Project Update (Official Plan CPPS Enabling Policies in Effect)

The enabling policies for the CPPS were adopted by City Council on December 2, 2024 as part of Official Plan Amendment 58 (OPA 58). On December 16, 2025, the Province approved OPA 58 bringing these policies into effect. The policies pertaining to the CPPS can be found in Section 12.2.17 of the Official Plan.

Project Updates (November 2025)

To facilitate the successful implementation of the Community Planning Permit System (CPPS), the project boundaries are being amended and scoped to the Erb Street Corridor located outside of the Uptown Projected Major Transit Station Areas (please see map below).

Financial and Market Analysis Update (November 2025)

The City retained N. Barry Lyon Consultants (NBLC) to undertake an analysis of the inclusion of affordable housing or a 'cash-in-lieu' payment as a means of satisfying Facilities, Services, and Matters (FSM) in exchange for extra density for the portion of the Erb St Corridor located outside of the Major Transit Station Areas. In general, the Financial and Market Analysis found that development feasibility is currently challenged and that it would be beneficial to hold off activating the FSM affordable housing provisions in the Erb St Corridor until there is an improved market. It was suggested that the framework still be included in the By-law as it is important that market participants consider FSM into their investment decisions going forward. As such, staff plan to recommend to Council that the FSM affordable housing and cash-in-lieu payment provision for the Erb St Corridor be implemented at a later date, and that another analysis be undertaken in 2027 to inform the activation date and ultimate affordable housing rate and cash-in-lieu value.

Engagement Summary (November 2025)

Thank you to everyone who attended one of the engagement sessions and/or provided comments on the second draft of the CPPS By-law and Urban Design Guidelines. The comments received have been compiled into the attached Public Engagement Summary document which includes staff responses.