Kipling Village Secondary Plan by Kazi.Musaddique.Hossain

KIPLING VILLAGE SECONDARY PLAN Prepared by Group 10

PLG 520 // December 3, 2019

This document was prepared for the purpose of the PLG 520 Land Use Planning Studio at Ryerson Universityâ&#x20AC;&#x2122;s School of Urban Planning and was made for Professor Ron Keeble. This document was prepared by: Erica Forrest Debra Gervais Anthony Guddemi Kazi Hossain Ellis Lewis Sophia Luu Adrienne Mariano Zhuowen Pan Carolina Stec James Todd Submitted on December 3, 2019

This page is left blank on purpose.

TABLE OF CONTENTS

1.0 INTRODUCTION

1.1 LETTER OF TRANSMITTAL 1.2 OFFICIAL PLAN AMENDMENT 1.3 INTERPRETATION

01 02 03

2.0 INTENT

3.0 VISION STATEMENT AND GUIDING PRINCIPLES

3.1 VISION STATEMENT 3.2 GUIDING PRINCIPLES 3.3 OVERALL CONCEPT

05 05 06

4.1 MIXED USE ZONE A 4.2 MIXED USE ZONE B

07 09

5.1 5.2 5.3 5.4 5.5 5.6 5.7 5.8

10 10 12 13 14 15 15 16

4.0 SITE-SPECIFIC POLICY

5.0 GENERAL POLICY LAND USE HOUSING TRANSPORTATION EMPLOYMENT COMMUNITY AND SOCIAL SERVICES NATURAL HERITAGE PUBLIC REALM URBAN DESIGN

6.0 IMPLEMENTATION

6.1 LAND USE 6.1.1 ZONING BY-LAW 6.1.2 SITE PLAN CONTROL 6.1.3 HOLDING PROVISION 6.2 INTERPRETATION

7.0 SCHEDULES

18 18 18 18 18 19

Kipling Village Secondary Plan

1.0 INTRODUCTION

1.1 LETTER OF TRANSMITTAL

Authority: Etobicoke-York Community Council as adopted by the City of Toronto Council on December 3, 2019 CITY OF TORONTO BY-LAW No. ####-2019 To adopt Amendment No. 45 to the Official Plan of the City of Toronto respecting the Kipling Village 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. ####-####; 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. 45 Enacted and passed on December 3rd, 2019

1.2 OFFICIAL PLAN AMENDMENT AMENDMENT NO. ### TO THE OFFICIAL PLAN OF THE CITY OF TORONTO The Official Plan of the City of Toronto is amended as follows: 1. Map 45-A, Land Use Plan, is amended by re-designating parts of the lands in the Kipling Village Secondary Plan area as shown in Schedule ‘I’, attached hereto, as follows: a. Mixed Use Zone A - Commercial Use to residential and commercial usages • Before: Commercial use • After: Mixed Use Residential and Commercial b. Mixed Use Zone B - Institutional to residential and institutional use • B efore: Institutional Use • After: Mixed Use Residential and Institutional Use Chapter 6 is amended by adding Section 34, the Kipling Village Secondary Plan Area, attached hereto as Schedule ‘I’.

1.3 INTERPRETATION The policies and guiding principles will apply to the following lands in the Kipling Village Secondary Plan area depicted in Map 45-A. In the case of a conflict between the Official Plan policies and the policies outlined in this Secondary Plan, the policies in this document will apply.

2.0 INTENT

The intention of the Kipling Village Secondary Plan is to support the community through the growth and changes that will be brought on by Finch West LRT through the introduction of new policies and land use changes that will guide redevelopment and support intensification in the area. Land use changes will be introduced through mixed-use redevelopment with the integration of residential, commercial, and institutional uses. Most of the redevelopment will occur within two specific sites: the Albion Centre Mall and Thistletown Regional Centre. The policies and guidelines were designed to reflect the current and future needs of the diverse populations residing in the Kipling Village area. Some of the issues addressed in the Kipling Village Secondary Plan are concerns with increase in property values which may result in the displacement of longtime residents and small businesses, the lack of adequate housing stock, and the need to improve connectivity in the Kipling Village area through non-automobile forms of transportation. By creating a framework that draws upon the current strengths of the community such as the diversity of its populations and current network of social and community organizations, the Kipling Village Secondary Plan hopes to transform the area into a wellconnected and complete community.

3.0 VISION STATEMENT AND GUIDING PRINCIPLES 3.1 VISION STATEMENT

The Kipling Village Secondary Plan will be a key instrument in redeveloping the area into a well-connected and vibrant community hub that is supported by the new Finch West LRT. Through the encouragement of mixed-use land use changes, the Secondary Plan will introduce a new vision for positive transformations that will respond directly to the current and future needs of an incredibly diverse community of residents, businesses, and community institutions.

3.2 GUIDING PRINCIPLES People forward (transportation): Future development in the area should contribute to the establishment that encourages the use of walking, public transit, cycling, and non-automobile modes of transportation. `

Housing for all: Allocate a proportionate percentage of all future housing developments to be dedicated affordable housing, rent to own and home ownership to reflect income levels within the community, etc. Housing stock should prioritize the needs of residents first and allow for self-determination. Livable & Dynamic Communities: Allocate a proportionate percentage of all future housing developments to be dedicated affordable housing, rent to own and home ownership to reflect income levels within the community, etc. Housing stock should prioritize the needs of residents first and allow for self-determination. Safe & Open Streets: Utilizing traffic controls and urban design guidelines to emphasize intersection repair processes in order to create a safer environment for pedestrians and to reduce traffic-related incidents.

Connectivity: Implementing a system that connects the northern part of the community into downtown Toronto, especially for a community that is lacking in connectivity compared to the rest of Toronto. Revitalize Public Space Through the creation of an integrated and accessible network of paths.

Developing a robust community benefits agreement that creates fair and stable work. Local Economic Health: Establish a plan that supports the continued development of a local economy that is stable, opportunistic and competitive, which allows the opportunity for increased employment activity and local businesses to thrive and create a unique local.

3.3 OVERALL CONCEPT The Kipling Village redevelopment will continue to support healthy growth in the community all while utilizing future redevelopment opportunities to transform the community into a thriving, well-connected community. The two key redevelopment opportunities identified in the Secondary Plan will provide ample opportunities for increasing the affordable housing stock in the community as well as creating spaces for economic opportunity and community development.

4.0 SITE-SPECIFIC POLICY Permitted Uses

4.1 MIXED-USE ZONE A

4.1.1

The lands in this area will be designated for mixed use, commercial, and residential usage.

4.1.2

Street related commercial uses will be encouraged in the redevelopment.

4.1.3

Above ground residential development

will be encouraged

4.1.4

Street setbacks should be 5 metres to accommodate a wide range of housing options.

4.1.5

All residential, and 80 percent of Commercial parking shall be contained below-ground, in Zone A.

4.1.6

Public access to the development should be accessible and not obstructed. For example, fences. In Zone A, use site setbacks at Kipling Avenue and Finch Avenue West frontages.

4.1.7 4.1.8

Development should set aside a minimum of 10 percent of the site for publicly accessible open space.

Height and Density 4.1.9

Building heights should be 10-12 storeys and is permitted exclusive of any incentives discussed in 4.1.1.2.

4.1.1.2 a)

The city will supply a list that shows density incentives for the provision of community benefits in the form of specific uses and facilities on lands designated Mixed Use Areas and Apartment Neighbourhoods. The gross floor area of such facilities are exempted from the calculation of densities to the extent provided in the applicable list that the city supplies, to a maximum development maximum height of 12 storeys. The provision and maintenance of such facilities will be secured by appropriate legal agreements, which may include agreements pursuant to Section 37 of the Planning Act.

The following community benefits, in the form of capital facilities and/or cash contributions toward specific capital facilities, which have not otherwise qualified for a density incentive identified in the aforementioned list by the city, may be secured through legal agreements pursuant to Section 37 of the Planning Act: i)

ii) iii)

iv) iv) v) vi) vii)

viii)

heritage conservation;

preservation of existing rental housing or rental housing to replace demolished rental housing; new social facilities including, but not limited to, daycare, drop-in counselling or crisis centres, libraries, museums, art galleries and cultural heritage centres; local parks improvements v. provision of public recreational centres or facilities; public access to the Humber River watershed lands; pedestrian and cycling connections;

streetscape improvements on Finch Avenue West and Kipling Avenue and extending throughout Kipling Village site; significant landscape features or focal points at the intersection of Finch Avenue West and Kipling Avenue and at the intersection of Albion Road and Kipling Avenue, and also at the intersection of Albion Road and Finch Avenue West; transportation related improvements not required to support development.

Redevelopment of this site shall be done in phases, to ensure minimal impedance to everyday activities of businesses operating in Kipling Village and Albion Centre.

4.2 MIXED USE ZONE B

Currently Zone B is occupied by prime greenfields and 3 apartment blocks. Vital open space exists between at Finch Avenue West and 3 apartment towers on panorama court. The zone is home to the permanently closed site of Thistletown Regional Centre. The Kipling Village Secondary Plan envisions utilisation of the site to redirect commercial, residential and institutional uses on site. The second plan with respect to zone B will realize the guiding principle to allow development that utilises the value of adjacent transportation improvements while also encouraging affordable housing stock in new developments. Zone B is envisioned to allow further connectivity throughout the site to provide safe streets and facilitate the creation of vital public spaces and amenities. Heritage is an important and unique aspect of place making in Kipling Village. The Kipling Village Secondary Plan will focus on conserving the nature of heritage characteristics in the area, where desirable. Policies 4.2.1 4.2.2

Any residential development shall provide adequate below market residential units. Development in the zone is to provide adequate community amenities that provide vibrant public and further connectivity in Kipling Village to transit stations.

Heritage 4.2.3

Developments proposed in the Kipling Village area under Zone B will respect the heritage buildings and properties designated under the Ontario Heritage Act and City of Toronto Inventory of Heritage Properties.

4.2.4

New buildings proposed on the vacant lands located in Zone B adjacent to Heritage designated buildings will be complementary to them through matters such as building massing, setbacks, building heights and architectural character.

5.O GENERAL POLICY

5.1 LAND USE

Ensuring adequate land-use is an important consideration for the secondary plan area. The Kipling Village area will prioritize intensification throughout, in Site Specific policies A and B respectively. Furthermore, intensification will be transit oriented through the Finch West LRT prioritize mixed-uses which may include but are not limited to residential, commercial, and institutional uses. Policies 5.1.1 5.1.2 5.1.3

Land uses shall promote mixed-use designations where possible. Mixed use designations involving commercial and residential use are to be aimed around major corridors such as Finch Avenue West and Kipling Avenue. No new zoning to allow the development of new singledetached uses shall be permitted.

5.1.4

Lands incorporating employment uses shall be directed towards rapid transportation corridors.

5.1.5

The plan area shall Incorporate a diversity of land uses to create complete communities.

5.1.6

Parks and open space, especially in Zone B shall be preserved. Land use patterns shall take form to facilitate the use of active and public transportation.

5.1.7

5.2 HOUSING

The Kipling Village Secondary Plan prioritizes housing developments that will accomodate to the housing demands of a growing population in the community. In accordance with the site areas objectives of providing a full range of housing, there will be a mix of residential development which may include but are not limited to affordable housing options, rental units, and home ownership opportunities.

Policies 5.2.1 5.2.2

5.2.3

Unless otherwise specified housing policies and definitions of the Official Plan will apply to Secondary Plan lands. An equity co-operative or other co-ownership form of housing where the residential property is: Ultimately owned or leased or otherwise held, directly or indirectly, by more than one person where any such person, or a person claiming under such person, has the right to present or future exclusive possession of a dwelling unit in the residential property. The Crown in right of Ontario may enter into an agreement with any corporation under which the corporation will contribute money to any joint housing project being carried out under section 7 of the Planning Act.

Intensification 5.2.4 5.2.5

Infill development intensification will be permitted if appropriate that are consistent with official plan policies.

Significant transit corridors and adjacent lands will direct a majority of growth of housing and employment opportunities and support highrise developments .along the Finch West Avenue.

Affordable Housing 5.2.6 5.2.7 5.2.8 5.2.9

Support the housing stock which serves low-income earners. Pursue partnerships with developers by utilising Section 37. Powers of Corporations-lease privately-owned housing units for occupancy by families of low income and lease such housing units to families of low income. Opportunities for affordable housing shall be integrated into Thistletown and developments that also provide for atmarket housing to provide an opportunity for a balanced mix of tenure and housing prices.

Rental and Home Ownership 5.2.10 5.2.11

Promote more rental residential properties which will support affordable housing; low income earners will benefit. Needed improvements and renovations to the existing rental housing with no pass through of such costs in the rents to the tenants.

5.2.12

Toronto has a high percentage of home ownership, encouraging homeownership in Thistletown will benefit the low income residents long term.

5.3 TRANSPORTATION

Creation of people forward transportation, encouraging the use of walking, public transit, cycling and non-automobile modes of transportation. Policies 5.3.1

All new development along existing and future rapid transit corridors shall incorporate active transportation infrastructure.

Cycling Infrastructure 5.3.2 5.3.3 5.3.4

The Kipling Village area will continue to invest in building cycling networks that will allow for connection through the area and surrounding parklands. Investments in cycling infrastructure such as protected bike lanes, bike share options, and secure bicycling storage will be encouraged. Developments in the area will abide by Torontoâ&#x20AC;&#x2122;s Congestion Management Plan and follow the goal of optimizing the existing transportation system with the creation of the Finch West LRT.

Road Networks 5.3.5

Reconstruction of major corridors will take place allowing for wider sidewalks and greater buffers from the roads in order to improve safety and accessibility of streets for the most vulnerable road users in mind.

Traffic Monitoring Traffic controls will be explored and may include: 5.3.6 Limiting automobile usage during certain hours of the day. 5.3.6.1 Decreasing speed limits in areas where pedestrian usage will 5.3.6.2 be intensified. Road Network Redevelopment plans for Mixed Use Area A will explore 5.3.7 opportunities to reconfigure a portion of Finch Avenue West to improve flow of movement and improve connectivity in the area.

5.3.8 5.3.9

5.3.10

5.3.11

Opportunities to connect the pre-existing road network at Mixed Use Area ‘B’ with major arterial roads for better pedestrian access will be explored. The City will require the submission of a Traffic Impact Study for each phase of development in Zone A and Zone B of the Kipling Village Secondary Plan, to determine if any local road improvements or mitigating measures are required. Should the City determine that improvements to the local road network are required in association with any phase of development in the Kipling Village Secondary Plan, these improvements will be secured as part of the approval of that particular phase and paid for by the landowner. Reconfiguring the intersection at Kipling Avenue and Finch Avenue West to slow down traffic and improve pedestrian safety shall be explored.

5.4 EMPLOYMENT

Employment hubs will be placed throughout Kipling Village to encourage and promote economic growth for local businesses, for both current and future residents. Policies 5.4.1

5.4.2

5.4.3

As these areas are geographically bounded and limited due to their perceived land value, the city’s goal is to conserve these areas, ensuring that other forms of development will not take place. These policies protect the residents living in the Kipling Village region as it guarantees that employment opportunities will be present and that their uses will continue to be closely monitored. Efforts made to intensify development by making allowances for more intense physical form. This will be pursued through our expansion of Albion Centre, offering an extensive array of services that are tailored to the community’s needs. Great emphasis placed on moving away from the single-use specialized districts to areas that have a mixture of urban activities and promote mixed-use land. The redevelopment of Kipling Village allows for a greater diversity of uses that can also be accessed by residents of surrounding regions.

5.4.4

5.4.5

5.4.6 5.4.7

The City of Toronto hopes to nurture small businesses, turning them into larger ones that attract new employment clusters in order to develop employment land. With redevelopment taking place, we plan to keep businesses relevant with hopes for further expansion, serving economic benefit to the community as a whole. Employment areas should prevent disruptions to residents through the limited effects of noise, traffic, odour or other contaminants. Underground parking and separate points of access for residents will be introduced in order to lessen disturbances. The preservation of employment lands also lowers travel times for citizens and allows for the option to work locally rather than on the outside of the city. Provision and contribution to the broad range of stable employment opportunities.

5.5 COMMUNITY & SOCIAL SERVICES

The Kipling Village area consists of two Neighborhood Improvement Area (NIA) neighborhoods. There is an existing network of community and social services in the area which include schools, daycare facilities, social service agencies, and libraries. In order to continue servicing the residents in the Kipling Village area, continued support for these programs and facilities is encouraged. Policies 5.5.1 5.5.2

5.5.3 5.5.4 5.5.5

Providing and improving local community service facilities into this area shall be encouraged. Partnerships between landowners and public agencies, boards and commissions to support the improvement, provision and expansion of community service facilities will be encouraged. Shared use of community facilities and services by organizations and residents will be encouraged. Community services and facilities will be located in accessible and visible locations with strong pedestrians, cycling and transit connections. The new social infrastructure will be encouraged to provide and improve existing community service facilities, which will include:

i) ii) iii)

demographic profile of area residents; Recommended range of services and co-location opportunities; and Identification of gaps in service provisions.

5.6 NATURAL HERITAGE

Kipling Village contains many parks and open space. Parks include Highfield Park, Smithfield Park, and Beaumonde Heights which leads into the Humber River just south of Albion Road. 5.6.1 5.6.2

Development within the Kipling Village Secondary Plan will respect the natural heritage on 51 Panorama Court.

If construction takes place on this property, the ecological integrity of wetlands and flora shall be protected during and after construction.

5.7 PUBLIC REALM

The public realm in the Kipling Village secondary plan area includes streets, parks, and other publicly accessible spaces. Through the redevelopment process, the Kipling Village area will be transformed into a well-connected neighborhood that is integrated with the rest of the city. The Council encourages the ongoing improvement of the public realm to improve residentsâ&#x20AC;&#x2122; enjoyment and safety in Kipling Village. Policies Pedestrian Networks & Linkages 5.7.1

5.7.2

Redevelopment of the area will result in an integrated network of pedestrian-friendly and transit-supported linkages to transit stations, community services, retail services, residential area, parklands, and other open spaces.

Potential linkages and connections may include A continuous north-south pedestrian corridor connecting Albion Road to Finch Avenue West. This pedestrian-only corridor will connect new developments in the area to the public transit connections, residential areas, and the community services located at Albion Road. This pedestrian-only corridor will incorporate pedestrian scale lighting, seating, and other public spaces.

Public Access 5.7.3 5.7.4 5.7.5 5.7.6

Opportunities to improve public access to Rowntree Mills Park, Panorama Park, Highfield Park, and other parkland in the Secondary Plan area will be explored.

New developments shall explore opportunities to create parkettes or other forms of public space that are publicly accessible and well-maintained. Multipurpose public spaces like urban plazas that allow for community gatherings and events are encouraged to be introduced in new developments. Access to publicly accessible spaces such as parks and public transit stations should not be obstructed.

Public Art 5.7.7

Coordination for public art opportunities that reflect the diversity of the Kipling Village community will be supported.

5.8 URBAN DESIGN

The Council shall adopt the following urban design guidelines before development begins in the Kipling Village Secondary Plan area. The urban design guidelines will continue to support the development of a complete community with support for mixed-use spaces, great streets, and placemaking. Policy General 5.8.1

The design of buildings and public spaces should be designed in accordance to the following city and provincial guidelines: i) ii)

5.8.2

City of Toronto Streetscape Guidelines; and Accessibility for Ontarioans with Disabilities Act (AODA). The creation of accessible and well-maintained public spaces for community use and enjoyment is encouraged.

Built Form 5.8.3

The redevelopment of heritage buildings should consider meaningful ways of preserving the buildingâ&#x20AC;&#x2122;s character in its architecture and design.

5.8.4 5.8.5 5.8.6

Large scale commercial spaces should be avoided if possible. Building setbacks will be set to establish an appropriate relationship between built form and public use of space. New developments should have an appropriate balance between built form and open space.

Streetscapes 5.8.7 5.8.8

Streetscapes improvements that improve safety and pedestrian wayfinding are encouraged. Streetscapes upgrades such as enhanced pedestrian lighting, enhanced lighting, and decorative paving will be provided along in the following areas: i)

ii) iii)

Kipling Avenue West, Finch Avenue West, and Albion Road; Streets leading to new developments, rapid transit stations, and other community and social services; and Streets leading to parks and other publicly accessible spaces.

6.0 IMPLEMENTATION

6.1 LAND USE

The Kipling Village secondary plan is designed to guide growth in the area in response to rapid changes in the near future and risks associated with the opportunities present. By implementing policy that forward a wide stock of housing and promotes livable and connected communities that utilise transportation opportunities the Kipling village area is envisioned.

6.1.1 Zoning By-Laws

Measures set out in zoning by-laws will serve to implement the policies set out in this secondary plan and will detail performance standards to achieve appropriate and desired development.

6.1.2 Site Plan Control

Applications for Site Plan must align with the objectives laid out in this Secondary PLan and with City of Toronto Official Plan as well as other applicable city performance standards. Furthermore, applications must be compatible with the zoning plans and supporting documentation. Site plan review will consider proposals within a larger development and surrounding contexts.

6.1.3 Holding Provisions

In order to ensure the proper sequencing of development that are large scale with appropriate phase to maintain integral services and support businesses through construction phases, implementation of zoning- by-laws may include a holding H symbol in accordance with section 26 of the Planning Act in Policy 5.1.2 of the Official Plan. If a zoning by-law is enacted that incorporates H indicate the uses and buildings permitted upon removal by amendment to the by-law. It will indicate permitted alterations that are permitted while lands are subject

holding it will of H symbol uses, and to holding.

A zoning By-law for implementation will define and incorporate prerequisites in order for the Holding H symbol to be removed: 1)

Construction of or secure public streets and ROW including cycling paths and pedestrian paths

Construction of required stormwater and sewage facilities;

Implementation of site congestion mitigation improvements;

Construction of and or securing community facilities and improvements;

6) 7)

Securing park provisions and parkland dedications; and Registration of the subdivision draft plan.

The city may remove Holding H symbol in phases from lands only when associated conditions are met and appropriate provisions are met and secured in accordance with Planning Sections acts 3, 41 and 51 and 53. And the CIty of Toronto Act.

6.2 INTERPRETATION

Section 37 of the planning Act allows municipalities to amend changes in the height and density of developments in exchange of services and facilities. The Kipling Village secondary plan would pursue section 37 of the planning act in order to secure community benefits not limited to affordable units, despite increases in density and height. The provisions laid in this secondary plan shall only be interpreted with regard to Section 37 of the Planning Act.

7.0 SCHEDULES