifically Section 2.2.4, which outlines policies for Transit Corridors and Station Areas. In undertaking such an amendment, new policies should be introduced with the aim of achieving a gradual transition in the scale and type of development between the centre and periphery of Major Transit Station Areas. This should be combined with amendments to Ontario's Housing Supply Action Plan, which introduce language and recommendations specific to Transition Zones. Such amendments will trigger the need for Growth Plan conformity exercises, at the Municipal and Regional level, through with these provincial policies will be implemented.
So, we have a process for identifying, reviewing, evaluating, classifying, and implementing Density Transition Zones. But are we venturing into uncharted territory? Are we attempting to reinvent the wheel? Have other jurisdictions successfully implemented similar policies? If so, what lessons and inspiration can be drawn from them? Please click Visualizing Change to learn more.
So, we have a process for identifying, reviewing, evaluating, classifying, and implementing Density Transition Zones. But are we venturing into uncharted territory? Are we attempting to reinvent the wheel? Have other jurisdictions successfully implemented similar policies? If so, what lessons and inspiration can be drawn from them? Please click Visualizing Change to learn more.