Priority Neighbourhood:
*1 Definition Requested
Area Revitalization Study:
*1 Definition Requested
Intensification:
*1 Definition Requested
NIMBY:
"is an acronym for Not In My Back Yard. The term is used to describe opposition to a new project by residents, even if they themselves and those around will benefit from the construction. Often, the new project being opposed is generally considered a benefit for many, but residents nearby the immediate location consider it undesirable and would generally prefer the building to be "elsewhere".
...
"The term is usually applied to opponents of a development, implying that they have narrow, selfish, or myopic views."
from Wikipedia [accessed 8 October 2008]
see also: NIABY (Not In Anyone's Back Yard)
Official Plan:
The Official Plan contains a comprehensive set of policies that must also be considered when assessing an application for intensification. Those policies are not confined to the specific development criteria set out in the Mixed Use Land Use designation, but include all applicable policies in the Official Plan. Specifically staff would apply the relevant policies of the Plan relating to:
- Structuring Growth in the City (Land Use, Transportation, Enhancing Neighbourhoods)
- The Built Environment (Built Form, Public Realm, Public Art, Heritage)
- The Human Environment (Housing, Parks and Open Spaces and Community Services and Facilities policies)
- Building New Neighbourhoods
- The Natural Environment (Natural Heritage, Urban Forest, Environmental stresses)
Mixed Use Areas:
In Mixed Use Areas, development proposals are evaluated against criteria, to ensure that
the new development will:
- create a balance of high quality commercial, residential, institutional and open space uses that reduces automobile dependency and meets the needs of the local community;
- provide for new jobs and homes for Toronto's growing population on underutilized lands in the Downtown, the Central Waterfront, Centres, Avenues and other lands designated Mixed Use Areas, creating and sustaining well-paid, stable, safe and fulfilling employment opportunities for all Torontonians;
- locate and mass new buildings to provide a transition between areas of different development intensity and scale, as necessary to achieve the objectives of this Plan, through means such as providing appropriate setbacks and/or a stepping down of heights, particularly towards lower scale Neighbourhoods;
- locate and mass new buildings so as to adequately limit shadow impacts on adjacent Neighbourhoods, particularly during the spring and fall equinoxes;
- locate and mass new buildings to frame the edges of streets and parks with good proportion and maintain sunlight and comfortable wind conditions for pedestrians on adjacent streets, parks and open spaces;
- provide an attractive, comfortable and safe pedestrian environment;
- have access to schools, parks, community centres, libraries, and childcare;
- take advantage of nearby transit services;
- provide good site access and circulation and an adequate supply of parking for residents and visitors;
- locate and screen service areas, ramps and garbage storage to minimize the impact on adjacent streets and residences; and
- provide indoor and outdoor recreation space for building residents in every significant multi-unit residential development."
Healthy Neighbourhoods:
The Healthy Neighbourhoods provisions of the Official Plan also provide for, depending
on the nature and scale of the development applications, a local area planning study. This
could lead, in some instances, to the creation of an Area Specific policy in the Plan or
even a Secondary Plan. In addition, revitalization strategies may be undertaken for
priority neighbourhoods to address such matters as:
- improving local parks, transit, community services and facilities;
- improving the public realm, streets and sidewalks;
- identifying opportunities to improve the quality of the existing stock of housing or building a range of new housing;
- identifying priorities for capital and operational funding needed to support the strategy; and
- identifying potential partnerships and mechanisms for stimulating investment in the neighbourhood and supporting the revitalization strategy.