Notice of Adoption - OPA 54

NOTICE OF THE ADOPTION OF AMENDMENT NO. 54 TO THE

RICHMOND HILL OFFICIAL PLAN

PURSUANT TO THE PLANNING ACT

TAKE NOTICE THAT the Council of The Corporation of the City of Richmond Hill adopted Amendment No. 54 to the Richmond Hill Official Plan on the 19th day of June, 2024 through the enactment of By-law 79-24 and in accordance with Sections 17 and 22 of the Planning Act, as amended.

AND TAKE NOTICE that an appeal to the Ontario Land Tribunal in respect of this Amendment may be made by filing a written notice of appeal with the City Clerk of The Corporation of the City of Richmond Hill, no later than 4:30 p.m. on July 18, 2024. A Notice of Appeal will set out the reasons for the appeal and the specific part of the proposed official plan or plan amendment to which the appeal applies. A Notice of Appeal will be accompanied by a certified cheque or money order in the amount of $1,100.00, payable to the Minister of Finance and be accompanied by the processing fee prescribed under the Tariff of Fees By-law in the amount of $341.00 payable to the City of Richmond Hill. Certified cheques are not required when the cheque is from a law firm.

Council in making its decision on these matters took into consideration all written and oral comments received on the applications.

An explanation of the purpose and effect of the Amendment describing the lands to which the Amendment to the Richmond Hill Official Plan applies is attached.  A complete copy of Amendment No. 54 to the Richmond Hill Official Plan, including all background materials, is available by contacting Leigh Ann Penner, Senior Planner - Development, at (905) 771-2462 or by e-mail at leighann.penner@richmondhill.ca. 

The proposed Official Plan Amendment No. 54 is exempt from approval by The Regional Municipality of York. The decision of the Council of The Corporation of the City of Richmond Hill is final if a Notice of Appeal is not received on or before the last day for filing a Notice of Appeal.

Dated at the City of Richmond Hill this 28^th day of June, 2024

Stephen M.A. Huycke, City Clerk
The Corporation of the City of Richmond Hill
225 East Beaver Creek Road
Richmond Hill ON  L4B 3P4
Phone: 905-771-8800
Fax:   905-771-2502
E-mail:  clerks@richmondhill.ca

Who Can File an Appeal: Specified person, public body or registered owner may appeal a decision of the municipality to the Ontario Land Tribunal.

No specified person, public body or registered owner shall be added as a party to the hearing of the appeal unless, before the plan was passed, the specified person, public body or registered owner made oral submissions at a public meeting or written submissions to the council or, in the opinion of the Ontario Land Tribunal, there are reasonable grounds to add the specified person, public body or registered owner as a party.

Part One – The Preamble

1.1    Purpose

The purpose of this Amendment to the Richmond Hill Official Plan is to amend Chapter 6 of the Official Plan of the City of Richmond Hill in order to provide site specific polices related to 9675, 9677 and 9699 Yonge Street and to amend Schedule A11 to add the Exception Area 49 to the Schedule. The proposed development combines the lands into a single development parcel. This amendment will allow a high density, mixed use residential/commercial development comprised of two (2) apartment buildings with heights of 19 storeys and 16 storeys that are connected by a six (6) storey podium and at-grade townhouse dwelling units. The development also includes an attached four (4) storey retail/commercial podium along Yonge Street for the purpose of an automotive car dealership and an overall maximum density of 4.7 Floor Space Index (FSI).

1.2    Location

The lands affected by this Amendment are located on the east side of Yonge Street, and are legally described as Part of Lots 1, 2 and 3, Registered Plan 2260. (Municipal Addresses: 9675, 9677 and 9699 Yonge Street) (the “Subject Lands”). The area of the Subject Lands proposed to be developed is 0.74 hectares (1.83 acres) and are shown on Schedule 1 attached hereto.

1.3    Basis

         The proposed amendment is considered by Council to be appropriate for the following reasons:

•  The Provincial Policy Statement (“PPS”) provides policy direction on matters of Provincial interest related to land use planning and development, including providing direction for appropriate development while protecting resources of provincial interest, public health and safety, and the quality of the natural and built environment. In this regard, the PPS includes policies that encourage efficient land use and development patterns, support a range and mix of housing options, promote planning for open spaces, parks, trails and linkages, direct development away from natural hazards, and protect natural heritage systems, among other objectives.

The proposed development is consistent with the principles and objectives of the PPS.

• The Growth Plan for the Greater Golden Horseshoe (“Growth Plan”) informs decision-making regarding growth management and environmental protection within the Greater Golden Horseshoe (“GGH”) and provides overall policy direction on matters of provincial interest. The Growth Plan builds upon the policy foundation provided by the PPS and establishes additional and more specific land use planning policies for the GGH. The Growth Plan provides an overarching vision for how and where growth shall occur, while accommodating forecasted growth within complete communities that support access to an appropriate mix of jobs and services, public service facilities, and a full range of housing options. To support the above objectives, the Growth Plan includes policies that direct growth within settlement areas, provide for a mix of uses and services, encourage housing options, protect natural heritage features and establish minimum intensification and density targets, among other matters.

The proposed development is consistent with the policy direction as set out within the Growth Plan.

• The York Region Official Plan (“ROP”) guides economic, environmental and community building decisions to manage growth within York Region and establishes policies that support more detailed and refined planning by local municipalities. The ROP contains policies that support the development of a diverse and compatible mix of land uses and intensification which is to be directed within strategic locations in the built-up area. The ROP also contains policies relating to fostering high-quality design, a mix and range of housing types, the protection of natural heritage features and safety in relation to natural hazards.

The subject lands are presently shown within the Urban Area in accordance with Map 1 (Regional Structure) and designated Community Area in accordance with Map 1A (Land Use Designations) of the ROP. The Urban Area and Community Area policies permit a full range and mix of urban uses. The proposal reinforces and supports the planned urban structure identified in the ROP by providing a mixed use development with commercial/retail opportunities, utilizing existing services and contributing to the creation of a complete community.

The proposal demonstrates consistency with the policy direction and objectives of the York Region Official Plan.

• The subject lands are designated Regional Mixed-Use Corridor in accordance with Schedule A2 (Land Use) of the City’s Official Plan (“Plan”). The Regional Mixed Use Corridor policies permit high density mixed use, pedestrian friendly and transit oriented uses through intensification and development. The proposed development maintains the general intent and purpose of the goals, objectives and policies of the Plan, including providing dwelling units ranging in size in an appropriate location within the City to contribute to a complete community.