Jane and finch secondary plan

JANE & FINCH OFFICIAL PLAN AMENDMENT & SECONDARY PLAN

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This document was made for the purposes of the PLG 520 Land Use Planning Studio at Ryerson University’s School of Urban Planning and was made for Professors Allen Appleby, Kelly Snow, and Blair Scorgie.

This document was made by Elizabeth Cunningham, Lachlann McVeen, Mitchell Leighton, Adrianna Wojtis, Kaveh Wadhat, Vali Mahboob, Emilia Sasso, Monica Wu, and Wei Su. Submitted on December 5th, 2016.

This plan was made for the purposes of education.

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Table of Contents Section Title Page Transmittal Report & Executive Summary……………………………….…….……................................ 6

Official Plan Amendment.........................................................................................................................9 10

Schedule 1: Land Use Changes 12

Schedule 2: Secondary Plan

Secondary Plan 1.0

1.1

1.2

1.3 2.0

2.1

2.2

2.3 3.0

3.1

3.2

3.3

3.4

3.5

Introduction………………………………………………………………................................................................ 13 13

Area Boundaries 14

Vision 14

Guiding Principles

Development Framework……………………………………..............................................…………………....14 14

Urban Structure 15

Built Form

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Precincts

Shaping the Community……………………………………..............................................…………………..... 23

Land Use 23

Housing 25 27

Community Facilities and Social Services 29

Parks and Open Space 30

Circulation

4.0

4.1

4.2

4.3

4.4

Opportunities……………………………………..............................................…………………....……………......31 31

Future Development

Mixed Use Development 32

Institutional 34

Parks and Open Space 34

Appendix: Maps and Visuals……………….....................…………………….............................................39 39

1- Base Map 40

2- Precinct Map 41

3- Current and Future Land Use Maps 42

4- Proposed Community Services and Open Space Map 43

5- Circulation Map

Charette Summary.……………….....................……………………..........……………….................................44

5.0 Implementation…………………….....................……………………..............................................…………....35 35

5.1 Development Framework for Precincts

5.2 Zoning Bylaws 36

5.3 Land Divisions 36

5.4 Site Plan Control 36

5.5

Section 37 37

5.6 Community Improvement Plans 37

5.7 Interpretation 38 38

5.8

Site Specific Policies

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Transmittal Report This transmittal report is commissioned for the Professors Blair Scorgie, Allen Appleby, and Kelly Snow for the purposes of the PLG520 Land Use Planning Studio class. Members of this team consists of Elizabeth Cunningham, Lachlann McVeen, Mitchell Leighton, Adrianna Wojtis, Kaveh Wadhat, Vali Mahboob, Emilia Sasso, Monica Wu, and Wei Su. The transmittal repot will discuss te process undertaken for the interim report, as well as the completion of the Jane and Finch Secondary Plan. Additionally, this report will outline background information regarding the Jane and Finch neighbourhood.

In order to accurately plan for the area specified in this Secondary Plan, preliminary observations were undertaken to better understand the commercial, community, retail, and connectivity aspects of the area. In groups of 2 and 3, the team conductes site visits and documented details such as current strengths and weaknesses, opportunities for growth and change, and threats to community cohesion or local business.

Specifically, the future of the Finch West Corridor LRT and community facilities such as the community garden community garden and future Finch West LRT are strengths that the community must build around to foster growth. The primary weaknesses identified included the negative image associated with the neighbourhood as well as the prioritization of automobiles as the primary method of travel.

By designing roads and streetscapes for cars first and people second, pedestrian safety has become a major concern for the area. The primary opportunity for development is the revitalization of parking lots, particularly those found surrounding Jane and Finch mall and Yorkgate Mall in order to engage underutilized space. A direct threat to community cohesion and businesses is the single-use zoning that is apparent in all parts of the site. Mixed use zoning is essential for the development of diverse spaces that can accommodate growth and change.

The research groups also documented the pedestrian and automobile activity of the south-eastern intersection of Jane Street and Finch Avenue. The major takeaways from these site visits, conducted a total of 5 times over a week-long period, can be found in our interim report.

The interim report gave the team an opportunity to consolidate the information that was gathered. It highlights the existing conditions, existing and proposed transportation networks, overarching policies and regulatory frameworks, and featured a detailed SWOT analysis. There are several schools located within a kilometre of the study area, including Seneca College and York University campuses. The current transportation network consists of several bus routes and a series of disconnected bike and pedestrian trails. Most of the buildings in the neighbourhood were constructed before the 1980s featuring highand mid-rise apartment towers and detached housing. The area is comprised of primarily low-income individuals and families as well as immigrants. Most of which, immigrated before 2001.

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Transmittal Report Findings from our interim report served as a framework for establishing the vision and policies included in this Secondary Plan. These ideas were further developed during the design charrette and brainstorming portion of the project (refer to appendix). Key deliverables produced during the design charette include: division of Precincts, future land uses, proposed circulation, and the inclusion of community services, facilities, and programs.

Through the design process, we were able to identify several critical shortcomings that were to be addressed in our Secondary Plan, such as: Absence of pedestrian walkway connections; Poor streetscapes, contributing to a lack of “sense of place�

Inadequate lighting fixtures; Lack of parks and open space; Lack of cohesiveness in built form; Areas with significantly underutilized space, specifically in parking lots and in areas intended to be used by the public Divisive pressures of single-use zoning.

The Jane and Finch Secondary Plan builds on the needs and ideas identified in this design charrette.

There is significant emphasis on the upcoming Finch West LRT, which will drive growth within and around the immediate area. It is the goal of the attached Secondary Plan to lead growth in the direction that promotes mixed use development and connectivity through transportation supportive, human-oriented design and greater community engagement.

This interim report was the backbone upon which the team created its overarching ideas that would, in turn, become the policies that shape the area in the Secondary Plan. To put these ideas into form, our design charrette utilized a base map for basic structure, which we overlaid ideas onto. Our design charrette built upon the SWOT analysis that was brainstormed in the site visit stage and solidified in the interim report.

The items following this letter are in the ensuing order:

a) Official Plan amendment

b) Secondary Plan

c) Charrette Summary Report

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Official Plan Amendment No. 1110-2016 CITY OF TORONTO BY-LAW No. 1110-2016 To adopt Amendment No. XX to the Official Plan of the City of Toronto respecting the Jane & Finch Secondary Plan Area.

Whereas authority is given to Council under the Planning Act, R.S.O. 1990, c.P. 13, as amended, to pass this By-law; and Whereas the Council for the City of Toronto has determined it appropriate to amend the Official Plan for the City of Toronto adopted by By-law No. 1082-2002; and Whereas Council of the City of Toronto has provided adequate information to the public and has held at least one public meeting in accordance with the Planning Act; The Council of the City of Toronto enacts: 1.

The text and maps attached hereto are adopted as an amendment to the Official Plan for the City of Toronto.

2.

This is Official Plan Amendment No. 1110-2016.

Enacted and passed on December 6, 2016.

Emilia Sasso,

Speaker Planner

Jennifer Keesmaat

Chief City

(Seal of the City)

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Official Plan Amendment No. 1110-2016 CITY OF TORONTO The Official Plan of the City of Toronto is amended as follows: 1. Map 13, Land Use Plan, is amended by re-designating parts of the lands in the Jane & Finch Secondary Plan area as shown in Schedule ‘I’, attached hereto on Map 3 in the Appendix as follows:

a) Mixed Use Areas to Open Space Areas b) Mixed Use Areas to Institutional

2. Chapter 6 is amended by adding Section 35, the Jane & Finch Secondary Plan, attached hereto as Schedule ‘II’.

3. Schedule 2, the Designation of Planned but Unbuilt Roads, is amended by adding the following: The below Schedule ‘I’ Land Use Changes are seen visually on the Land Division Map (page 11).

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Official Plan Amendment No. 1110-2016

Jane and Finch New Properties and Rights of Way Map

Âą

Public Squares

1/8,000 0 62.5 125

Legend Site Boundary New Properties

250

375

500 Metres

New Link A New Link B New Link C

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JANE & FINCH SECONDARY PLAN

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1 • Introduction

The Jane and Finch area is located in the north-west part of Toronto.

The site boundaries can be seen on Map 1, located in the appendix (page 39). The boundaries of Jane and Finch Secondary Plan have two city neighborhoods that are located within it, Black Creek and Glenfield-Jane Heights. Jane and Finch used to be part of District 10, a model neighborhood for the growing city of North York (District 10 Master Plan, 1962) In recent decades, Jane and Finch has developed many negative perceptions behind it due to the lack of municipal and federal funding required for proper public and private investments. This has left the community to struggle with high rates of poverty and crime. With this fact aside, there is a significant number of community organizations and pride in the community. The site is home to one of the city’s many apartment neighborhoods and additionally has two malls located within its boundaries: Jane and Finch Mall and Yorkgate Mall.

This Secondary Plan has been created to provide a framework that supports reinvestment and revitalization in the community that facilitates the overall vision of the plan.

The Plan consists of the policies, maps and schedules as indicated in Chapter Five under Interpretation of the Plan. The Plan also consists of non-policy textual commentary (unshaded text and sidebars) to make the Plan more accessible and to make the context and intent of the policies more readily understandable. The non-policy textual commentary is not to be afforded any independent status in interpreting the Plan and is to take on meaning only as an explanation of the policies, maps and schedules. The Plan is an integrated document.

For any individual part to be properly understood, the Plan must be read as a whole.

1.1 • Area Boundaries

The Jane and Finch Secondary Plan site is bound by Yorkgate Boulevard and Elena Drive to the West, Yewtree Boulevard to the South, Driftwood Avenue to the East and the end of the hydro corridor (included within the boundaries) to the north (refer to Map 1). Given its significance to the character and future development of the area, Metrolinx’s proposed LRT Storage and Maintenance Facility, located along Finch Avenue just west of Yorkgate Boulevard (as shown as Precinct F in Map 2), was incorporated as an additional section to the original boundaries set out in the interim report.

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1.2 • Vision Section 8.2 of the City of Toronto’s Transportation Master Plan states that transit-oriented development is an approach to planning that focuses on development around a transit station/corridor.

Typically it is characterized by :

-Short walking distances from transit stations(<7 min)

-High densities located along transit corridors

-A mix of land uses that encourage transit ridership

-Reduced parking standards

-Vibrant, pedestrian-oriented public street environment

-Connectivity with existing pedestrian

and cycling paths

The Jane and Finch Secondary Plan will guide the creation of a community oriented, mixed use area where people are connected to job opportunities within and outside of the community. Our guiding principles strive to establish a sense of place that is not only safe and inclusive, but also welcoming to visitors. The plan strives to diversify the area’s business and recreational spaces so that it can adapt to future change and boost local businesses.The residents will be better connected to the available facilities and services through human oriented design that places people first.

1.3 • Guiding Principles The following four (4) principles will guide the policies set out in the Secondary Plan:

1) Facilitating greater community engagement through the

addition of community facilities and social services and public spacesthat promote a more sae, vibrant, and inclusive community.

2) Increasing connectivity both within the Secondary Plan area and in relation to other destinations in the city to promote active, healthy lifestyles and improved livability and employment opportunities for residents living in the Jane and Finch Secondary Plan area.

3) Promoting high density Transportation-Oriented Development (TOD) to redefine the area as a place or destination.

4) Implementing guidelines for mixed-use development along Avenues to create a more economically sustainable area that is adaptable to future changes.

2.0 • Development Framework 2.1 • Urban Structure The Jane and Finch Secondary Plan will address the urban structure of the site through prioritizing connectivity and accessibility for people of all ages and abilities. Improved connectivity throughout the site will allow for pedestrians to move with ease throughout the entirety of the space. Revitalization will include new developments and infill to limit the amount of underused space and to create a broad range of building types with the intention of increasing the density and fostering a sense of community. Open spaces and recreational community uses will incorporate a seamless connection to infrastructure and surrounding uses. Economic development will thrive in conjunction with the future public transit networks.

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2.2 â&#x20AC;˘ Built Form

The Jane Finch Secondary Plan will improve the neighbourhood center through the use of urban design reforms with the specific intent to provide a better pedestrian experience and a greater variety of housing and employment opportunities. The policies below will guide these opportunities through reducing the footprint of automobile traffic and use by replacing it with floorspace and pedestrian features such as wider sidewalks, pedestrian rights-of-way and businesses that are accessible. The policies should be accompanied by a set of local design guidelines as a reference for new development that will be intended to provide a loose framework for the redevelopment of the precincts. The redevelopment of the Jane & Finch Secondary Plan area will be conducted in a manner that provides a retail environment oriented around smaller businesses and increased space for pedestrian use and public events. Providing these structures and facilities will allow the secondary plan area to function and help to foster a local neighbourhood identity.

Policies 2.2.1

New development projects will be constructed to the specified Jane Finch Secondary Plan design guidelines.

2.2.2

New developments, suggested through design guidelines and negotiated through site plan control will:

a) Where appropriate provide parking below grade;

b) Have a maximum percentage of surface parking al lowed;

c) Apply pedestrian oriented design features.

2.2.3

Select new development projects on newly divided properties will:

a) Be constructed for the use of smaller businesses,

with a maximum retail unit size of 1000 square meters;

b) Be constructed with equal retail frontage on all

rights of way, with no unit occupying frontage in mul

tiple streets excluding corner units.

2.2.4

Section 3.1.1 of the Official Plan in regards to complete streets will be used along with the following policies:

2.2.5

Streetscape design will ensure prioritization of pedestrian scale design through lighting, street trees, landscaping, decorative paving and street furniture.

2.2.6

New sidewalks, trails, rights of way and parking areas will be encouraged to use permeable paving, natural stormwater treatment such as bioswales, and to plant large shade trees to reduce urban heat island effect and improve energy efficiency

Section 2.2.3 of the Official Plan states that avenues are important corridors along major streets where reurbanization is anticipated and encouraged to create new housing and job opportunities while improving the pedestrian environment, the look of the street, shopping opportunities and transit service for community residents.

Mid-rise buidlings are a component of a good avenue: they have a good scale and relationship to the street, supporting a healthy, animated pedestrian environment by lining the streets with doors, windows and active uses.

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2.3 â&#x20AC;˘ Precincts

The 2010 Avenues and Mid-rise Buildings Study identifies a list of best practices, evaluates the Official Plan Avenues based on historic, cultural and built form characteristics, establishes a set of performance standards for new mid-rise buildings, and identifies areas where the performance standards should be applied.

The Secondary Plan area is organized into six distinct Precincts, primarily based on land use. The four major Precincts, Precincts A, B, C and D, are located at the Jane and Finch intersection. Development within Precincts A to F will be subject to the completion of a Precinct Plan which will be consistent with the policies set out in this Secondary Plan, to the satisfaction of the City (refer to section 5.1). The majority of the site also falls within the Avenues as shown on Map 2 of the Official Plan (see right for Official Plan definition of Avenues).

The application of the Avenues policies of the Official Plan, consistent with the performance standards set out in the City Council adopted Avenues and Mid-Rise Building Study (2010), and 2008 Transportation Master Plan (TMP), will form the basis for review.

Policies

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2.3.1

The seven Precincts in the Secondary Plan area are shown on Map 2 and include the following:

Precinct A : Community-Employment Area

Precinct B : Residential

Precinct C : Jane-Finch Centre

Precinct D : Mixed-Use Commercial/Residential

Precinct E : Hydro Corridor

Precinct F : Metrolinx Maintenance and Storage

Facility

2.3.1.2

New development along Jane-Finch Avenue will be in accordance with guidelines set out in the Avenues and Mid-Rise Building Study.

2.3.1.3

As per section 2.3.3.3 of the Official Plan, new development requiring a rezoning or Official Plan amendment will not be allowed to proceed prior to an Avenue Study, unless otherwise approved by Council.

2.3.1.4

Upon completion of the Finch West LRT, a further amendment to the parking supply standards for commercial and office uses along the LRT corridor is encouraged, and will be determined through further assessment undertaken by the City to ensure that appropriate standards are in place for the Jane and Finch area.

2.3.1.5

All new development proposals will be subject to appropriate consultation with the Ward Councillor and local community.

Precinct A : Community/Employment Area This North-West Precinct is primarily intended to serve as a multipurpose, community service and employment hub. Portions of the Precinct along Jane and Finch Avenue will serve as a critical employment area, where the creation of office and institutional space will encourage the growth of the two largest employment sectors in the Jane-Finch community. Furthermore, new development along Finch Avenue presents an opportunity to create a more defined, pedestrian-friendly streetscape to accommodate the anticipated foot traffic generated through the Finch LRT. Policies 2.3.2.1

The creation of land parcels within Precinct A, particularly where Yorkgate Mall is currently located, will be mandated through the division of land.

2.3.2.2

Owners of well-located parcels of surplus lands and under-utilized space, such as lots with existing on-site parking, will lease rather than sell such properties. Priority will be given to York University and Seneca College, to establish an active partnership between the two institutions and the community and to draw a greater number of jobs to the area.

2.3.2.3

To further the role of Precinct A as the focus for the community, the provision of community facilities including, but not limited to the following, are promoted:

a) Licensed nonprofit child care facility(s) for infants,

toddlers and preschoolers;

b) Community service space for local non-profit organizations;

c) Youth drop-in centre;

d) Employment training centre;

e) Health clinic;

f ) Recreational facility(s).

2.3.2.4

The addition of landscaped open space along Yorkgate Mall Boulevard will be included. The implementation of a multiuse trail along this space will extend to trails running through Precinct C and D to connect the existing network of cycling paths, trails, and open space located in and surrounding this neighbourhood.

2.3.2.5

New development along Jane and Finch Avenue will be encouraged to take the form of mid-rise buildings used for commercial and office purposes, and will create an appropriate relationship between the street, public realm, and proposed buildings within an avenue, as set out in section 2.2.3 of the Official Plan.

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Policies 2.3.2.5

a) The minimum height permitted along the Avenues

will be no less than 10.5 metres (3 storeys); the maxi-

mum height permitted will be consistent with the pro

visions set out in The Avenues and Mid-Rise Buildings

(2010) Study.

b) Minimum setbacks will be consistent with the pro

visions set out in The Avenues and Mid-Rise Buildings

(2010) Study. c) Minimum and maximum densities will be consistent

with targets set out in Places to Grow (2006), and will

be subject to reevaluation following completion of the

Finch West Corridor LRT.

2.3.2.6

Permitted on-site uses will be in accordance with the guidelines set out in the Commercial Residential Zoning By-law (CR), with the following exception:

a) Gas stations will not be permitted.

b) No street-facing parking will be permitted.

2.3.2.7

Commercial and office units located along Finch Avenue shall front onto the pedestrian walkway to promote a lively, safe, and active streetscape

Precinct B : Apartment Residential Precinct

The apartment complexes in this area are over 35 years old.

The North-East Precinct, designated as Apartment Neighbourhood in the Official Plan, is characterized by its aging, “tower in the park” high-rises commonly associated with the Jane-Finch area. Given the area’s high population density, significant growth is not anticipated for this Precinct. As such, the main focus of this Precinct should be on improved safety and livability for residents. Compatible infill development may be permitted on site where there is sufficient underutilized space while providing good quality of life to residents. Additionally, given the site’s aging infrastructure, demolition and redevelopment is anticipated to occur in the future. The South-West section of the Precinct along Jane and Finch Avenue, which is intended to serve as a noise barrier against the avenue’s heavy traffic, is significantly underutilized, and should be redeveloped for public use.

Policies

The City of Toronto’s 2013 Tall Building Design guidelines establish a unified set of performance measures for the evaluation of all tall building development applications city-wide

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2.3.3.1

Adequate lighting will be installed and maintained throughout the site to improve public safety for residents. Minimum lighting requirements through site plan control shall be provided to ensure adequate coverage.

2.3.3.2

Where infill development or redevelopment is to occur, residential buildings must be built in accordance to the guidelines set out in the City of Toronto’s Tall Building Design Guidelines (2013).

Policies 2.3.3.3

Additional high-rise apartments shall not exceed current apartment heights to ensure appropriate development in relation to established buildings, and is subject to section 37 of the Official Plan.

2.3.3.4

A two new public parks located at the corner of Jane and Finch and at the North-Eastern portion of the Precinct (refer to Map 2) will be designated, constructed, and managed by the city subject to an Official Plan and Zoning By-Law amendment.

2.3.3.5

A minimum of 35% of landscaped open space will be required. subject to section 37 of the Official Plan.

Precinct C : Jane-Finch Square The South-East Precinct will be developed as a high-density, transit-supportive mixed-use corridor, and is intended to serve as a major community hub. A central feature of this Precinct is the addition of a centralized neighbourhood open space and a Jane-Finch Square, which will both provide opportunities for social gatherings such as the Sunday farmerâ&#x20AC;&#x2122;s market and create a sense of place and identity, as well as capitalize on the anticipated local foot traffic generated by the Finch LRT. The creation of additional land parcels within Precinct C, particularly where Jane Finch Mall is currently located, will be mandated through the application of land severances and be transformed into a neighbourhood centre with mixed-use buildings and a pedestrian-oriented structure. The Jane-Finch Square will provide variation in design and act as a neighbourhood centre that will provide connectivity and establish a sense of place. The redevelopment in Precinct C will undergo phased development to minimize the impact on the area, and ensure that it can be used in varying degrees during the process.

Policies 2.3.4.1

Precinct C will contain a centralized open space, acting as a small public square, as depicted in the land division map and may be managed by a board led by the present ward councillor and composed of local citizens and community group leaders.

2.3.4.2

The creation of additional land parcels within Precinct C, particularly where Jane Finch Mall is currently located, will be mandated through the application of land severances along the implemented rights of way.

2.3.4.3

New developments will be built based on the design guidelines provided by the Avenues and Mid-Rise Buildings Study enforced by site plan control.

An example of a potential public square design taken from the Waterloo Public Square.

The study identifies recommendations for urban design to promote new ideas for mid-rise buildings on Avenues. The study sets these recommendations in relation to the Official Plan and creates performance standards for the midrise buildings. Urban structure elements have requirements that need to be met according to the avenues and how they will fit to enhance the nature of the avenue.

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Policies 2.3.4.4

2.3.4.5

2.3.4.6

2.3.4.7

2.3.4.8

2.3.4.9

2.3.4.10 The parking that faces the street is underutilized; local commercial or retail options could engage passersby if implemented correctly.

2.3.4.11

New developments on established rights of way will:

a) Be developed in accordance to the provided

design guidelines for the Jane and Finch mobility hub; b) Include pedestrian access through access

points no further than 70 metres apart.

Owners of well-located parcels of surplus lands will lease rather than sell such properties for office or commercial use to promote employment opportunities and transit-oriented development along the avenue.

The sale and redevelopment of newly created properties will be done in a fashion that minimizes impact on the function of the site through phases at the discretion of City Planning.

Permitted on-site uses will be in accordance with the guidelines set out in the Commercial Residential Zoning By-law (CR), with the exception that gas stations will not be permitted.

No street-facing parking will be permitted along Finch Avenue. Parking and servicing must be located to minimize visual and functional impact on street edges, open spaces, and pedestrian routes.

Open spaces and streetscape will:

a) Maximize soft landscaping and minimize hard

surfacing with the exception of well-designed

and planted pedestrian squares and/or plazas.

b) Include attractive landscaping along a multi-use

trail that will run through Precincts A and D that will

connect to existing cycling paths, trails and natural

areas located in and around the Secondary Plan Area.

Precinct C will be developed in accordance with Section 2.2.2 of this Secondary Plan.

Commercial and office units located along Finch Avenue shall front onto the pedestrian walkway to promote a lively, safe, and active streetscape

Precinct D : Mixed-Use Commercial/Residential Precinct The South-West Precinct will be developed as a medium-density, mixed-use corridor, with commercial, office, and residential development along Finch Avenue. Few modifications will be made to the western and southern portions of the site, which serve as low- and 20

high-density residential areas respectively. Intensification along Finch Avenue will be the primary focus of this Precinct.

Policies 2.3.5.1

The creation of additional land parcels within Precinct D will be mandated through the division of land to encourage development of fine grain mixed-use commercial/office blocks.

2.3.5.2

Owners of well-located parcels of surplus lands will lease rather than sell such properties for office or commercial use to promote employment opportunities and transit-oriented development along the avenue.

2.3.5.3

Permitted on-site uses will be in accordance with the guidelines set out in the Commercial Residential Zoning By-law (CR), with the exception that gas stations will not be permitted.

2.3.5.4

No street-facing parking will be permitted along Finch Avenue. Parking and servicing must be located to minimize visual and functional impact on street edges, open spaces, and pedestrian routes.

2.3.5.5

New development along Jane-Finch Avenue will be in accordance with guidelines set out in the Avenues and Mid-Rise Building Study, contributing towards creating an active street frontage. Site-specific requirements for Precinct D include: a) The minimum height permitted along the Avenues

will be no less than 10.5 metres (3 storeys); the maxi-

mum height permitted will be consistent with the pro

visions set out in The Avenues and Mid-Rise Buildings

(2010) Study.

b) Minimum and maximum densities will be consis

tent with targets set out in Places to Grow (2006), and

will be subject to reevaluation following completion of

the Finch West Corridor LRT.

c) Pedestrian access directly from street.

2.3.5.6

The addition of landscaped open space along the western portion of the site will be included. The implementation of a multi-use trail will extend to trails running through Precincts A and C to connect the existing network of cycling paths, trails, and natural areas located in this neighbourhood

Rendering of mid-rise construction along a 20m wide Avenue, creating density at a human scale.

Precinct E : Hydro Corridor Policies 2.3.6.1

The City will work in partnership with the local conservation authority and community groups to promote and protect naturalization of the corridor, consistent with section 4.4 of the Official Plan.

The following studies provide inspiration for future concepts that may be implemented: Scarborough Centre Butterfly Meadow The Green Line: a 5 km linear park and trail in Torontoâ&#x20AC;&#x2122;s Dupont hydro corridor FoodShare Toronto Pilot Project: Turning Hydro Corridors into Urban Farms

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Policies 2.3.6.2

Environmental assessments and Electromagnetic Field Management Plans may be conducted and created to evaluate the viability of restoring underutilized hydro corridor space through the implementation of playing fields, meadows, urban farms or other such initiatives.

Precinct F : Metrolinx Storage and Maintenance Facility Precinct F is presently owned by Metrolinx, a provincial agency, and is therefore not within the jurisdiction of policies established by the City of Toronto. The following guidelines, passed as a Notice of Motion by Council, are intended to serve as a suggestion for Metrolinx in moving forward with the construction and design of the proposed Maintenance and Storage Facility.

Policies 2.3.7.1

No street-facing parking will be permitted along Finch Avenue.

2.3.7.2

Metrolinx is encouraged to consider a broad range of uses on the lands beyond the required functional and technical Maintenance and Storage Facility components, including, but not limited to commercial and office space.

2.3.7.3

Proponents are encouraged to minimize the footprint of the Maintenance and Storage Facility and to identify areas where potential development could occur,especially along Finch Ave.

2.3.7.4

Improved landscaping is encouraged along Finch Avenue to improve the current streetscape, as well as the inclusion of stormwater management ponds, green tracks, and green roofs in the final site design.

2.3.7.5

Metrolinx is encouraged to apply innovative approaches in the design and engineering of the site to optimize social, economic and environmental returns to the community.

2.3.7.6

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Metrolinx is encouraged to establish a community engagement protocol between bidders responding to the Request for Proposals and community members.

3.0 â&#x20AC;˘ Shaping the Community 3.1 â&#x20AC;˘ Land Use Designations

The Secondary Plan area is currently comprised of five Official Plan land use designations: Mixed Use, Apartment Neighbourhoods, Neighbourhoods, Utility Corridor, and Parks and Open Space. For the intent and purposes of this report, the Residential land use area will not be addressed in the policies below.

Policies

As per the proposed development framework set out in section 2.2,within an Official amendment required for the on 3.1.1 Land use designations thisPlan Secondary Planisarea are shown following precincts: Map __. Lands will be developed in conformity with the related land

policies a) Precinct which would change current policies: land use designation in theA,Official Plan and the the following

use on the northern portion of the site from Mixed- Use to Institutional.

b) Precinct D, which would change the current land use on the western facing portion of the site from Mixed use to Parks and Open space.

c) Precinct F, which would change the current land use from residential and mixed use to institutional.

d) Precincts A, B, C and D, where new parks and open spaces designations are included (as seen in Map 2).

Land use designations within this Secondary Plan area are shown on Map 3. Lands will be developed in conformity with the related land use designation policies in the Official Plan and the following policies:

Institutional Areas The lands designated as Institutional Areas consist of lands reserved for community services, health, and educational institutions. These institutions are important employers and service providers and will continue to grow to serve the needs of the Jane-Finch community for years to come. Development of the area will foster economic growth, provide employment opportunities and assist in the creation of supportive relationships with local businesses and institutions, and the community.

Policies 3.1.2.1

The Institutional Areas will be developed with priority given to community organizations and York University and Seneca College to encourage institutional employment within the area.

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Mixed Use Lands

Mixed Use lands located along Jane and Finch Avenue corridor will be developed to include pedestrian-oriented mixed-use buildings with retail, office, and service uses located at-grade.

Policies 3.1.3.1

Mixed Use Areas will provide street-related development that will:

a) Consist of a broad range of commercial, resi

dential, office and institutional uses in mixed-use buildings;

b) Have buildings that are built at or in close proximi

ty to the streetline;

c) Have building bases that are developed at a

pedestrian-scale height, with storefronts facing to

wards the street; and

d) Include adequate lighting levels for pedestrians.

3.1.3.2

The provision of single-use office and commercial buildings is discouraged

Apartment Neighbourhoods High-rise apartments serve as the prevailing building type for areas designated as Apartment Neighbourhoods. Any future development to occur on these lands must be gradual and sensitive to the surrounding built form and land use context, so as minimize disruption to residents living in the area.

Policies 3.1.4.1

3.1.4.2

Where new residential development is to occur through infill or redevelopment, a full range of housing types and opportunities --as permitted within Apartment neighbourhood land uses in the Official Plan--will be encouraged.

Where new high-rise apartments are proposed, development will be consistent with requirements established in the City of Torontoâ&#x20AC;&#x2122;s The Tall Building Design Guidelines (2013).

Where new residential development is to occur, development will be consistent with requirements established in the City of Torontoâ&#x20AC;&#x2122;s The Tall Building Design Guidelines (2013).

Utility Corridor The utility corridor located within the Jane and Finch Secondary Plan area is integral to ensuring connectivity with existing cycling and pedestrian paths and parks throughout the site.

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Policies 3.1.5.1

As per section 4.4 of the Official Plan, where Utility Corridors are declared surplus, they may be acquired or leased by the City or other public agencies for public services and amenities. Examples include: bicycle and pedestrian trails, community and allotment gardens, linear parks and open space or shared parking facilities.

3.1.5.2

Where appropriate, development or redevelopment of lands nearby or adjacent to Utility Corridors will: protect access to any potential bicycle and pedestrian trail or park and open space, and; provide access where such a recreation facility exists.

Parks and Open Space The proposed parks and open spaces within the Secondary Plan area is shown on Map 4. Additional parks and landscaped open space is encouraged within the Secondary Plan area to improve the health and livability of the Jane and Finch neighbourhood. Further provisions are outlined in section 3.4 of this plan.

Policies 3.1.6.1

Parks and open spaces will be:

a) Developed, landscaped, and maintained to provide

adequate space for active and passive recreational purposes;

b) Highly visible with good public street frontage and lighting;

c) Designed to create a safe, accessible and comfort

able environment for people of all ages and abilities.

3.2 â&#x20AC;˘ Housing The policies set out in this Secondary Plan will promote a full range of housing to accommodate households of all income levels. Public-private partnerships will be prioritized to produce sustainable and diverse housing types for individuals and families living in the Jane and Finch community.

The Jane and Finch area has below city average homeownership levels and policies will be put in place to address this deficiency. In regards to housing location, guidelines will be set to ensure that residential development is in close proximity to essential services and amenities. Mixed-use, high-density buildings can promote social interaction to enhance the social aspects of the residents living in Jane and Finch. By creating a sense of ownership shared by all residents, urgency will be placed on the maintenance of the community as a whole as an approach to keep land values at a competitive rate.

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Policies 3.2.1

3.2.2

Where possible, residential development shall be built in proximity to major transit routes, such as the proposed Finch West LRT line. All residents living in the site area will live within a 500 meter walking distance from the proposed Finch West LRT stops, in accordance to guidelines set out in the 2008 TMP.

3.2.3

Replacement rental housing is permitted, in accordance with Section 3.2.1 of the Official Plan, in addition to new affordable housing development. These may be in the form of affordable ownership housing and non-profit co-operative housing to ensure a full range of housing tenure and affordability may be achieved.

3.2.4

Mixed-income housing shall be established through partnerships between private developers, local community organizations, and the City in the allocation of 30% of affordable units in all new residential buildings.

3.2.5

Transformation of market rental units into affordable units in existing residential buildings; every fifth market rent unit will be transformed into an affordable unit.

3.2.6

3.2.7

3.2.8

3.2.9

3.2.10

26

Housing for this site will be in conformity with section 3.2.1 and other relevant policies in the Official Plan. Along with the following policies:

All future developments will follow the required tier of the Torontoâ&#x20AC;&#x2122;s Green Standard where applicable and are encouraged to reach tier 2 to provide sustainable opportunities for the community.

Prioritizing active transportation and infrastructure by creating designated bicycle storage in residential buildings and ensuring building setbacks allow for sufficient pedestrian sidewalks.

Ensuring operational systems are efficient by having regular maintenance checks and involving commissioning authorities.

Owners are also encouraged to consider the renewal and retrofitting of existing multi-unit apartment buildings in order to extend their life and improve energy efficiency.

Keeping natural heritage unharmed by enhancing the natural environment present in the community and creating a connection between residential buildings and open spaces.

Working with residents to get their insight on their values.

Through hosting public meetings to provide feedback on design and functionality for future and existing buildings.

Policies 3.2.11

Where redevelopment of rental property is necessary, it may be done through infill and intensification of existing rental property.

3.2.12

Existing tenants that are subject to relocation as a result of demolition or redevelopment of properties shall be provided relocation assistance and given the right to return within a reasonable time period.

3.3 â&#x20AC;˘ Community Facilities &

Social Services

Found within the Jane and Finch Secondary Plan area are three community centres: York University TD Community Engagement Centre, the Black Creek Community Health Centre and the York West Ontario Early Years Centre. Just 500 metres north of the site is the Jane Finch Community and Family Centre. All of them provide many amenities to residents living within and surrounding the site including mental health, sexual health, youth and financial aid programs as well as government letter interpretation aid and community information boards.

As development and growth occur in the site pressure on existing services will require a review and evaluation of existing facilities and services to ensure the creation of well functioning and liveable communities. Map 4 identifies the reserved space as a point of interest for centralizing community facilities and social services in that area.

Policies 3.3.1

Community facilities and social services will be required to be improved upon to better meet the needs of the residents within and surrounding the Jane Finch Secondary Plan area.

The renovation or expanding of existing facilities and services as well as the establishment of new community facilities will be created to reach the necessary level of facilities and services to support the development of the Secondary Plan area.

3.3.2

Community facility and social service priorities for the area include: additional active recreation amenities, encouragement of implementation of public art throughout the site, improving employability of residents, expanded library services and counselling services. These priorities may be modified as a result of evaluation of the facilities and services and to support Precinct plans.

3.3.3

New community facilities and services required for the Secondary Plan area will be:

27

Policies

28

3.3.3

a) Located in Precinct A in the area highlighted in

Map 1 as reserved for community services in close

proximity to rights-of-way, open space and the Hydro Corridor;

b) Located in a fashion that is highly visible and ac cessible;

c) Located in such a way to have strong pedestrian,

cyclist and transit connections;

d) Designed as multi-purpose facilities that are adapt

able to changing needs over time.

3.3.4

Renovated or expanded community services and facilities required for the Secondary Plan area will be:

a) Located within Precinct A, B or C;

b) Located in such a way to have strong pedestrian,

cyclist and transit connections;

c) Designed to support residential growth through

a variety of programs and amenities to support differ

ing interests of residents;

d) Designed to promote sense of community pride.

3.3.5

Preferred locations for community services and facilities within Precinct A, B or C will be determined based on:

a) Demographic profile of residents;

b) Identification and evaluation of existing services

and facilities;

c) Identification of essential services that are currently

non-existent or lacking in quality or size.

3.5.6

Active recreational amenities, such a arenas and libraries, may be located on public city-owned land or integrated with private developments.

3.5.7

Some community facilities, such as child care and social services may be integrated within private developments.

3.5.8

Partnerships with colleges and universities will be encouraged for programs and training for skilled labour force development.

3.5.9

Section 37 of the Planning Act will be used as a tool for implementing community facilities and social services.

3.4 â&#x20AC;˘ Parks and Open Space Areas

A major drawback for residents living in the Jane and Finch area is the lack of available parks and open spaces. Many of the current on site open spaces are underutilized and not developed to their full potential and many of the open spaces are fenced and unappealing to the community. The open spaces by the high rise apartment towers in Precinct B, the hydro corridor, and behind Yorkgate Mall in Precinct A are prime examples of underutilized spaces that can be revitalized for more efficient open space uses. Parks and open spaces should be improved to ensure the community feels safe while increasing public engagement and pride. New connections of open space will link existing trails, parks and bike networks throughout the site to ensure an efficient parks and open space system is established.

Refer to section 4.4 Parks and Open Space Opportunities to see the following; Major policies, precincts, future developments and amendments.

Policies 3.4.1

The proposed parks and open space for the Jane Finch Secondary Plan area are indicated in Map 4.

3.4.2

Areas of focus will prioritize safety, accessibility, and engagement of new and existing open spaces.

3.4.3

The adequate provision of lighting shall be required for all new parks and open spaces to promote greater safety of all public spaces in the area.

3.4.4

The renovation or expansion of parks and open spaces may be implemented to accommodate growth in the Secondary Plan area.

3.4.5

Any new parkland will be a size that enhances recreational programming and will be strategically located to enhance the connectivity of and integration with the existing parks and open space system.

3.4.6

Section 42 of the Planning Act, which outlines basic parkland dedication requirements, will be used as a tool for implementing parks and open spaces.

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3.5 â&#x20AC;˘ Circulation

Currently the Jane and Finch Secondary Plan area has a lack of connectivity and accessibility within and surrounding the site. As growth occurs in the area, demand for better roads and a pathway network will increase. The policies found within this section will guide the improvement of circulation within the site including: accessibility to transit, multi purpose trails and sidewalk design.

The addition of 4 new rights-of-way is recommended for the Secondary Plan area. New Link A and B would be located in Precinct C and would be intended for pedestrian access only. Link C would be located in Precinct A and would have access to all modes of transportation. Finally, Link D would traverse Precinct A to D to C and would be a multipurpose trail intended for cyclists and pedestrians.

Policies

30

3.5.1

The proposed rights of way within the Jane Finch Secondary Plan area is shown in Map 5.

3.5.2

The exact location and configuration of the right of ways will be determined through any applicable environmental assessment process and the Precinct Plan process and may result in adjustments to what is depicted on Map 5. Staged implementation should be considered in order to complement development and to achieve an integrated circulation network throughout the area.

3.5.3

In addition to the policies laid out in section 2.4 of the Official plan the circulation network in the Secondary Plan area will:

a) Be designed to encourage active transportation

such as walking and cycling as well as transit use;

b) Connect pedestrian routes with public destinations

including transit stops, bicycle trails, public squares

and parks;

c) Provide amenities to cyclists including bike racks

and bike sharing in convenient locations;

d) Provide bike lanes and sidewalks on both sides of

arterial and local roads;

Policies 3.5.3

e) Ensure attractive streetscape with generous space

for tree planting and landscaping;

f ) Ensure accessibility for all emergency and public

service vehicles;

g) Integrate new development with the existing infra structure;

h) Be public right of ways maintained by the City.

3.5.4

New Link A, B and D are intended to have a reduced minimum right of way width of 13.5 metres to establish local character. Link C will be a local street and shall have a minimum 18 metre right of way width.

3.5.5

Where appropriate parking for new development, including infill development, shall be provided below grade.

3.5.6

Development with have regard for requirements to accommodate future transit improvements. Particularly along Finch Ave.

4.0 • Opportunities

4.1 • Future Development

The Jane and Finch Secondary Plan sets the foundation for many different opportunities for development to occur within the site’s boundaries. Thus it is imperative for all future developments such as retail and residential, to encourage conformity with the rest of the city.

Policies 4.1.1

4.1.2

All future residential developments will secure the current and future housing needs of tenants by:

a) Providing appropriate number of rental housing

that reflects current rental usage on the site and the

area that surrounds the boundaries of Jane and Finch;

b) Providing housing that reflects the family demo

graphics of the site and the surrounding area by en

suring that housing with the appropriate number of

rooms for families;

c) Ensuring that affordable housing such as non-profit

cooperative, affordable ownership and/or affordable

rental opportunities are provided.

All future developments will follow the required tier of the Toronto’s Green Standard where applicable and are encouraged to reach tier 2 to provide sustainable opportunities for the community.

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Policies 4.1.3

Development in the site will be transit supportive and be in accordance with section 1.1.3.2 in the Provincial Policiy Statement. Development on Finch Avenue will accommodate for the Finch West LRT and also the possibility of the Jane LRT being created along Jane Street. In particular, accommodating future platforms will influence the design of building setbacks and rights of way.

4.1.4

Development that will occur on the site will be at the human scale and will contribute to street life and the overall vision of this secondary plan.

4.1.5

Future developments will provide appropriate transition into neighbouring areas of the site.

4.1.6

This secondary plan is acknowledging the possibility of Metrolinx incorporating mixed development on the Finch West LRT Maintenance and Storage facility which has been included in the site boundaries. If Metrolinx decides that they will create a mixed use site, it is encouraged/expected that this opportunity provided to the community by Metrolinx will follow what has been delivered in this Secondary Plan for the Jane and Finch area.

4.2 â&#x20AC;˘ Mixed Use Development With a significant portion of the Jane and Finch Secondary Plan area currently being underutilized, several key opportunities exist for transit-supportive, mixed use development along Jane-Finch Avenue, as well as intensification of existing Mixed Use Areas within the Secondary Plan area (see section 2.3). There is currently no existing development on site that exhibits both residential and non-residential use. To facilitate land use certainty for existing and future businesses that would like to locate in the Secondary Plan area, all new development in Mixed Use Areas will include an employment component on site, whether it be for retail or office use. This will help to ensure that there is provision of a variety of local product and service-based businesses to provide a broader range of employment options for the community.

With the possible addition of the Finch West LRT, transit-oriented development in Mixed Use Areas will help to transform the Secondary Plan Area into a sub-centre promoting walkability and future residentsâ&#x20AC;&#x2122; proximity to work, home and transit

32

Policies 4.2.1

New development and intensification will be sensitive to height, mass, location and in this regard, be contextually consistent with the all other areas designated as Mixed Use.

4.2.2

The primary use of these lands will be for commercial, residential, and office purposes.

4.2.3

Future development within mixed use areas will support and will intensify both residential and employment uses. Flexible mixed use regeneration through the creation or expansion of commercial businesses and residential apartments is promoted.

4.2.4

Mixed Use Areas will provide a range of employment options, such as retail and service-based commercial, with the exception of large-scale manufacturing.

4.2.5

Future development decisions should be refined in a public process involving neighbouring residents.

4.2.6

New developments in Mixed Use Areas will be mid-rise (5-12 storeys) to low rise (up to and including 4 storeys) structures, in accordance with the Avenues and Mid-Rise Buildings Study (2010).

4.2.7

New development will be focused along the Jane Street and Finch Avenue frontages. Proponents will be required to allocate a minimum gross floor area at grade level to non-residential uses, such as retail or offices, that will support the economic function of the Secondary Plan. Minimum gross floor area for these structures will be:

a) 0.45 for mid-rise buildings

b) 0.15 for low rise buildings

4.2.8

Where it is possible, the provision of on site parking is strongly encouraged to be at below-grade level rather than at or above grade. However, parking provision may be reduced in Mixed Use Areas that are in close proximity to the proposed “Finch” subway station or other rapid transit access, provided that it can be demonstrated how the projected increase in travel can be accommodated by these alternative modes.

4.2.9

Lands designated as Mixed Use Areas on Map 3, support the establishment of an intensive mixed-use sub-centre with transit-oriented development in the vicinity of the potential future Finch West LRT “Finch” station.

33

4.3 â&#x20AC;˘ Institutional

The Jane and Finch Secondary Plan area is primarily consisted of the land use designation Mixed Use. This designation allows for institutional opportunities to be further expanded. Specifically, the northern portion of Precinct A, reserved for institutional community services and facilities, will create opportunities to include the implementation of a library facility as well as the expansion of York University and Seneca College Postsecondary programming that is currently located in Yorkgate Mall.

Precinct A will provide more space for community uses that serve the Secondary Plan Area as well as the communities surrounding it.

Refer to section 3.3 Community Facilities and Social Services for policies on the development of community uses.

4.4 â&#x20AC;˘ Parks and Open Space The Jane and Finch Secondary Plan aims to expand and improve existing parks and recreational facilities to ensure that the community of Jane and Finch can adopt a more active and engaging lifestyle. Connectivity of parks and open space with adjacent Precincts as well as with the surrounding neighbourhood as a whole shall be prioritized.

Policies 4.4.1

4.4.2

34

The priority for the future development of parks and open spaces in this Secondary Plan are:

a) Re-use the open space behind Yorkgate Mall to

better serve the community;

b) Provide multi uses for the hydro corridor which will

be safe, well maintained, and will generate more

community engagement; and

c) Creation of open space in Precinct C, which will act

as a major community, commercial, and social

hub that is in close proximity to transit and the future

public square.

New parks and open space will:

a) Encourage public art and community gardens to

promote diversity, safety, and to create a sense of

place within the community;

b) Be integrated with human orientated development

and the broader public realm.

5.0 • Implementation

5.1 • Development Framework for Precincts Policies 5.1.1

All development application proposals within Precincts A to D will require a detailed Precinct Plan. Precinct Plans will not be required for development proposals within Precincts E and F. Precinct Plans will be consistent with the policies and provisions outlined in this Secondary Plan.

5.1.2

Development proposals along Jane Street and Finch Avenue will be consistent the City of Toronto’s Mid-Rise Buildings Study (2010). Residential development proposals in Precinct B will be consistent with the City of Toronto’s Tall Building Design Guidelines (2010).

5.1.3

Development applications that require one or more of the following must submit a Precinct Plan to ensure conformity with the provisions in this Secondary Plan:

a) Zoning By-law Amendment

b) Draft Plan of Subdivision

c) Part Lot Control or Consent

5.1.4

Precinct Plans must be comprehensive in nature. Proposed development within each Precinct will have regard to its impact on adjacent Precincts as well as the background context provided in this plan.

5.1.5

Precinct Plans will include the following, unless otherwise permitted by the City:

a) Land use plan;

b) Proposed street and block patterns;

c) Transportation Precinct Study;

d) The location of landscaped open space;

e) The location, dimensions, and character of public

spaces, pedestrian routes, and cycling paths;

f ) The location of building entrances and street-relat

ed uses

g) Completion of a Community Service and Facilities

Strategy, consistent with section 3.3 of this plan;

h) Proposed massing of buildings, including height,

setbacks, and the distribution of density;

i) The general location, dimensions and treatment of

vehicular access points and on site parking lots;

j) Phasing plan for implementation of roads and mu

nicipal servicing; and

k) Identify areas for public art, tree planting, and open

space on site.

35

5.2 â&#x20AC;˘ Zoning By-Laws Policies 5.2.1

5.2.2

Zoning By-law amendments will be used as a tool to implement the policies of this Secondary Plan, and to achieve appropriate and desirable development in line with the goals outlined for each Precinct in section 2.3, including rezoning for but not limited to:

a) The facilitation of land division;

b) Minimum and maximum height allowances along

Jane and Finch Avenue;

c) Minimum and maximum densities;

d) Minimum front and side yard setbacks; and

e) Changes in zone category in Precincts A and F. Zoning By-laws will incorporate transit-supportive, avenue development regulations, to establish:

a) A full range of housing opportunities;

b) A mix of land uses;

c) Appropriate built form standards;

d) Minimum and maximum net site development

densities and building heights;

e) Minimum and maximum parking standards; and

f ) Minimum landscaped open space.

5.3 â&#x20AC;˘ Land Divisions Policies 5.3.1

Land divisions will be used as a tool for redevelopment to allow for a more gradual process of redevelopment, which will enable the current built form to be replaced with a minimal impact on current land uses.

5.3.2

Precincts with Mixed Use development will be subdivided to create land parcels that will facilitate fine grain development consistent with the specifications set out in section 2.3.

5.3.3

Newly created property lines will be enacted at the same time as new rights-of-way.

5.4 â&#x20AC;˘ Site Plan Control Policies 5.4.1

36

Site Plan Controls will be used to ensure that new developments will adhere to the goals and objectives set out in the Jane and Finch Secondary Plan, and to ensure consistency with other applicable City guidelines, such as the Tall Building Design Guidelines (2013) and the Avenues and Mid-Rise Buildings Study (2010).

Policies 5.4.2

The City of Toronto will establish a Site Plan Control process for use with specified properties and developments for each Precinct.

5.4.3

All Site Plan proposals will be comprehensive and shall consider the surrounding context of the site boundary beyond that of the Precinct.

5.4.4

Site Plan Control will be used in redevelopment areas as a temporary measure to guide the restructuring of these spaces, but will not be continued once a coherent neighbourhood character has been established.

5.5 â&#x20AC;˘ Section 37 Policies 5.5.1

Section 5.1.1 of the Toronto Official Plan in regards to Section 37 of the Planning Act will be used for the Jane and Finch Secondary Plan. Along with the policies identified below:

5.5.2

The following priorities will be used for determining the appropriate community benefits in exchange of granting a height and/or density increase for a particular project that is greater than the Zoning By-law would otherwise permit:

a) Improvements to and/or expansion of existing

parks and open space;

b) Improvements to and/or creation of community

facilities and social services;

c) Creation or expansion of amenities for pedestrians

and cyclists;

d) Inclusion of public art into public spaces;

e) Creation of affordable housing and affordable rent

al housing

5.6 â&#x20AC;˘ Community Improvement Plans Policies 5.6.1

Precincts A, C and D of the Jane Finch Secondary Plan Area may be jointly identified as a Community Improvement Project Area to promote reinvestment and revitalization, and to provide direction on the following:

a) Allocation of public subsidies for the physical reha

bilitation of private land;

b) Investment in economic growth;

c) Investments for stimulating the availability of afford

able housing, improving social and environmental

conditions and promotion of cultural development.

37

Policies 5.6.2

Section 5.2.2 of the Toronto Official Plan in regards to Section 28 of the Planning Act will be used for the Jane Finch Secondary Plan area.

5.7 â&#x20AC;˘ Interpretation Policies 5.7.1

The Jane and Finch Secondary Plan should be read in conjunction with the Official Plan to fully understand its comprehensive intent for decision making within a policy framework.

5.7.2

Boundaries for this Secondary Plan can be seen in Map 1.

5.7.3

All policies established in this Secondary Plan will be included as shaded text. Additional context and background information for each section will be provided as unshaded text and in the sidebars to assist in clarifying the intent of the Secondary Plan policies.

5.7.4

Areas where the vision of the Secondary Plan is maintained, minor adjustments to the boundaries and proposed location of street or cycling connections shown on Map 5 will not require amendment to the Secondary Plan.

5.7.5

The responsibility of providing the proposed streets, parks, services or infrastructure within the Secondary Plan is not limited to that of the City. Private or Nonprofit Institutions may also assume responsibility for financing or implementing these services and infrastructure.

5.8 â&#x20AC;˘ Site Specific Policies Policies 5.8.1

38

The intersection of Jane and Finch Avenue is subject to Special Policy Area 4, which sets out parking space rates for designated areas. This area will be rezoned to allow for a reduced number of parking required, consistent with the goals and objectives of this plan. A Transportation Impact Study will be conducted prior to the rezoning of the Jane and Finch corridor.

Appendix: Map 1

Jane and Finch Base Map

Âą

Legend Site Boundary

1/8,000 0 62.5 125

250

375

500 Metres

39

Appendix: Map 2

E

A

B

F

D

Jane and Finch Precincts Map

Âą 40

C

Legend Site Boundary Precincts

1/8,000 0 62.5 125

250

375

500 Metres

Appendix: Map 3

t.

Jane S Finch

Jane and Finch Land Use Map

Âą

Legend

1/8,000 0 62.5 125

250

375

Ave.

500 Metres

Site Boundary

Neighbourhoods

Proposed Parks & Open Space

Apartment Neighbourhoods Mixed Use Areas

Proposed Institutional

Hydro Corridors

41

Appendix: Map 4

t.

Jane S

Finch

Jane and Finch Community Services and Open Space

Âą 42

Ave.

Legend Hydro Corridor Proposed Open Space

1/8,000 0 62.5 125

250

375

500 Metres

Reserved for Community Services Points of Interest Site Boundary

Appendix: Map 5

Jane and Finch New Circulation Map

Âą

1/8,000 0 62.5 125

250

375

500 Metres

Legend Site Boundary New Auto Link New Pedestrian Links Potential Pedestrian Links New Multi-use Link

43

Charette Summary This Design Charette Summary Report on the Jane and Finch neighbourhood will briefly discuss potential concepts and plans through brainstorming, overall analysis of the site, and rough sketches and design. Our design charrette focused on understanding the strengths, weaknesses, opportunities and threats present within our site so that we could see where land use designations needed to be changed. These land uses are strongly tied with any new transportation routes found or needed within the site. Additionally, we created precincts that will serve as the phasing that will come with construction when the secondary plan is approved. The maps for our SWOT analysis, proposed land use, concept, transportation, and precinct maps are included in the analysis below.

Opportunities Above is a picture of the brainstorm that occurred on November 25th, 2016. In terms of opportunities, there are employment opportunities offered by Seneca College and York University. This can help residents find local jobs to allow them to live and work in close proximity to each other. Open space on the parking lots for the shopping malls is available for redevelopment. The open space can change the built form of the area bringing in new opportunities for commercial use. Further, the new development can bring needed investment into the community. Another opportunity present in the community is the dense and diverse population residing in Jane and Finch. The population, with the help of community associations, can create a welcoming environment of the neighbourhood for others visiting the site. Lastly, the width of the avenues along Jane and Finch allow for the space for the proposed LRT tracks without harming the pedestrian walkways. The streetscape, as a result can remain unharmed and space for public art can add to the beautifying of the neighbourhood.

44

Constraints When looking at constraints, there is limited service opportunities for the people and the overall neighbourhood. It lacks in community and family services which results in having low community engagement. Having few services keeps people in their homes and prevents them from going out and understanding their neighbourhood. On the other hand, its overall built form prevents essential constraints to the accessibility and connectivity of the Jane and Finch neighbourhood.Moreover, due to its negative reputation, Jane and Finch may discourage investment as developers or investors feel that opportunity for returns will be minimal compared to other areas in the city. It also prevents people from outside the neighbourhood from wanting to come and visit the area which can further hurt it socially. Lastly, new development in the area may drive out low-income families currently living in the area due to increase in land values.

Vision Statement The Jane and Finch Secondary Plan will guide the creation of a community oriented, mixed use space where people are connected to job opportunities within and outside of the community. Our guiding principles strive to establish a sense of place that is not only safe and inclusive, but welcoming to visitors. The residents will be connected to the available facilities and services as well as redesigned public space.

To the right you will find the Proposed Land Use map that our group has come up with. While some of the colouring is difficult to read, of note is the new designations pertaining to institutional use. The plan is to create space for a new community centre that backs onto the green space provided by the hydro corridor. We plan to collaborate and compromise with the Metrolinx Storage Facility to allow some retail space where the new development will flank onto Finch Ave in accordance with the Avenue study, to allow for a continuation of pedestrian interest in terms of views. We will discourage the blank parking space and bare walls proposed by the current development drawings of the MSF. Additionally, we will create land use that encourages a bicycle path behind the residential area backing onto Elana Dr. We shall reclaim some privately owned land and designate it as open space, this is the land currently owned by the three apartment towers and is shown in green on the south-eastern quadrant. We will not touch the community garden, but instead we shall revamp the space to be more community oriented. A more indepth analysis is provided in the Concept Plan section, which outlines potential policies for each of the four quadrants we have split the site up into.

N 45

Guiding principles

1) Safety 2) Rebuilding Identity 3) Connectivity 4) Human oriented design 5) Mixed use 1) Safety (goal)

- Increasing lighting (objective)

- Community art/murals (making it â&#x20AC;&#x153;visually safeâ&#x20AC;?)

By increasing the amount of lighting in the neighbourhood, the security of residents is enhanced. A result of this may be that residents may feel more safe as visibility is improved, especially in areas that are visited less frequently. In addition, community art and murals are a way to enhance the visual appearance of the neighbourhood. This in turn can help residents feel more at home by bringing a sense of belonging and safety.

2) Rebuilding identity

- Community engagement

- Business Improvement Area A collective sense of ownership of the neighbourhood can promote community engagement. The public art and community gardens can enhance the interaction between residents as they have a say in what they want to see in their community. Also, the neighborhood can be considered a Business Improvement Area as there is expected investment in the neighbourhood due to the development of the LRT along the Finch corridor. The identity of the community will be represented as there will be local influences on the new development.

3)Connectivity

- Accessibility of job opportunities with the LRT

- Connecting paths through neighborhoods The future LRT along the Finch corridor will enhance the connectivity to the neighbourhood. More reliable options for public transit will enable people to access the neighbourhood from all parts of the city. In addition, connecting the neighbourhood with paths and walkways that intersect the neighbourhood - especially along the built up portions in each of the quadrants will improve connectivity in the neighbourhood itself.

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Guiding principles 4) Human-oriented design

- Diverse building facades

- Street furniture

- Height limits

- Reallocation of sidewalk/avenue space

Human-oriented design throughout the Jane and Finch neighbourhood is essential. Applying street furniture with generate public interaction, allow the residents to have a sense of the place and will make it more comforting and visually appealing when visiting. In addition, applying attractive facades and street frontage will further increase its visual appeal, and will also make it a place worth visiting, not just for the community but also other neighbourhoods around them. On the other hand, height limits and restrictions must be considered to ensure that it is pedestrian friendly and that it opens the way for natural lighting. Plus, having huge infrastructure makes it overwhelming for those walking along which would create a negative appeal in the intersection. Lastly, reallocation of sidewalks and avenue space shall be applied to ensure there is a connection with the proposed LRT tracks. They must work unison to guarantee it does not create conflict with the pedestrian walkways along the avenues which are vital in the site.

5) Mixed-use

- Micro-lot size that lets small local businesses thrive

- Redesigned spaces Redesignating spaces will allow micro-lot size businesses. As a result, creation of mixed-use development can pave the way for economic and social opportunity across the community. The end result will see mix of commercial and other types of uses to create an environment that draws people into the area. In addition, the small local business must have efficient accessibility and connectivity to other uses in the neighbourhood to ensure that vibrancy remains in the community.

Concept Plan Our concept plan involves splitting the site into the four quadrants outlined in our preliminary background report and creating quadrant-specific policies that are in accordance with the guidelines stated above. The following is a summary of the brainstorm that occurred on November 25, 2016, and underneath is the actual sheet that features the policies. Under the Concept Map is the Transportation Map. This map proposes that new roads be constructed to serve the proposed community centre (laneway), and to add life to the space inbetween the apartments buildings that is of a better design than what is currently present (laneway). Underneath that map is the Precinct Map, which is a map designed so that the Secondary Plan can move forward in phases relating to specific functions within each precinct.

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Possible Future Policies and Concepts South East Area Parcelized the area Centralized open space Introduce arcades Intensified mixed used space with ground level shopping and at most 80% of the avenue width for the height (see avenue study) Keep the freshco?

Circulation that infiltrates the space and creates a variation of space Fine grain lot sizes create opportunity for mom and pop stores, more retail opportunities Every ___ m have walkway to open space Increased lighting South West Area Bike path along the back of the devâ&#x20AC;&#x2122;t, back of houses Mixed use along avenues (retail w/ apartments) Hidden parking/underground Beautified street frontage

Concept Map

North West Area: Prioritize community services near hydro corridor Mixed use, intensification along avenues Convert unused space into open space Market space (Sunday Market relocation) Reduce parking except for community services Underground parking Employment opportunities North East Area: Improving existing open space; beautification, street furniture, Connectivity throughout three buildings Increased lighting Encourage public art + community gardens Mixed use, intensification along avenues (avenue studies) Keep existing buildings Centralized area for residents

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N

Transportation Map

Precinct Map

Next Steps The summary report will be posted as an appendix to the final report and will guide us for the creation of the secondary plan.The design charrette principles will inform the policies outlined in the secondary plan. Furthermore, the vision statement outlined will pave the way for our future concepts and policies, as they will dictate our broad ideas and principles. The next steps will consist of looking at relevant policies that are implemented regarding the Jane and Finch neighbourhood. This can be done through looking at other secondary plans and the official plan of the City of Toronto.

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