Mimico-Judson Regeneration Area (Secondary Plan & OPA) Academic

Mimico-Judson Regeneration Area

Official plan Amendment & Secondary plan

Final Report: Mimico-Judson Group 6 PLG 520 Faculty Advisor: Kelly Snow Date of Submission: December 2nd, 201 4 Andrew McLeod - 500507 005 Ashley Paton - 50048981 7 Arash Oturkar - 50047 0938 Edward Hilton - 052023868 Francesco Fiorani - 500493807 Jason Tran - 500525 85 Joseph Balderston - 500511026 Paulina Kawa - 500500664 Melissa Chen -500510749

Table of contents PART I: INTRODUCTION AND LETTER OF Transmittal.....Page 1 PART II: OFFICIAL PLAN Amendment........................................................Page 5 PART III: SECONDARY PLAN...................................................................................Page 15 PART IV: The BACKGROUND Planning REPORt..........................page29

Schedules Official plan amendment Schedule Schedule Schedule Schedule Schedule Schedule Schedule Schedule

1: Boundaries 2: Zoning 3: 33-39 Newcastle St. and 1 Windsor St. 4: 8 Newcastle St. and 1 Audley St. 5: 379, 381, 383, 385, 387, 389, 391 and 393 Royal York Rd. 6: 25, 29, 39, 59, 71, 79, 81-89, 95 and 101 Portland St. 7: Vacant lot on SW Corner of Audley and Portland St. 8: City of Toronto regeneration area boundaries

The source of all property data, shown on all maps are from the city of Toronto

Schedules Secondary plan Schedule A: General Boundaries Schedule B: Precincts Schedule C: Proposed Land-Use Map Schedule D: Streetscape Schedule E: Vision Schedule F: Portland St. Section Schedule G: Newcastle St. Section Schedule H: Judson St. Section Schedule I: Royal York Rd. Section Schedule J: 33-39 Newcastle St. and 1 Windsor St. Schedule K: 8 Newcastle St. and 1 Audley St. Schedule L: 379, 381, 383, 385, 387, 389, 391 and 393 Royal York Rd. Schedule M: 25, 29, 39, 59, 71, 79, 81-89, 95 and 101 Portland St. Schedule N: Vacant lot on SW Corner of Audley and Portland St.

The source of all property data, shown on all maps are from the city of Toronto

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PART I ­ INTRODUCTION & LETTER OF TRANSMITTAL

OFFICIAL PLAN and SECONDARY PLAN for the MIMICO­JUDSON REGENERATION AREA

AMENDMENT NO. ____

The Official Plan Amendment was adopted by the Corporation of the City of Toronto by By­law No.______­____ in accordance with Sections 17 and 21 of the Planning Act, R.S.O, 1990 as amended, on the _____ day of ________, 20__.

_______________________________ Mayor

________________________________ Clerk

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THE CORPORATION OF THE CITY OF TORONTO

BY­LAW NO. _________­____

Being a by­law to adopt Amendment No. ______ to the City of Toronto Official Plan (revised 2010 ) as amended.

THE COUNCIL OF THE CORPORATION OF THE CITY OF TORONTO, IN ACCORDANCE WITH THE PROVISIONS OF THE PLANNING ACT, R.S.O., 1990 HEREBY ENACTS AS FOLLOWS:

1. THAT Amendment No.___ to the City of Toronto Official Plan (Revised 2010) attached hereto, is hereby adopted.

2. THAT this by­law shall come into full force and take effect on the fate of the final passing thereof.

READ A FIRST, SECOND AND THIRD TIME AND PASSED THIS ____ DAY OF _____, 2014

_____________________________ _____________________________ Clerk Mayor

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December 2, 2014

His Worship the Mayor and Members of City Council City of Toronto 100 Queen Street West, 2nd floor Toronto, ON M5H 2N2

Dear Hon. John Tory and Members of City Council,

Included in this package is an application to amend the City of Toronto Official Plan, a proposed Secondary Plan for the Mimico­Judson Regeneration Area as well as a background planning report to support these documents.

The Mimico­Judson Area is defined by the following boundaries and sections:

● The east and west sides of Royal York Road from Evans Ave to the Railway Corridor ● The properties in the area between Judson Street, St. George Street, the Railway Corridor and Royal York Road ● The triangular section bounded by Royal York Road to the west, Portland to the north, the railway corridor to the south

The purpose of the Official Plan amendment application is to provide the framework needed in order for the implementation of the proposed Secondary Plan to have legal status. The purpose of the Secondary Plan is to provide a long­term policy framework and guidance with respect to the type and location of desired development in the specified study area.

The policies proposed in the Secondary Plan and the amendments to the Official Plan include changes to existing land use in order to create better transitions between the adjacent established neighbourhoods and the employment and industrial lands. Also, the documents included in this package include proposals to increase the pedestrian connectivity between existing public transit infrastructure, including the Mimico GO Station and the neighbouring residential communities.

Thank you for your time and consideration.

Best regards,

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Joseph Balderston

Melissa Chen

Francesco Fiorani

Edward Wayne Hilton

Paulina Kawa

Andrew Mcleod

Ashley Paton

Arash Oturkar

Jason Tran

Encl.

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PART II ­ OFFICIAL PLAN AMENDMENT

THE AMENDMENT

The following text and Schedules, attached hereto constitute Amendment No. ____ to the City of Toronto Official Plan

LAND USE of the City of Toronto Official Plan is hereby amended by designating certain lands, attached hereto as Schedule “A”

ENVIRONMENTAL of the City of Toronto Official Plan is hereby amended by adding policies for the maintenance and enhancement of the Open Space and Pathways System, to connect the area’s open space and pathways with each other and other transportation routes, and to

STREETSCAPE of the City of Toronto Official Plan is hereby amended by the classifying and reclassifying of the streetscape types of streets within the Mimico­Judson Regeneration Area.

IMPLEMENTATION

The provisions of the City of Toronto Official Plan, as amended from time to time, regarding the implementation of that Plan, shall apply to this Amendment. The provisions of the Secondary Plan are flexible and thus, subject to change in the future where necessary. The statistics used in this document are approximate values.

INTERPRETATION

The provision of the City of Toronto Official Plan, as amended from time to time, regarding the interpretation of that Plan, shall apply to this Amendment.

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The Amended Mimic­Judson Secondary Plan, consisting of the following text and attached: Schedule 1: Boundary Schedule 2: Zoning Schedule 3: 33­39 Newcastle Street and 1 Windsor Street Schedule 4: 8 Newcastle Street and 1 Audley Street Schedule 5: 379, 381, 383, 385, 387, 389, 391 and 393 Royal York Road Schedule 6: 25, 29, 39, 59, 71, 79, 81­89, 95 and 101 Portland Street Schedule 7: Vacant lot on SW Corner of Audley and Portland Street Schedule 8: Original boundaries

constitutes Amendment No. ____ to the Official Plan of the City of Toronto

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PART II: OFFICIAL PLAN AMENDMENT

Date:

December 2, 2014

To:

Etobicoke and York Community Council

From:

Group 6: PLG 520 ­ Land Use Planning Studio II

Wards:

Ward 6 ­ Etobicoke­Lakeshore

Reference Number:

SUMMARY This report details and recommends approval of Official Plan and Zoning by­law amendments necessary to implement the Mimico­Judson Secondary Plan. In December 2013, City Council adopted OPA 231 which proposed to designate an area north and east of the Mimico GO Station and a portion of lands west of Royal York Road to Regeneration Areas. For the purpose of this study, Group 6 recommended a change in the original boundary to encompass the properties fronting onto Royal York between Evans Avenue south to the Railway Corridor as part of the study. Schedule 8 shows the original boundaries as provided by the City of Toronto study undertaken by Urban Strategies. Schedule 1 shows the boundaries recommended by Group 6. This recommendation was based on the planning rationale that Royal York was the main north­south corridor through the study area and proper consideration should be given to the long­term development and transition between the regeneration study areas to the east and west of Royal York and to consider the mixed use development northwards from Portland Street to Evans Avenue.

This area is in a state of transition with the introduction of new residential and commercial uses in formerly industrial areas of the study area. This Secondary Plan envisions the Mimico­Judson study area as a mixed­use community, providing a range of housing opportunities, and new residentially compatible employment space focused on Transit Oriented Development (TOD). This amendment creates new park spaces and achieves new pedestrian and cycling oriented environments, while trying to

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maintain the current established residential communities and preserving the area's historical resources.

This Amendment is to designate sites on the south side of Portland Street (25­101 Portland Street)from Employment Lands to Mixed­Use (see Schedule 6), applying to the regeneration policies of the Official Plan.

In addition, a series of underutilized industrial zoned sites will be redesignated as Open Space and Recreation (OR). These include 8 Newcastle and 1X Audley Street (Schedule 4), 33­39 Newcastle Street and 1 Windsor Street (Schedule 3), and the unaddressed vacant site on the southwest corner of Audley and Portland Street.

(Schedule 7) These changes are essential for the implementation of the secondary plan and for the regeneration of Mimico­Judson.

RECOMMENDATIONS The City Planning Division recommends that The amendments in this document are implemented in accompaniment of the Mimico­Judson secondary plan. Zoning by­law changes will be required with the adoption of this Official Plan Amendment.

Financial Impact For this study, a full financial impact could not be completed. However, the planning rationale has taken into consideration financial impacts for the municipality to the recommendations presented in this report. Included in this report is a recommendation to rezone the properties in Schedule 2 to open space recreational, as well as properties from 25 ­ 101 Portland Street to Mixed­Use areas. In accordance with previous OMB rulings, the city must be prepared to acquire the lands within a reasonable time.

Otherwise, the zoning change will not be approved.

DECISION HISTORY OPA 231 was adopted by Toronto's City Council on December 18, 2013. It proposed to redesignate areas from Employment Lands to Regeneration Areas with Site and Area Specific policy numbers 433 (Mimico GO triangle) and 434 (29, 49, 53, 55, 69, 71, and 75 Judson Street).

Area Characteristics The area of Mimico­Judson is a distinct area. Currently, the area is subdivided into different land uses such as: residential on the north of Judson Street and Portland

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Street, industrial on the lower half of the two streets, as well as a mixed use area along Royal York.

Current Development Applications within the study area Currently, two zoning applications are under review for the properties located on 20 Portland Street (14 165001 ZZC 00 ZR) and 28 Windsor Street (14 241453 ZZU 00 ZR).

One development application is in the construction process 315 Royal York Road (08 232369 WET 06 SA) or known as “Mimico On The Go” under Site Plan Control for a 27­storey, 242 unit condominium apartment building with retail at grade.

Official Plan/Municipal Comprehensive Review Stated in Section 26 of the Planning Act, the City’s Official Plan shall be reviewed and amended every five years. This will ensure its conformity to provincial plans, the regards to provincial interest, and have consistency to policy statements. The Official Plan Amendments proposed in accordance to the Mimico­Judson Secondary Plan will adhere to the City’s Official Plan/Municipal Comprehensive Review process.

Planning Study Under OPA 231, it was proposed that a revitalization study take place for the Mimico­Judson Regeneration Area to be established. The study’s main purpose is to develop economic growth through the enhancement of the pedestrian realm; pertaining to maintain an attractive environment for existing and new employment; and improving access to Mimico GO station.

Group 6 was the acquired consultant team to undertake the Mimico­Judson Regeneration Area Study. The study completed has aided in the decision making process of the policies proposed within the Mimico­Judson Secondary Plan.

Area History and Heritage Context Historically, the Mimico area has developed around the railway. The first railway line through the township was constructed by the Toronto and Hamilton Railway Company (later the Great Western Railway) and completed in 1855. The impact of the railway was a determining factor in the emergence of the village. The village provided a close location to growing Toronto with direct rail access. Mimico station was designed to service suburban commuters travelling to downtown Toronto. Mimico Yard provided freight marshalling yards and crew accommodation.

The area of Mimico has evolved from a village to a part of the “megacity” of Toronto: ● April 15, 1953: Etobicoke, Long Branch, Mimico, and New Toronto become four

of 13 municipalities in the new Municipality of Metropolitan Toronto

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● January 1, 1967: Etobicoke, Long Branch, Mimico, and New Toronto

amalgamate and become the Borough of Etobicoke ● June 29, 1983: Etobicoke incorporates as a city ● January 1,1998: Etobicoke ceases to be an individual municipality and becomes part of the amalgamated City of Toronto

Area Archaeology An archaeological assessment is required for Official Plan Amendments and Zoning By­law Amendments if the property is listed in the City’s database as lands of archaeological potential. The lands of archaeological potential includes all properties within the study area.

Land Use Planning staff are satisfied that the proposed land uses are acceptable. Conversion of a number of areas within Mimico­Judson from Employment Lands to Open Space Recreation (OR), and ‘Other Open Space Areas’, abides with Section 4.3 of the Toronto Official Plan, which supports the creation of linkages between parks and open spaces to create continuous recreational corridors, expanding the usability of publicly owned parks and open spaces. These land uses will establish a continuous corridor of open space through Mimico­Judson.

The conversion of 25­101 Portland Street to a Mixed­Use area will ensure that their is an appropriate transition between the Established Neighbourhood to the north of Portland Street and the intended intensification to the south, surrounding the Mimico GO Train Station. Section 2.3.1: healthy neighbourhoods, presses the need for a transition in height, scale and intensity of uses at its boundaries. As mid­rise buildings, they may provide office uses on the second and third floors, and retail at grade as supported by the City of Toronto’s urban design guidelines. Located along Portland Street, Mixed­Use buildings will capitalize upon the existing infrastructure.

Transportation Locating mixed­use buildings between 25 and 101 Portland Street supports the policies within section 2.4 of the Official Plan (Bringing the City Together: A Progressive Agenda of Transportation Change), as it is a form of development that discourages the use of private automobiles and is located within an area that is well­serviced by public transportation. Travel demand management (TDM) measures will need to be introduced to reduce car dependency. In addition, a study of transportation demands and impacts of the new developments taking place in Mimico­Judson is required to identify and implement transportation improvements.

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Libraries The nearest Toronto Public library (Mimico Centennial) is located two blocks south of our study area, on the opposite side of the Railway Corridor. These proposed changes will improve pedestrian accessibility to the library from Mimico­Judson.

Parks Section 4.3 of the Toronto Official Plan contains policies that guide development in and around parks and open spaces. Section 4.3 ensures that the City of Toronto’s parks and open spaces are preserved, maintained, and expanded, and that surrounding developments respect the design, character, and function of Parks and Open Spaces.

In addition, the Official Plan encourages linkages between the City’s Parks and Open Spaces.

This application requests to convert a number of sites into Parks and Open Spaces, which is particularly necessary for a growing population in the area.

Noise A Noise and Vibration Study would need to be undertaken for properties within 300 meters of the Metrolinx Rail Corridor. Rail noise may result in sound level excesses at some locations, which may require site specific mitigation measures. This recommendation follows the best practices developed between the Railway Association of Canada (RAC) and the Federation of Canadian Municipalities (FCM). The planning rationale for this report has taken into consideration the noise generated from this corridor and recommends the Open Space Recreational area buffer between the Railway Corridor and properties subject to regeneration.

Schools The nearest elementary school (George R Gauld JS) is located one block north of Portland Street, the northern edge of the study area. The nearest secondary public schools are Etobicoke School of the Arts, north of Queen Elizabeth Way, and Lakeshore Collegiate Institute located on Lakeshore Avenue.

Other City Services The area has other city services that pertain to helping the needs of the community. For example, EMS, daycare, police, waste management, and snow removal services are within the area. In terms of city transit services, the TTC and GO assist with the movement of pedestrians and commuters.

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POLICY CONTEXT Provincial Policy Statement and Provincial Plans The proposal is consistent with the 2014 Provincial Policy Statement. The recommended zoning change encourages mixed used development and increases density, promoting the efficient use of land, reduced land consumption, and effectively utilizes existing infrastructure. In addition, an increased amount of open space is crucial for healthy communities in Ontario.

The proposal conforms and does not conflict with the Growth Plan for the Greater Golden Horseshoe by directing development to be built up and within walking distance of the Mimico GO Station.

The proposal conforms and does not conflict with the The Big Move: Transforming Transportation in the Greater Toronto and Hamilton Area (GTHA) by encouraging growth near a rapid transit station.

OFFICIAL PLAN Employment Areas The transition along Portland Street is supportive of the employment area policies advocating for the mitigation of the effects of noise, vibration, dust, and odours upon neighbouring areas and minimizing nuisance impacts. This application will still support employment with office uses between 25 and 101 Portland Street. In addition, these sites will be mixed with residential and small scale stores that serve the area and business workers as shown in Schedule 2.

Regeneration Areas Regeneration area policies (Section 4.7) are used to revitalize areas that are largely vacant or underused. The redesignation of sites to become parks and open spaces, and the designations of mixed­use buildings along Portland Street is consistent with regeneration area policies. Section 4.7 encourages extensions of the City’s open space network and the use of urban design guidelines for new developments that are related to the unique character of Mimico­Judson. In addition, Section 4.7 encourages the addition of new homes and employment in regeneration areas and improving the encompassed streetscapes.

Mixed Use Areas The establishment of mixed­uses on Portland Street will be consistent with the policies of Section 4.5 of the Official Plan. The mixed use buildings between 25­101 Portland are intended to reduce automobile dependency by capitalizing upon existing public

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transportation and providing services within walking distance to residents. Utilizing Toronto’s Urban Design Guidelines, the mixed­use buildings will provide appropriate setbacks and building heights, particularly due to the proximity of an established neighbourhood.

Parks and Open Space Areas This amendment is consistent with the Official Plan’s policies regarding Parks and Open Space Areas. Designated Parks and Open Spaces are encouraged in areas with population growth, and they are to have continuous linkages which are essential for the creation of continuous open spaces through Mimico­Judson. The establishment of Parks and Open Spaces in Mimico­Judson is as important as other pieces of infrastructure in the City and is essential for a healthy community.

Neighbourhoods Bordering upon an Established Neighbourhood, this application respects the community to the north and will improve transitions between the neighbourhood north of Portland Street and the industrial area to the south with a mix of uses, rather than contrasting between the uses that are present along Portland Street today.

Heritage Policies The study area is not located in a designated City of Toronto Heritage Conservation District (HCD). Two properties in the Secondary Plan study area are designated under the Ontario Heritage Act. 329 Royal York (Christ Church Mimico Cemetery) is designated under Designated Part IV, as well as 15 Judson Street (the location of the CN Mimico Railway Station) is Designated under Part V of the Ontario Heritage Act.

The Public Realm Section 3.1.1 of the Toronto Official Plan contains policies that guide qualities of a public realm within the city. Section 3.1.1 ensures that Toronto’s streets, parks, open spaces, and buildings provide for the safety, accessibility, and good design.

This application requests that adequate lighting and walkways are provided through the streets south of Portland street. This is necessary due to the inadequate amount of lighting and walkways within the area.

Toronto Bike Plan Royal York Road passing through the middle of the study region is part of the City’s Bike Plan. Judson Street is a recommended on­street connection as part the Bike Plan.

This report recommends that Newcastle Street be added as an official bike route with dedicated Contra­Flow Bike Lanes.

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Toronto Green Standard The updated 2014 Toronto Green Standard will apply to new development applications submitted on or after January 1, 2014.

Zoning By­law In addition to this OPA, subsequent zoning by­law changes will be made that implement the OPA changes on the sites that are listed in this document.

Site Plan Control Stated in Section 114 of the City of Toronto Act and Section 41 of the Planning Act, grants permission to the City the right in establishing areas as Site Plan Control within Toronto's Official Plan.

All development proposals will be reviewed individually in terms of its consistency to Section 5.1.3 of Toronto’s Official Plan, which provides policies in terms of Site Plan Control. The establishment of Site Plan Control will ensure that all development is compatible with the existing and future surrounding area.

Agency Circulation

The application was circulated to all appropriate agencies and City Divisions.

Responses received have been used to assist in evaluating the application and to formulate appropriate by­law standards.

Community Consultation City staff held community consultation meetings in the subject area to hear comments on the proposed Secondary Plan and by­law amendments.

STUDY PROCESS During the study process of developing this Official Plan Amendment and its complementary Secondary Plan for the Mimico­Judson community, Group 6 collected a wide array of information. This includes demographic data, applicable policies, an analysis of opportunities and constraints applying to the area, as well as first­hand observations through site visits. This Official Plan Amendment is essential for the implementation of a regeneration strategy for the community and is based upon data regarding its existing built form and the utilization of policy to implement the Provincial vision of a healthy community.

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PART III ­ SECONDARY PLAN

TABLE OF CONTENTS

1.0 Interpretation…………………………………………………………………………..Page 16 2.0 Purpose of the Secondary Plan…………………………………………………….Page 16 3.0 Location and Description of the Planning District……………………….Pages 16 ­ 17 4.0 Vision and Guiding Principles……………………………………………….Pages 17 ­ 19 5.0 Community Structure………………………………………………………….Pages 19 ­ 20 6.0 Land Use Designations and Zoning………………………………………...Pages 20 ­ 23 7.0 Urban Design…………………………………………………………………....Pages 23 ­ 24 8.0 Infrastructure…………………………………………………………………………..Page 24 9.0 Environmental and Sustainable Development………………………… Pages 24 ­ 25 10.0 Culture and Heritage………………………………………………………….Pages 25 ­ 26 11.0 Implementation/Phasing…………………………………………………………....Page 26 12.0 Definitions……………………………………………………………………...Pages 27 ­ 28

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1.0 Interpretation

1.1 The policies and objectives outlined in this document pertain to the Mimico­Judson Secondary Plan, as outlined on Schedule A.

1.2 The boundaries of the primary study are divided into character precincts as shown on Schedule B.

1.3 Study area and area refers to the Mimico­Judson Regeneration Area as defined by Group 6 in Schedule B.

1.3.1 “Precinct A” refers to“A” outlined in Schedule B and defined by Group 6.

1.3.2 “Precinct B” refers to “B” outlined in Schedule B and defined by Group 6.

1.3.3 “Precinct C” refers to “C” outlined in Schedule B and defined by Group 6.

1.4 The land use of Mimico­Judson is outlined in Schedule C.

1.5 “The Plan” refers to the Secondary Plan for the Mimico­Judson Regeneration Area (this document submitted).

2.0 Purpose of the Secondary Plan

2.1 The Mimico­Judson Secondary Plan will provide a land use development plan and create policies to guide future development in the area. The plan will identify a detailed area­based policy direction for the land use, streetscape, urban design, and infrastructure of the specific area.

2.2 The purpose is to rejuvenate the current condition of the Mimico­Judson Area and direct physical change and the effects on the social, economic and natural environment of the area.

3.0 Location and Description of the Planning District

3.1 Location The secondary plan study area of Mimico­Judson is located in the former City of Etobicoke now a part of the City of Toronto. The study area (see Schedule A) includes the east and west sides of Royal York Road from Evans Ave to the Railway Corridor, the properties in the area between Judson Street, St. George Street, the Railway Corridor and Royal York Road as well as the triangular section bounded by Royal York Road to the west, Portland Street to the north and the Railway Corridor to the south.

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3.2 Mimico­Judson is situated in Municipal Ward 6 ­ Etobicoke­Lakeshore, the Etobicoke­Lakeshore Provincial Riding and the Etobicoke­Lakeshore Federal Riding.

3.3 The study area of Mimico­Judson shall conform with all applicable federal, provincial, and municipal policies.

3.3.1 Federal Applicable federal policies include: the Aeronautical Act, the Federation of Canadian Municipalities (FCM) Guidelines for New Development in Proximity to Railway Operations, the Heritage Railway Stations Protection Act, and the Heritage Railway Stations Regulations.

3.3.2 Provincial Applicable provincial policies include: the Planning Act, the Provincial Policy Statement, the Big Move, the Places to Grow Plan for the Greater Golden Horseshoe, the Public Transportation and Highway Improvement Act, the Environmental Assessment Act, the Environmental Protection Act, Municipal Act, the City of Toronto Act, the Ontario Heritage Act, the Cemeteries Act, the Transit­Supportive guidelines, and the Noise Assessment Criteria in Land Use Planning.

3.3.3 Municipal Applicable municipal policies include: the City of Toronto’s Official Plan, the City of Toronto Green Roof By­law, the City of Toronto Green Standard, the Avenues and Mid­rise Study, the Official Plan Review: Employment Uses Review, By­law No. 1714­2013, and the Toronto Municipal Code Chapter 103 ­ Heritage.

4.0 Vision and Guiding Principles The three big ideas driving the vision of this Secondary Plan are:

1. To introduce two new pedestrian pathways connecting the GO station to maximize accessibility of the Mimico GO station for users within and around the area 2. To create a linear park along Newcastle Street between Windsor Street to the east and Audley Street to the west.

3. To create a mixed­use buffer area along the south side of Portland Street in order create an effective transition from the employment lands to the adjacent residential neighbourhood.

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4.1 Goals & Objectives The goals of the Mimico­Judson Secondary Plan for the area are:

● To emerge on both the local and national scale as a vital and economically strong area of employment that is known for promoting a culture of active transportation use and transit­oriented development. ● To be looked upon as a positive example of how to regenerate a combination of operational, derelict and under­utilized industrial and commercial uses, park space, and sensitive uses such as established residential neighbourhoods.

The objectives of this plan are to:

● Enhance the Employment Lands through better connectivity to pedestrian, cyclist and public transit networks. ● Improve the transition into adjacent residential areas through the rezoning and reparceling of land as well as through changes to streetscapes. ● Develop a cohesive, safe, and attractive public realm that attracts residents, local workers, as well as visitors to travel into and through the area.

4.2 Guiding Principles

1. Mixed Use Development ­ The area will encourage mixed­use development, which improves the connectivity of different land and pedestrian uses.

2. Multi­modal transportation ­ The area will be well served by multiple modes of transportation including walking, cycling, public transit, and driving.

3. Walkability ­ Pedestrian walkability will be promoted by having community services, facilities, and transportation nodes within a ten minute walk of residences, as well as by improving the aesthetics and connectivity of parks and trails.

4. Diversity ­ The area will promote social, economic, cultural, ethnic as well as employment diversity in order to foster a community of acceptance, belonging and place.

5. Transition into established neighbourhoods ­ There will be an effective transition from the Employment Industrial uses into the adjacent residential area through the use of a mixed­use buffer zone as well as through performance standards such as setbacks and building height regulations.

6. Public Spaces ­ Public spaces will be enhanced by improving connectivity to adjacent parks and trails, increasing the number of public spaces and by improving the quality of existing open spaces in order to foster better human interaction.

7. Mid­rise developments ­ The area will encourage mid­rise development to ensure that community services and public infrastructure can adequately serve

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the increased population and employment growth. Mid­rise developments are suitable for the area to maintain the village like streetscape, while accommodating for an increase in density and demand for housing units.

8. Heritage Protection ­ The protection of heritage and culture will be maintained in the area incorporating important structures into the character of the area as well as through various streetscape and facade improvements.

5.0 Community Structure The Study Area’s population has a diverse range of social and economic qualities that will be maintained and encouraged by this plan through the provision of a mix of housing types, community services, businesses and adaptable public spaces. The area will see a transition from mainly industrial uses to a mix of employment, residential, and commercial uses.

5.1 Precincts This plan will be implemented through the use of specific precincts which include precincts A, B, and C as shown in Schedule B. These precincts allow for tailored policies and strategies to be implemented while still having general policies apply to the entire study area.

The overarching objectives of all three precincts are the enhancement of walkability and pedestrian safety, the addition of cycling lanes connecting to the existing lanes on Royal York Road, and the improvement of public safety through the addition of lighting units.

5.2 Precinct A

5.2.1 The area will act as an employment centre, providing diverse job opportunities for both local residents and non­local residents, make efficient use the existing transportation infrastructure, and diversify the land use revenues for the City.

5.3 Precinct B

5.3.1 Precinct B will build upon the existing cultural infrastructure and services, as well as enhance the public realm through streetscape improvements which in return will encourage economic development within the Mimico­Village Business Improvement Area (BIA).

5.3.2 Precinct B will be designated as a Mixed­Use area in order to retain both residential and commercial characteristics.

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5.4 Precinct C

5.4.1 Employment Lands are of high value to both the city and the region, and the retention of these zones will be strongly encouraged.

5.4.2 Through the addition and improvement of public spaces and employment lands, the precinct will attract visitors from around the city and the region.

6.0 Land Use Designations and Zoning The use of the land and the zoning designations speaks to the type and location of specific types of future development that will occur in the area.

6.1 Precinct A The precinct will remain zoned Employment Industrial with the continued use of light industrial uses encouraged. The rationale for this decision is due to the proximity of railway access for future industrial use and the high value of supplementary employment uses. The current built form in Precinct A of the area shall be retained.

The precinct’s size does not allow for significant redevelopment opportunities while maintaining adequate separation of land uses. Future development in this area will permit light industrial only. The contrasting land uses on either side of Judson street will be mitigated by landscaping and an improved streetscape design.

6.1.1 All future development and land use designations shall have regard to the Ministry of the Environment Land Use Compatibility Guidelines.

6.2 Precinct B The precinct will serve as a mixed­use area and retain both residential and commercial characteristics. This corridor will remain as a commercial centre for the community.

6.2.1 The precinct will be used for commercial uses and the properties of 379, 381, 383, 385, 387, 389, 391, and 393 Royal York Road will be rezoned from residential to commercial (see Schedule L).

6.2.2 All developments in Precinct B shall be consistent with the Toronto Avenue and Midrise Guidelines. All buildings shall be no taller than the width of Royal York Road, which is twenty­three metres.

6.3 Precinct C Precinct C is an area that requires redevelopment to improve the interactions with adjacent land uses. This precinct has a range of land uses including employment, industrial, residential, and commercial.

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6.3.1 The zoning in Precinct C will change in the following locations (See Schedule C): ● 8 Newcastle Street and 1 Audley Street ● 33­39 Newcastle Street and 1 Windsor Street ● the SW corner of Audley and Portland Street ● 25, 29, 39, 59, 71, 79, 81­89, 95, 101 Portland Street

6.3.2 Newcastle Street (from Windsor to Audley Street) will be converted to a linear park containing bike lanes and expanded sidewalks resulting in one way traffic lane.

6.3.3 The Linear Park will also be connected to the lands south of the Rail Corridor via two pedestrian pathways at Windsor Street and Audley Street.

These pathways will also connect to the Mimico GO Station (See Schedule E).

6.3.4 All developments shall have regard to the Federation of Canadian Municipalities Guidelines for New Development in Proximity to Railways.

6.3.5 As a regeneration area undergoing population growth, the City of Toronto’s Parks and Open Space network will be expanded in a continuous manner.

6.3.6 Along the south side of Portland Street, a mixed­use commercial residential zone will be implemented in order to improve the transition between the employment industrial zone and the adjacent sensitive uses (established residential neighbourhood) (see Schedule C).

6.3.7 Two new public spaces will be added to the precinct located at: ● 33­39 Newcastle Street and 1 Windsor Street (Schedule J) ● 8 Newcastle Street and 1 Audley Street (Schedule K) These public spaces will enhance the public realm through the installation of seating areas and infrastructure such as fountains, public art installations and lighting.

6.3.8 The public space at 8 Newcastle Street and 1 Audley Street (Schedule K) will incorporate the existing building as it has been identified by the surrounding neighbourhood residents as an architecturally important building.

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6.4 Site Specific Policies

6.4.1 379, 381, 383, 385, 387, 389, 391, 393 Royal York Road (Schedule L)

● A maximum height of 22 metres. ● An appropriate physical and visual transition to adjacent properties, particularly to the established neighbourhood to the east. ● Will plan for retail at­grade to improve the streetscape and public realm. ● Traffic and parking studies of any new development will be completed to examine the traffic and parking impacts both on­site and on the surrounding road network, and to ensure sufficient parking to meet the demand of the retail and service uses.

6.4.2 33­39 Newcastle Street and 1 Windsor Street (Schedule J) ● Located near the centre of the Mimico­Judson area, this site will be an open space that serves as a central square for the community. ● Traffic and Parking studies of any new development will be completed to examine the traffic and parking impacts both on­site and on the surrounding road network, and to ensure sufficient parking to meet the demand of the retail and service uses.

6.4.3 8 Newcastle Street and 1 Audley Street (Schedule K) ● The present building will remain and the rear of the site is to become an open space connecting the adjacent lot to the north with the Linear Park along Newcastle Street to the south.

● The open space is to be integrated into surrounding parks and open spaces. ● Future uses of the single storey building will capitalize upon the building’s existing character for potential uses such as an artist studio, cafe, or restaurant.

6.4.4 25, 29, 39, 59, 71, 79, 81­95, 101 Portland Street (Schedule M) ● The south side of Portland Street is to be designated as a Mixed­Use area. ● A maximum height of 14 metres will apply to all developments. ● An appropriate physical and visual transition to adjacent properties, particularly between the established neighbourhood and employment uses to the south. ● Appropriate setbacks to mitigate adverse impacts upon residential uses will be required. ● Will have retail at­grade to improve the streetscape and public realm. ● Traffic and Parking studies of any new development will be completed to examine the traffic and parking impacts both on­site and on the

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surrounding road network, and to ensure sufficient parking to meet the demand of the retail and service uses.

6.4.5 Unaddressed lot on SW corner of Audley and Portland (Schedule N)

● This site is to be rezoned and integrated into the continuous parks and open space network.

7.0 Urban Design Urban design emphasizes the design quality and amenity in the pedestrian realm with specifications for paving, trees, medians, lighting and street furniture.

7.1 Streetscapes

7.1.1 Truck deliveries along major roads are to be permitted on backstreets and in adjacent laneways if available. If a laneway or backstreet is not available, truck deliveries may be made via front streets and front driveways between the hours of 23:00 and 05:00.

7.1.2 Street furniture in all precincts must conform to the City of Toronto’s Vibrant Streets Placement Guidelines and must be compliant with the City of Toronto’s Coordinated Street Furniture Program.

7.1.3 Portland Street will be designated as an Emerging Main Street as defined by the City of Toronto in the Streetscape Manual (see Schedule F). The Street will include driving lanes with an appropriate width to accommodate buses.

Portland Street will encourage multi­modal transportation including cycling, walking, transit and driving and will include the installation of additional pieces of street furniture including benches, public transit shelters, ring and post bike racks.

7.1.4 Newcastle Street will be designated as a Special Area as defined by the City of Toronto in the Streetscape Manual (see Schedule G). The Street will incorporate improved infrastructure (lighting, street furniture, paving) in order to enhance the industrial and locomotive character of the street.

7.1.5 Judson Street will be designated as a Scenic Street as defined by the City of Toronto in the Streetscape Manual (see Schedule H). The Street will include driving lanes with an appropriate width to accommodate large trucks servicing the local businesses. The public realm will be improved by the installation of protected bike lanes, sidewalks, and street furniture such as ring and post bike racks, and trees.

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7.1.6 Royal York Road (south of Newcastle Street) will be designated as an Existing Main Street as defined by the City of Toronto in the Streetscape Manual (see Schedule I). The Street will include driving lanes with an appropriate width to accommodate trucks and buses, as well as to accommodate protected bike lanes. The public realm will be improved by the installation of sidewalks, street furniture such as benches, public transit shelters and ring and post bike racks.

8.0 Infrastructure Infrastructure includes the physical and organizational assets of the area which include transportation and public utilities. Better working and coordinated infrastructure creates efficient and sustainable communities.

8.1 Two new pedestrian connections will be installed under the Railway Corridor connecting the south and north areas to each other and to the Mimico GO station (see Schedule E).

8.2 Lighting units will be added in order to improve the general safety and security within all precincts.

8.2.1 Lighting units will be added to the south side of Portland Street from Royal York Road to Grand Avenue, the south side of Newcastle Street from Royal York Road to Audley Street, the east and west sides of Buckingham Street and Windsor Street.

8.2.2 Lighting units in all precincts shall conform to the Toronto Green Standard and shall have regard to the goals and objectives of the Fatal Light Awareness Program (FLAP).

8.2.3 Lighting units in all precincts shall conform to the City of Toronto’s Vibrant Streets Placement Guidelines and must be compliant with the City of Toronto’s Coordinated Street Furniture Program.

8.3 All public utility infrastructure upgrading and installation must be compliant with the City of Toronto’s Roadwork Standards as well as the Sewer and Watermain Standards.

9.0 Environmental and Sustainable Development In order to provide for the needs of the current generation while not harming the ability to provide for the needs of the next generation, planning and development must take into account the use of non­renewable natural resources and the overall health of humans and the environment.

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9.1 Development in the area shall be consistent with environmental policies as set by the Ministry of Environment and Energy and applicable Provincial and Federal regulations. Co­operation with regard to sustainable development will be encouraged between landowners and all levels of government.

9.2 Policies will encourage the use of risk assessment and risk management techniques in regards to development. Innovative soil and groundwater remediation technologies, including the natural regeneration of lands, for the management of contaminated soil and groundwater will be encouraged where appropriate.

9.3 Landowners are required to provide applicable information for planning or building permit applications related to the environmental condition of their property.

Applications may require recommendations of a qualified professional consultant on any information or analysis needed to demonstrate compliance with applicable municipal and provincial, regulations, policies and guidelines.

9.4 All developments shall be consistent with the Toronto Green Standard.

9.5 It is the policy of the City of Toronto to encourage the development of a system of linked pedestrian pathways connecting existing parks and open space, which may require the leasing and acquisition of lands for park use or the obtaining of easements.

9.6 Additional bicycle and pedestrian signage is required in and around all parks and open spaces and on all pedestrian and cyclist routes.

10.0 Culture and Heritage Culture and heritage addresses the contribution of physical elements such as historic buildings, religious symbols, cultural infrastructure, and monuments and the impact or importance to the community.

10.1 Heritage buildings are an important element of the physical character of the area.

In this regard, the City should seek the retention, conservation, rehabilitation, re­use and restoration of heritage buildings by means of legal agreements or collaboration with public and private interests.

10.2 New buildings should achieve a compatible relationship with heritage buildings in their context through consideration of such matters as, but not limited to, building height, scale, setbacks, roof lines, facade, and architectural character.

10.3 The height of all structures on a lot containing one or more heritage buildings, may be increased above the height limit otherwise specified in the Zoning by­law if the historic conservation restoration and maintenance of such heritage buildings secured

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through a satisfactory agreement between the owner and the City of Toronto pursuant to Section 37 of the Planning Act.

10.4 Any new developments shall not include the removal of cultural infrastructure such as the artificial tulips along Royal York Road. New developments may wish to include new pieces of cultural infrastructure and public art such as artificial tulips as long as it is consistent with existing designs.

11.0 Implementation/Phasing In order to implement the goals and objectives of the Secondary Plan, three different phasing stages are required.

Initial Stages (1­5 years) ● Official Plan Amendment and the Rezoning and Re­designating of lands: ○ An Official Plan Amendment will be proposed to add the Mimico­Judson Secondary Plan into Section 6 of the City's Official Plan. ○ The proposed rezoning and redesignation of the site will be subject to Council’s review and approval. ● Streetscape Changes: ○ Installation of sidewalks, bike lanes, street furniture, lighting, and trees.

Intermediate Stages (6­10 years) ● Linear Park on Newcastle Street, between Windsor Street and Audley Street: ○ Drafted proposal and construction for the Linear Park (will be subject to Council’s approval and review).

Long­Term Stages (11­15 years) ● Pedestrian bridges ○ Council will review and approve the proposal for pedestrian pathways.

11.1 Public meetings and consultations are to be provided throughout all stages of the implementation process for stakeholders and residents. This will be done to ensure that information in regards to all land use development is effectively conveyed to those surrounded.

11.2 Assessments are to be conducted to ensure that the information on the infrastructure needed prior to and during development is acquired.

11.3 Funding for the Plan’s expansion on new pedestrian and community facilities and parkland infrastructure will be proposed to be included in the City’s capital budget.

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12.0 Definitions

Aesthetics: The use of light, colour and street furniture.

Diversity: Includes the social, economic, ethnic makeup of the community within a welcoming and inclusive environment.

Existing & Emerging Main Street: The category of streetscape type as defined by the City of Toronto in the Streetscape Manual.

Green Spaces: Land that is partially or completely covered with grass, trees, shrubs, or other vegetation. Green space includes parks, community gardens, public seating areas and cemeteries.

High Quality Public Spaces: Well maintained and utilized public spaces designed to effectively meet the needs of the community.

Incompatible Uses: Aspects that will or may have adverse effects associated with the permissible use of zoned land located adjacent to, or in close proximity.

Light Units: Refers to a source of artificial lighting consisting of one or more lamps together with fixtures designed to distribute the light which may be connected to the hydro grid or an alternative energy source.

Mid­Rise: Any building consisting of a height of five to eleven storeys.

Mixed­Use: Land use that encourages a mix of use including residences, places of employment, and local public and commercial uses.

Pedestrian Neglect: The concept of an uninviting environment, aesthetically unpleasing for pedestrians with unclear/insufficient signage.

Public Realm: The space around, between and within buildings that are publicly accessible, including streets, squares, parks and open spaces.

Railway Corridor: Includes the main and service tracks within the GO Transit (Metrolinx) Oakville Subdivision.

Transition into Established Neighbourhoods: Through the appropriate use of land and scale of buildings.

Safety: Includes natural and artificial lighting sources, as well as the orientation of sidewalks, pathways, and structures towards natural forms of surveillance in public areas.

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Scenic Street: The category of streetscape type as defined by the City of Toronto in the Streetscape Manual.

Special Area: The category of streetscape type as defined by the City of Toronto in the Streetscape Manual.

Walkability: A measure that identifies proximity to other uses as well as the perceived friendless, aesthetics and safety of the area for walking. The measure can also include the access to public and commercial services such as grocery stores and elementary schools within a short distance (less than 10 minutes).

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PART IV: THE BACKGROUND PLANNING REPORT

Introduction

The Mimico­Judson study area is situated within the neighbourhood of Etobicoke. The study area is bordered to the south by the Mimico GO Station and the GO Transit and VIA railway yards (referred to as Willowbrook). These southern borders have played an important role in the development of the community by creating an early commuter rail connection to Toronto along with providing freight rail service for local industry. The growth of the community was impacted by the construction of a new streetcar line along Lake Shore Boulevard in 1890, which lead to the growth of Mimico including their formal town status in 1917. The population growth of the Mimico area has been directly impacted by the proximity to both the railway and the streetcar.

Today, Mimico­Judson comprises primarily of low­density land uses. The area of Mimico­Judson has five different land uses including employment, commercial, residential, mixed­use, and open space. This mix of land uses within a small geographic area creates transitional challenges. For example, the lands immediately south of Portland Street are used for industrial uses and there is no transition or buffer to mitigate the impacts on residential uses on the opposite side of the street. The proposed changes in this study will focus on improving the transition of different land uses in the area, as well as increasing accessibility for pedestrians, bicyclists, transit users and drivers.

Summary of Changes

The changes centered around the Mimico­Judson Regeneration area will further enhance the pedestrian environment through the implementation of parks and open spaces, sustainability, and improve the overall aesthetic of the area. The proposed changes in the Mimico­Judson Regeneration area are as follows:

1. Changing the boundaries of the area 2. Land use changes 3. Streetscape classification changes 4. The creation of a linear park along Newcastle Street 5. Increasing the density in Mimico­Judson 6. Bike Lanes 7. Pedestrian Infrastructure

The modifications made to the boundaries in the regeneration area are extended to the north part of Royal York Road until Evans Avenue. The rationale for this change is due the close community integration up to this boundary including the continuous mixed­use along Royal York along with west side of the street as well as Group 6 found the original boundaries did not encompass this direct connection of land use. This change in boundary will allow

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planning decisions to more wholly encompass the mixed­use section of Royal York and the associated connections with the community. As outlined by Group 6 a guiding principle of transitions into established neighbourhoods, defining Royal York Road into an established neighbourhood entails the extension of the north boundaries.

The land use changes were intended to bring mixed­use to the area with relation to the employment lands. The rationale behind this change is that mixed­use developments will increase the vitality of the neighbourhood through cohesive development and functionality. As a result, this change will produce a positive influence on the community that will intensify the vitality of the neighbourhood.

The changes to the streetscape classifications are intended to follow the guiding principle that public spaces will be enhanced by improving connectivity to adjacent parks and trails, increasing the number of public spaces and by improving the quality of existing open spaces. The streets with the new classifications include: Judson Street, Newcastle Street, and Portland Street. Judson’s streetscape classification is changed from an Intermediate Streetscape to a Scenic Street to create a better transition to the residential area as well as enhancing the pedestrian realm. South of Newcastle is changed from an Intermediate Street to a Special Area to promote public use and to integrate streetscape design with the regeneration of the area. Designating Portland Street into an Emerging Main Street will improve pedestrian connectivity with the addition of bike lanes relative to the existing bus route.

The redesignation of Newcastle Street as a park is based on creating a cohesive land use from Newcastle Street to Audley Street. This rationale is based on the guiding principle of improving public spaces. Currently, the lands on Newcastle Street are vacant. The new park will create a connection of green spaces from Christ Church Mimico Cemetery to the planned park located on the southwest corner of Portland Street and Audley Street, improving connectivity of green spaces for the area.

An increase of density in the area will allow local businesses and shops to thrive and increase economic and social capital at the community level. The guiding principle behind this change is to create diversity. The area will promote social, economic, cultural, ethnic as well as employment diversity in order to foster a community of acceptance, belonging and place.

This decision of increasing density was based on the rationale that allowing for a mid­rise development will increase the vitality of the area and allow for further productive uses of the land.

The following guiding principle of multi modal transportation has led to the addition of bike lanes. The area will be well served by multiple modes of transportation including walking, cycling, public transit and driving. Additional bike lanes will increase connectivity and accessibility throughout the regeneration area for the benefit of the pedestrians who use this type of travel. Increased mobility also increases access to areas that are not car accessible.

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This creates a new environment that encourages pedestrian movement in an accessible fashion.

Pedestrian infrastructures improvements include the addition of pedestrian pathways to enhance user accessibility to the GO station. These two pathways will create an entry where the Railway Corridor created a barrier to the south side. This change is based on the guiding principle of walkability which promotes access of community services, facilities and transportation nodes within a ten minute walk of residences.

Conclusion

The Mimico­Judson Regeneration area has a strong presence of industrial and commercial land uses due to the close proximity of the freight rail. This is an area that presently has no transition between the Employment Areas and the residential uses. It is important to note that the research of Group 6 first found the boundaries to be not integrated with the whole area hence, extended the Royal York corridor north to Evans Avenue. This Secondary Plan looks to significantly improve the infrastructure, livability, and long­term viability of the area. This is to be implemented through guiding principles that promote public spaces and enhanced connectivity to create a proper pedestrian realm. Essentially the land use changes are to formulate a mixed­use area and attract an appropriate range of opportunities for the residents. A diverse community has a strong and stable economic, cultural, social, and environmental capital. To formulate this adequately the area requires regeneration as informed by the research done by Group 6.

17/11/14 Group 6

Mimico-Judson Regeneration Area Schedule 1 Boundaries Property lines Curb lines and railroads Building outlines Area Boundaries Scale 1:5,000

15/10/14 Group 6

Mimico-Judson Regeneration Area Schedule 2 Proposed zoning Property lines Area Boundaries residential commercial employment industrial residential apartment open space map not to scale

SOURCE: CITY OF TORONTO

Schedule 3

33-39 Newcastle Street and 1 Windsor Street

Not to scale

Schedule 4 8 Newcastle Street and 1 Audley Street

not to scale

Schedule 5 379, 381, 383, 385, 387, 389, 391, 393 Royal York Road

Not to scale

Schedule 6

25, 29, 39, 59, 71, 79, 81-89, 95, 101 PORTLAND STREET

Not to scale

Schedule 7

unaddressed lot on SW corner of audley street and portland street

Not to scale

25/11/14 Group 6

Mimico-Judson Regeneration Area Schedule 8 city of toronto boundaries group 6 boundaries

not to scale

17/11/14 Group 6

Mimico-Judson Regeneration Area Schedule A Boundaries Property lines Curb lines and railroads Building outlines Area Boundaries Scale 1:5,000

b

a

c

17/11/14 Group 6

Mimico-Judson Regeneration Area Schedule B Property lines Curb lines and railroads Building outlines Area Boundaries Scale 1:5,000

15/10/14 Group 6

Mimico-Judson Regeneration Area Schedule c Proposed zoning Property lines Area Boundaries Residential Commercial Employment industrial Residential apartment Open space map not to scale

SOURCE: CITY OF TORONTO

10/11/14 Group 6

Mimico-Judson Regeneration Area schedule d proposed Streetscape Property lines Curb lines and railroads Building outlines Area Boundaries Existing Main Intermediate Emerging Main scenic special area Source: City of Toronto Scale 1:5,000

2 1

3

17/11/14 Group 6

Mimico-Judson Regeneration Area schedule e Vision Property lines Curb lines and railroads Area Boundaries Linear Park mixed-use buffer zones pedestrian pathways Scale 1:5,000

schedule f

Portland street Emerging main street Facing west

Source: www.streetmix.net

3.3m

1.8m

3.1m

3.3m 20m

3.3m

1.9m

3.3m

schedule g newcastle street green street Facing west

Source: www.streetmix.net

8.6m

3.8m 20m

0.6m

3.6m

3.4m

schedule h judson street scenic street Facing west

Source: www.streetmix.net

5.2m

1.9m

3.3m

1.0m

3.3m 23m

3.1m

1.9m

3.3m

schedule I

Royal York Road existing main street Facing north

Source: www.streetmix.net

7.0m

1.9m

3.5m

3.5m 23m

1.9m

5.2m

Schedule J

33-39 Newcastle Street and 1 Windsor Street

Not to scale

Schedule K 8 Newcastle Street and 1 Audley Street

not to scale

Schedule L 379, 381, 383, 385, 387, 389, 391, 393 Royal York Road

Not to scale

Schedule m

25, 29, 39, 59, 71, 79, 81-89, 95, 101 PORTLAND STREET

Not to scale

Schedule N

unaddressed lot on SW corner of audley street and portland street

Not to scale