JANE AND FINCH BACKGROUND REPORT
Victor Cheung, Olivia Lattavo, Jacob Lapointe, Eri Manastirli, Tristan Rockel, Kenneth Scullion, Brandon Stacey, Nicholas Trajkovski, Laphong Tudo 1
INTRODUCTION STUDY PURPOSE The purpose of this background report is to analyze the current condition of the Jane and Finch neighbourhood and to detail the pre-existing policy and regulatory framework relative to the study area. This background report will outline and explain the land use, transportation networks within the area, existing community facilities, policy frameworks, as well as the demographics of the study area. This report will provide a basic standard of information to guide future decision-making processes, such as issue identification, community goal setting, and overall recommendations. To be more specific, this study will aid in the management of future growth within this area in anticipation of the future Jane LRT and Finch LRT. In the end, this study should be able to outline policies that will help direct growth in a positive, engaging way. These policies revolve around building height and massing allowances, park space, and safe public realms, among other things. STUDY OBJECTIVES The objective of this study is to begin the first step in providing an analysis of the current and future issues facing the Jane and Finch area in an effort to guide the community’s future growth in development, all while being framed through official policy documentation. Overall, this study will create a comprehensive vision for Jane and Finch that will include strategies, recommendations, and analytical data. By creating this study, we hope to see improvements in the quality of life in the community. STUDY AREA The Jane-Finch study area is located within the Black Creek and Gelnfield-Jane Heights area as defined by the City of Toronto Strong Neighbourhoods Strategy. It is bounded by Strong Court to the northeast, Driftwood Avenue to the east, Yewtree Boulevard and Firgrove Crescent to the south, and Elana Drive and York Gate Boulevard to the west. The boundaries established in this report are preliminary in nature. Most of the area is built-out with a mixture of building typologies, such as low-rise, mid-rise, and high-rise. As well, one may find the streets large, and somewhat overwhelming, and large expanses of parking lots mainly dedicated to the two large malls that support the study area. As the secondary planning process moves forward, they may be altered as necessary to include or exclude particular features. The focus area for the secondary plan will be centred around the Jane and Finch intersection as significant development and infrastructure expansions will impact have an impact on the complex dynamics of the community. REPORT STRUCTURE This background report consists of 6 parts: the introduction, study area context and history, the existing conditions, the existing policy and regulatory framework, demographics, existing community facilities, and overall early conclusions and next steps. It is important to understand that each section of this background report must be read, in order to gain a basic understanding of the Jane and Finch study area forgoing a section means forgoing a meaningful parcel of information.
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City of Toronto Neighbourhood Preliminary Study Area
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TABLE OF CONTENTS EXISTING CONDITIONS
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BUILT FORM AND LAND USE 6 TRANSPORTATION 8 DEMOGRAPHICS 12 POLICY & FRAMEWORK 16 DEMOGRAPHICS & ACCESSIBLE INCLUSION 27 COMMUNITY FACILITIES 30 MOVING FORWARD 32 REFERENCES 34 APPENDICES 36
JANE AND FINCH
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EXISTING CONDITIONS BUILT FORM AND LAND USE Intended to be a “model community”, the Jane and Finch neighbourhood began as a planned community in the 1960’s with a mixture of low, medium, and high-density housing. The original plans were loosely based and guided on Le Corbusier’s “Tower in a Park” model. Unfortunately, this led to a poor pedestrian environment caused by large distances between buildings, extensive parking lots adjacent the intersection and roadways carrying high volumes of traffic. Other features in the built form found near the intersection that denote a suburban typology include strip malls, large road widths, single-family homes and little attention to the aesthetic appeal of buildings. Figure 1 illustrates the zoning and built form of the study area and its greater context. The preliminary study area within at Jane and Finch is zoned Commercial Residential (CR 1.0) and Residential-Apartment (RA). Beyond the immediate area, Residential-Multiple (RM) and Residential-Semi-Detached (RS) can be found throughout. RA zoning is found along the Jane Street corridor. To the west of the site employment-industrial areas can be found running adjacent to Highway 400 and Northfinch. Notably, Humber River Urgent Care is just west and York University’s Keele Campus is located north east of the site. CULTURAL HERITAGE PROPERTIES The only culturally significant site is Black Creek Pioneer Village; an educational museum aimed at educating visitors about the original settlers in the area. INFRASTRUCTURE CAPACITY The Jane and Finch study area supports a large volume of vehicular traffic by utilizing high speed limits and wide roads. The area is also within a kilometre of Highway 400 to the west, which carries 12 lanes of traffic, thus making the area highly accessible by the vehicular traffic. The area is also served by frequent bus service, including night bus service. This service often suffers many delays due to traffic congestion in the area. The future Finch West LRT will increase transit capacity significantly, at the expense of vehicular traffic volume. The LRT vehicles, unlike the current buses, will run in the centre of the road, in their own lane, unimpeded by vehicular traffic. This will allow larger vehicles that run more frequently to operate in the corridor, allowing for more transit capacity. There will, however be fewer left turn lanes at non-signalized intersections, leading to a slight increase in travel time for automobile traffic. (Finch West Consultation Record, 2010)
FLINT
Residential
Employment Industrial
City of Toronto Neighbourhood
Residential Apartment
Institutional
Preliminary Study Area
Commercial
Utility and Transportation
Open Space
Figure 1: Built form and land use (Critchley, 2016).
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TRANSPORTATION The area has two major arterial roads: Finch Avenue carrying east and westbound traffic, and Jane Street carrying north and southbound traffic. Within one kilometre west of the intersection of Jane and Finch is also a ramp to and from Highway 400, providing vehicular access to and from the rest of the region. The road network experiences frequent high volume congestion due to the proximity of the freeway, York University to the east, and the industrial area and Humber College to the west. This will be further exacerbated by the future Finch West LRT which is expected to be operating by 2021, with construction starting in 2017. PEDESTRIAN NETWORK The study area is surrounded by sidewalks on all streets, as well as functioning crossing signals at all signalized intersections. This area also boasts a large network of walking and cycling shared pathways, however this does not cover all desired routes for pedestrians and cyclists, leading to desire lines in some locations. Desire lines are displayed by visible wear on terrain caused by users using an undesignated or unpaved route, thus illustrating where a new path or route would be desired Many of the shared paths are also not usable for much of the winter due to lack of winter maintenance. TRANSIT NETWORK The Jane and Finch area has ample bus coverage via the TTC, including 24-hour service on both Jane Street and Finch Avenue. The buses however can become quite crowded, and their journey to the closest subway station can be slow due to traffic congestion, thus leading to unreliable service that can impact the employment opportunities of the people using the services. In the future, there are plans for an LRT route serving the area from Finch West station to Humber College, which will bring more transit capacity and reliability at a higher speed for users. CYCLING ENVIRONMENT Cycling in the area varies greatly based on the specific start and end locations for each journey, and the time of year the trip is taken. The arterial roads are not conducive, and the sidewalks are too narrow and occupied by pedestrians for safe cycling. The local residential streets see little traffic, which tend to move slow, however due to their non-gridded layout and numerous dead-ends, they make for a poor alternative. There are however many shared pathways in the area that allow cyclists to travel in the northern and eastern direction, especially towards York University, Finch West Station, and Pioneer Village. Due to lack of snow clearing on paths during the winter months, the area is not cyclable and inaccessible to those who might rely on the paths to access nearby employment or other essential services.
Figure 2: Paths
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EXISTING TRAFFIC CONDITIONS Traffic congestion is a major concern for the area’s residents and those who work in the area, or travel through it on a regular basis. The greater area suffers from high volume traffic congestion due to a lack of through streets. This has lead to opposition over the proposed Finch West LRT as it is expected to increase congestion in the area both during construction process and once completed. Proximity to the major industrial areas to the west and east, as well as Highway 400 leads to a high volume of truck traffic passing through the area, which poses a risk for cyclists and pedestrians. Proximity to York university and Humber college also leads to a high level of traffic congestion as these institutions create a large volume of vehicular traffic.
Figure 3 (Left): Transit services throughout the greater study area Figure 4 (Above): Pedestrian desire lines leaving the north west quadrant of the preliminary study area
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DEMOGRAPHICS The study area is within the boundaries of two neighbourhoods as defined by the City of Toronto Neighbourhood Improvement Areas (NIAs). These are Glenfield-Jane Heights, which is to the south of Finch; and Black Creek, which is north of Finch. The City has a total of 31 NIAs (Toronto Strong Neighbourhoods Strategy, 2016). Both neighbourhoods score lowest on the City of Toronto’s Neighbourhood Equity Score at 21.38 in Black Creek and 24.39 in Glenfield-Jane Heights (Ibid). Neighbourhoods hold NIA status when they drop below an equity score of 42.89 (Ibid). Neighbourhoods are able to score a maximum of 100 points and the scoring system is based off of indicators relating to health, well-being and social equity.
bLACK CREEK
Collectively, the two neighbourhoods have a total population of 53,447 (City of Toronto, 2014). The majority of the greatest population cohorts are within the 25-54 years of age. This corresponds with a high proportion of childrenRESIDENTS and youth between the ages HOME of 0-24. BORN IN CANADA LANGUAGE Educational attainment within the two neighbourhoods are49% lower than average compared to the city of Toronto. Less than half of all of the population has a postsecondary education. gLENFIELD 37% This is in stark contrast to 69%, the city average for postsecondary attaionment. Labour Nonfigures show similar below average trends when compared to Toronto averages. These Official 40% correspond with lower household income and high percentages of population in low income.
English 60%
Both neighbourhoods also contain large proportions of indivudals who are immigrants and bLACK gLENFIELD speakCREEK a non official alnguage at home.
BLACK CREEK
GLENFIELD-JANE Black Creek City of Toronto HEIGHTS
RESIDENTS BORN IN CANADA
HOME LANGUAGE
RESIDENTS BORN IN CANADA
HOME LANGUAGE
49%
49%
E
French 0%
Born in Canada
37%
37%
NonOfficial 40%
sh %
NonOfficial 45% English 55%
English 60%
French 0%
Born in Canada
Black Creek
Born in Canada
City of Toronto
RESIDENTS BORN IN CANADA City rate for non-official home language: 30% 49%
Glenfield-Jane Heights
French 0%
City of Toronto
HOME LANGUAGE
(City of Toronto , 2014)
37% Figure 5 (Right): Glenfield-Jane Heights and Black Creek
NonOfficial 45% English
C h
0
0.25 0.5 Preliminary Study Area
1 Kilometres 1:25,000 Black Creek
Glenfield-Jane Heights
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BLACK CREEK Total Population
1,500
Female
Female
1,000
53%
500
22,057
0 Male
Male
500
47%
Children 0-14 years
Youth 15-24 years
5,105 (23%)
City Rate: 13%
100+
95-99
90-94
85-89
80-84
75-79
70-74
65-69
55-59
60-64
40-44
45-49
50-54
City Rate: 12%
City Rate: 14%
LABOUR FORCE STATUS Total Population 15+ Years In Labour Force
33% 21%
41% 69%
Black Creek
2,550 (12%)
16,910
11%
Postsecondary
Seniors 65+ years
2,015 (9%)
City Rate: 46%
26%
High School
Pre-Retirement 55-64 years
8,970 (41%)
HIGHEST EDUCATIONAL ATTAINMENT FOR POP AGE 25-64 YRS
No certificate
35-39
25-29
Working Age 25-54 years
3,385 (15%)
City Rate: 15%
30-34
20-24
15-19
5-9
10-14
0-4
1,000
9,575 64%
Participation Rate
57%
City Rate
Employment Rate
49%
City Rate
Unemployment Rate
14%
City Rate
58% 9%
City of Toronto
HOUSING AFFORDABILITY AND SUITABILITY
AFTER-TAX HOUSEHOLD INCOME (Percentage of Households)
34%
Spending 30% or more of household total income on shelter costs
35%
Under $5,000 $5,000 to $9,999 $10,000 to $14,999 $15,000 to $19,999
26%
Does not meet National Occupancy Standard
14%
4% 2% 7% 8%
$20,000 to $29,999
14%
$30,000 to $39,999
16%
$40,000 to $49,999 Black Creek
City of Toronto
$50,000 to $59,999
13% 9%
$60,000 to $79,999 Percent of Population in LowIncome (LIM-AT)
(City of Toronto , 2014)
28%
City Rate: 19%
13%
$80,000 to $99,999
7%
$100,000 and over
7%
GLENFIELD-JANE HEIGHTS Total Population
1,500
Female
Female
1,000
53%
500
31,390
0 500 Male 1,000
Male
47%
Children 0-14 years
Youth 15-24 years
6,545 (21%)
City Rate: 13%
34% 21%
47% 69%
95-99
85-89
100+
4,725 (15%)
City Rate: 12%
City Rate: 14%
LABOUR FORCE STATUS Total Population 15+ Years
13,075 64%
Participation Rate
54%
City Rate
Employment Rate
47%
City Rate
Unemployment Rate
13%
City Rate
58% 9%
City of Toronto
HOUSING AFFORDABILITY AND SUITABILITY
AFTER-TAX HOUSEHOLD INCOME (Percentage of Households)
33%
Spending 30% or more of household total income on shelter costs
35%
Under $5,000
2%
$5,000 to $9,999
2%
$10,000 to $14,999 $15,000 to $19,999
23%
Does not meet National Occupancy Standard
Black Creek
90-94
80-84
75-79
70-74
3,110 (10%)
In Labour Force
11%
Postsecondary
Seniors 65+ years
24,320
29%
Black Creek
65-69
55-59
Pre-Retirement 55-64 years
City Rate: 46%
HIGHEST EDUCATIONAL ATTAINMENT FOR POP AGE 25-64 YRS
High School
60-64
50-54
40-44
45-49
Working Age 25-54 years
4,545 (14%) 12,450 (40%)
City Rate: 15%
No certificate
35-39
25-29
30-34
20-24
15-19
5-9
10-14
0-4
1,500
14%
City of Toronto
3% 7%
$20,000 to $29,999
15%
$30,000 to $39,999
13%
$40,000 to $49,999
12%
$50,000 to $59,999
12%
$60,000 to $79,999 Percent of Population in LowIncome (LIM-AT)
24%
City Rate: 19%
$80,000 to $99,999 $100,000 and over
15% 8% 10%
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POLICY & FRAMEWORK THE PROVINCIAL POLICY STATEMENT The Provincial Policy Statement (PPS) does not mention the Jane-Finch Area (or Toronto) specifically, but its guidelines are applied to all plans and policies that affect that area. The PPS applies to all planning decisions province-wide, under Section 3 of the Planning Act. The policies within the statement set out the Ontario Government’s land use vision for how landscape, built environment and resources are managed over the long term. These policies provide direction on matters of provincial interest to achieve livable and resilient communities for a greater way of life. The policies of the PPS may be complemented by other provincial plans or locally generated policies that are context specific to municipal interests (such as the City of Toronto Official Plan). The PPS also establishes the minimum standard for planning direction and allows municipalities to prioritize and go beyond the minimum standard to maximize improvements. All planning decisions made by any authority must conform to the policies of the PPS. The PPS’s land use visions will be applied to the redevelopment of the Jane and Finch area to ensure prosperous plans and policies are created to foster growth. The PPS policies: • Promote long-term prosperity and social well-being by planning for strong, sustainable and resilient communities for people of all ages, a clean and healthy environment, and a strong and competitive economy; • Outlines the varying issues for Ontario’s diverse urban, rural and northern communities, which face different challenges related to diversity in population, economic activity, pace of growth and physical and natural conditions: • Varying challenges such as and related to maintaining population and diversifying economy, accommodating and managing the development and population growth, and protecting important resources and the quality of the natural environment; • Recognizes Ontario’s cultural diversity as one of its distinctive and defining features; • Focuses on growth and development within urban and rural settlement areas while supporting the viability of rural areas and sensitivity in protected areas; • Recognizes efficient development patterns: • To include optimal use of land, resources and public investment in infrastructure and public service facilities (including mix of housing, employment, recreation, parks and open spaces, and transportation); and, • Overall support the financial well-being of Ontario and its municipalities over the long term and minimize undesirable effects of development (including impacts on air, water,
and other resources). The city of Toronto’s Official Plan (OP) does not directly reference the Jane-Finch area,
CITY OF TORONTO OFFICIAL PLAN
however the vision of prosperous land use set out through its goals and objectives is applicable to the revitalization of the area. The City of Toronto Official Plan (OP) is a municipal policy document (adopted under the Planning Act) that contains goals, objectives and policies to manage and direct change and its effects on the social, economic and natural environment of the municipality. The purpose of the OP is in shaping choices and creating Toronto’s collective future. It is about having a clear vision for the city – grounded in durable principles that assure a successful future. It provides a general guide for city planning grounded on the principles of: 1. 2. 3. 4.
Diversity and opportunity; Beauty; Connectivity; and Leadership and stewardship.
These are identified features that offer communities the opportunity to become thriving, vibrant areas. The OP’s vision sets out to create an attractive and safe city that encourages pride, passion and a sense of belonging. The OP highlights: • Vibrant neighbourhoods that are part of complete communities; • Affordable housing choices that meet the needs of everyone throughout their life; • Attractive, tree-lined streets with shops and housing that are made for walking; • A comprehensive and high quality affordable transit system that lets people move around the City quickly and conveniently; • A strong and competitive economy with a vital downtown that creates and sustains well-paid, stable, safe and fulfilling employment opportunities for all Torontonians; • Clean air, land and water; • Green spaces of all sizes and public squares that bring people together; • A wealth of recreational opportunities that promote health and wellness; • A spectacular waterfront that is healthy, diverse, public and beautiful; • Cultural facilities that celebrate the best of city living; and • Beautiful architecture and excellent urban design that astonish and inspire.
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APPLYING THE OFFICIAL PLAN TO JANE AND FINCH The Official Plan principles and vision for a successful Toronto and the Jane and Finch Area: 1. A CITY OF DIVERSITY AND OPPORTUNITY The Jane and Finch area is a unique, diverse area that currently offers minimal opportunity (with a wealth of potential for housing, economic, social and educational revitalization). 2. A CITY OF BEAUTY The Jane and Finch area has potential for beautification (through remodeling, incorporating public art and street furniture, creating adequate street lighting and signage, etc) although its current infrastructure is dated and in need of maintenance. The area’s initial appearance does not set the atmosphere of an attractive place to live, however Jane and Finch exhibits inclusivity through its community pride. 3. A CITY OF CONNECTIONS The Jane and Finch area is well connected with public transportation (fast and efficient bus routes, future LRT). The area is also well connected with surrounding pathways and bike paths. These paths offer the community active transportation routes and the opportunity for recreation. The Official Plan promotes transit expansion and creating stronger connections, thus encouraging projects like the Jane and Finch future LRT routes. 4. A CITY OF LEADERS AND STEWARDS The Jane and Finch area has a strong, proud community with many local specialty shops and businesses that service the direct needs of the unique population. The local community members run a local website, flea market and family center to express their pride and support for one another. The Official Plan encourages and drives many supporting studies, such as the ‘Avenues and Midrise Study’ and the ‘Tower Renewal Study’, amongst others, to support the outlining goals and objectives for land use designations. These supporting studies apply to more specific areas, such as Jane-Finch, to understand the specific need and urgency for revitalization. The following studies, plans, and policies are created from the goals and objectives of the Official Plan.
CITY OF TORONTO AVENUES AND MID-RISE STUDY With large amounts of expected growth within the City of Toronto, the Official Plan outlines the strategic value avenues such as Jane Street and Finch avenue can hold in shaping and accommodating future intensification. Policies directed towards avenues are intended to assist the City in directing growth on significant main streets and areas with existing infrastructure (Avenues and Mid-Rise Buildings Study, 2010). The purpose of the Avenue and Mid-Rise Study in guiding anticipated growth is to protect the character of surrounding areas by relating the height of buildings to the width of adjacent street right-of-ways. This principle is to be achieved through the evolution of a mid-rise built form that will shape communities such as Jane-Finch through development that is of high quality design and moderate in scale. Performance standards are recommended to regulate the controlled environment to ensure avenues evolve in a suitable and context-sensitive manner. This is to be guided by the objective to produce liveable and attractive main streets while protecting the strength of the surrounding context. The provisions targeted for the Jane and Finch redevelopment include: • Buildings no taller in height then the right of way of the street; • Front façade angular planes to provide sunlight on the streetscape; • Buildings to provide appropriate transition to surrounding context; • Streetscape and building design that reflects attention to urban design and sustainability in defining the role of avenues as contributors to quality of life; and • Minimum ground floor height (Avenues and Mid-Rise Buildings Study, 2010). The reasoning for these provisions is to protect and enhance the re-development of the Jane-Finch neighbourhood by promoting context sensitive intensification and reducing the dominance of the vehicle on the applicable avenues. The relevant standards of building height ensure newly constructed mid-rises are cohesively integrated into the existing built form and contribute to the appeal of the Avenue as an aspect of regulating building design. Front façade angular planes will promote the City of Toronto Official Plan objective of creating attractive sidewalks through developing building envelops that permit a 5 hour duration of sunlight on the Avenue from the months of March to September. This will diminish the likelihood of constant shade on the public realm, thus allowing essential elements of the streetscape such as trees to take hold. Furthermore, high quality façade materials are essential to the revitalization of Jane-Finch as they are not only beautiful, but also engaging to the public through distinguished patterns, form and scale .
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These targets can also serve as a mechanism on how developers can develop along designated avenues such as Jane and Finch, in order to build structures to a high degree of design standards, while offering the community building heights that must be adhered to. The formation of pedestrian friendly and well-designed avenues along Jane and Finch will produce buildings of a suitable scale and design, while appreciating the context and needs of the community. Implementing the provisions targeted for the Jane-Finch community are to be done through ‘As-Of-Right Zoning’ that reduces barriers to the construction of midrise buildings along avenues through upholding the outlined performance standards and allowing developers the opportunity to do so through updated zoning regulations.
JANE-FINCH NEIGHBOURHOOD ACTION PLAN A robust understanding of the contextual environment in the Jane-Finch community is key to a successful redevelopment of the neighbourhood. The Jane-Finch community is uniquely referred to as one of the most ethnically diverse neighbourhoods in the City of Toronto, thus creating a range of exciting opportunities and difficult challenges (Jane Finch Neighbourhood Action Plan Report, 2005). The Jane-Finch Neighbourhood Action Plan recognizes that the community has one of the highest quantities of youth, immigrants, lowincome earners, and public housing tenants of any area in the City. Furthermore, together with the community and this Action Plan, youth programming has been identified as a central theme in putting an end to this cycle . In order to ensure community revitalization does not displace those it intends to uplift, further development strategies have been identified as potential opportunities for the residents of Jane-Finch, including: • Youth Focused Outreach; • Curriculum Development; • Program Development; • Intervention Strategies; and • Cohesive Communities (Ibid). These development strategies focus on the central theme of uplifting youth, to therefore uplift their entire families and put an end to the cycle of many difficulties affecting residents. Youth focused outreach can promote the idea of youth not as perpetrators of the problem, but as key elements in part of the solution. This will allow for grassroots organizations to facilitate peer education among community members producing positive images of the community for youth to follow, uphold and continue (Ibid). In addition, education in the local school system focusing on the achievements and history of the diverse ethnic groups within the area can work to break the barriers created by stereotypes and the inherent judgment that residents therefore internalize. Through early intervention strategies and creating opportunities for locals to who have bared witness to struggles all too common in Jane-Finch, people of all ages can collectively advance their physical, mental, social and emotional health. Although this is one element in creating a cohesive community,
it will also shed a positive light on Jane-Finch through recognizing these achievements in the media, and forming a mutual bond between community members and local law enforcement to work together in establishing the foundation for a cohesive community that is not disconnected from the rest of the City .
CORRIDOR STUDY Finch Avenue West is an important corridor within the City of Toronto with numerous commercial, office and institutional land-uses (Finch Avenue West - Light Rail Transit Corridor Profile, 2015). Given its identification as a transit corridor situated for significant change and re-development, the incoming Finch LRT will serve as a catalyst for this change within entire corridor, and specifically the area surrounding the intersection of Jane-Finch (Setting the Stage: Encouraging Transit Supportive Places on the Finch West LRT Corridor, 2015). The public investment will serve to offer residents a wealth of connections and opportunities to other areas of the City, and also promote increased private investment in the area through development in the real estate market. To facilitate this transformative opportunity and maximize the potential benefit of the LRT, four objectives have been established for JaneFinch based on Finch Corridor Studies. These include: • Balance demand of new private and social housing needs; • Transform the public realm; • Diminish residents socio-economic isolation; and • Ensure context of the neighbourhood is taken into consideration (Setting the Stage: Encouraging Transit Supportive Places on the Finch West LRT Corridor, 2015). Upon completion of the construction of the Finch LRT, the intersection of Jane-Finch will serve as an important node along the corridor. Residential, commercial and institutional land-uses along the corridor will intensify, and it is expected that the highest demand of such uses will be within 500 meters of a station (Setting The Stage, 2015). In terms establishing the objective of a balancing the demand of private and social housing needs, the LRT will accelerate the market in terms of pricing, yet it is imperative to recognize the importance of enhancing the public realm on guiding development in the Jane-Finch area (Ibid). This is concept is key because the current public realm has contributed to the isolation and unsafe atmosphere of the community due to its spatial form. With the creation of the Finch LRT, the Jane-Finch intersection will have the opportunity to transform into a vibrant neighbourhood with enhanced open spaces, active transportation, street furniture, landscaping and integration with active retail and/or residential uses (Ibid). Yet since creating beautiful spaces is not enough to diminish prominent socio-economic barriers in Jane-Finch, new private and public investment in the immediate area will serve as a mechanism to employ residents in an area of staggering rates of unemployment (Ibid). In addition, the LRT will allow the residents of Jane-Finch to easily access employment in all areas of the City of Toronto (Ibid). The intersection of Jane-Finch will serve as a central transit and social node for investment of quality retail vendors to service local residents and employers to ensure they have access to a range of quality goods and services. Combined, the above-mentioned objectives must be defined by a planning vision to 21
shape the built form of Jane-Finch, without failing to recognize the context of the area being revitalized. This includes establishing the values of local residents to identify a vision for facilitating key planning initiatives including community character, density, parkland dedication and community service facilities (Ibid).
TOWER RENEWAL The Tower and Neighbourhood Revitalization Unit was established in January 2015 by the Social Development, Finance and Administration. The aim of this program is to add linkages and partnerships in implementing the mandate for Tower Renewal and Community Revitalization. The Tower Renewal Program is a permanent municipal program that focuses on updating the city’s concrete apartment tower complexes and their surrounding neighbourhoods. The implementation process involves central initiatives that could be utilized in the JaneFinch community, such as: • The High-Rise Retrofit Improvement Support (Hi-RIS) program; • 3-year municipal pilot program offering financial assistance to residential property owners attempting to improve upon energy and water efficiency as well as conservation enhancements. • The stream of the Program set aside for multi-residential concerns has $10 million in funding with a target of roughly 10 participant buildings. • Given that the multi-residential stream of the program targets buildings of 5 or more storeys, there are numerous residential complexes in and surrounding the Jane and Finch neighbourhood which could potentially subscribe to the program. • Residential Apartment Commercial (RAC) Zoning; • Permits small-scale commercial and community uses on apartment sites to encourage mixed uses and neighbourhood vibrancy. • Uses may include small shops, markets, educational facilities, medical offices, cafes, etc. • Relevant By-laws are 572-2014 and 997-2014 • Buildings within secondary plan site are: 25 San Romanoway; 15 San Romanoway and 5 San Romanoway. • Surrounding properties include: 25 Stong Crescent; 100 York Gate Boulevard; 1825 Finch Avenue West; 2999 Jane Street; 2970 Jane Street; 2940 Jane Street; 5 Needle Firway and 2900 Jane Street. • STEP Sustainable Tower Engaging People • Supports property owners and managers in reducing operational expenses, improves building values and improves the quality of life for residents. • At no expense, building owners and managers are given benchmarking of their property’s functioning in terms of energy, water and waste in comparison with over 230 similar apartment buildings in Toronto; STEP assessment to identify potential improvements; an Action Report with recommendations to reduce expenses and
ameliorate performance in the focus areas of energy, water, waste, safety, operations & community. • Follow-up engagement and financial support. • Access to network of peers and events, information sharing and the recognition of further opportunities.
RELEVANT BY-LAWS CITY OF TORONTO ZONING WITHIN THE PRELIMINARY STUDY AREA BOUNDARIES By-laws provide for controls on development and zoning. Within the site there are numerous relevant by-laws. In particular, certain zones within the Jane and Finch corridor have bylaws imposing limits on lot coverage and/or building height. Though amenable, the existing by-laws will inform any future development in and around the neighbourhood to a large degree. Residential and commercial zoning have also demarcated certain areas of the site for specific uses, with three of the seven zones being commercial residential, three residential apartment and the remainder falling under the former city of North York general zoning by-law 7625. Indeed, numerous former city of North York by-laws are still active, with specific controls placed on building height, parking spaces and commercial activities. ZONING BY-LAW WITHIN THE STUDY AREA CR 1.0(c1/0; r0.0) SS2 (x205) (York Gate Mall) Lot coverage: 50% Prevailing By-laws and Prevailing Sections: (A) Former City of North York by-laws 30200; (B) Former City of North York by-law 30205; and (C) Section 64.24(5) of North York zoning bylaw 7625 CR 1.0 (c1.0; r1.0) SS2 (x100) (Esso Gas Station at Jane/Finch) Height: 10.5m, 3 storeys Lot coverage: 30% Site Specific Provisions: (A) Vehicle fuel station is permitted if the requirements of Regulation 40.10.20 are complied with. CR 1.0 (c1.0; r1.0) SS3 (x201) (Southwestern Corner of Jane/Finch) Lot Coverage 33% Height: 10.5m, 3 storeys Prevailing By-laws and Prevailing Sections: (A) Former City of North York by-law 23457
RA (f30.0; a1375) (x131) (San Romanoway by Potsdam and Finch; San Romanoway by San Roccoway & Finch Hydro Corridor) Lot Coverage: 35% (A) Former City of North York by-law 2257
RA (f30.0; a1375) (x181) (2970 Jane Street) Lot Coverage: 35% Prevailing By-laws and Prevailing Sections: (A) Former City of North York by-law 23457.
RA (f30.0; a1375) (x733) (Remainder of Northeastern corner of Jane and Finch) Lot Coverage: 35% Prevailing By-laws and Prevailing Sections: (A) City of Toronto by-law 335-2010.
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FORMER BYLAWS (NORTH YORK) Former City of North York by-law 23457. Applicable to Zone 181. “The site is also subject to a site specific zoning under By-law 23457, which permits the number of dwelling units up to 60 units per acre.” Former City of North York by-law 22575. Applicable to Zone 131. “By-law No. 7625 of the former City of North York, as amended by By-law 22575, is hereby further amended by adding the following subsection to Section 64.20:” “64.20 (190) RM6 (190) (a) A professional medical office not exceeding 420 m of gross floor area on the ground floor of the apartment building is permitted; (b) The parking for the apartment building shall be provided at a ratio of 119% of the total number of dwelling units contained therein; and (c) A minimum of 12 parking spaces shall be provided for the professional medical office use.” Former City of North York by-law 30205; and Section 64.24(5) of North York zoning by-law 7625 Applicable to 205. “By-law 30200 zones the site Local Shopping Centre (C2) and Multiple Family Dwelling Zone - Sixth Density (RM6) (see Attachment 3). On the C2 portion of the site commercial uses and a maximum gross floor area of 25,733.3 m2 are permitted. In 1996, By-law 30200 was amended by By-law 32765, removing the requirement for 1858 m2 of indoor commercial recreation and 929 m2 of community centre uses. On the RM6 portion of the site a seniors apartment building and parking accessory or incidental to the commercial uses are permitted. This building is permitted a maximum height of 17 storeys, 200 units, and a gross floor area of 10,783 m2. The by-law also required an enclosed pedestrian walkway to link the seniors building to the shopping mall.” Section 64.24 of By-law No. 7625 is amended by adding the following subsection: “64.24(5) C2(5) PERMITTED USES (a) In addition to the uses permitted in the C2 zone, the following uses shall also be permitted: (i) Community Centre. (b) Use Qualifications (i) A restaurant or takeout restaurant shall not have a drive-through facility.” The
DESIGNATION FOR HYDRO CORRIDOR Finch Hydro Corridor runs parallel to Finch Avenue, running through the entirety of the Jane and Finch neighbourhood. There are no current development plans for the Finch Corridor, however, the corridor is home to sports fields and a recreation trail. Utility corridors serve a vital purpose in Toronto’s infrastructure. They act as a passageway to transfer energy, communication, people and goods (City of Toronto, 2015). Although there is no designation for the Finch Hydro Corridor, Toronto’s Official Plan specifies what should be considered when planning developments in corridors. Corridors are encouraged to be utilised for secondary purposes when a surplus is declared. These secondary uses can include parks, pedestrian and bike trails, agriculture, parking lots, open storage, essential public services, stormwater management ponds, public transit facilities, and garden centres with temporary buildings (City of Toronto, 2015). According to Toronto’s Official Plan, secondary uses in hydro corridors will: • Be compatible with the primary use of the corridor and the existing and proposed use of adjacent lands in terms of environment hazard, visual impacts, grading and site drainage; • Protect for potential road and public transit corridors, where appropriate; and • Protect for an open space corridor link to develop or extend pedestrian or bicycle trails, where appropriate. Where Utility Corridors are declared surplus, they may be acquired or leased by the City or other public agencies for public services and amenities, such as public transportation routes, bicycle and pedestrian trails, community and allotment gardens, linear parks and open space or shared parking facilities. Where appropriate, development or redevelopment of lands nearby or adjacent to Utility Corridors will: a) protect for access to any potential bicycle and pedestrian trail or park and open space, and provide access where such a recreation facility exists; and b) screen and secure the property edge through such measures as setbacks, fencing, site grading, berms, landscaping, building treatment and construction techniques. Protection, enhancement or restoration of the natural heritage system within Utility Corridors will be pursued wherever possible (City of Toronto, 2015). It is important to note that the Finch corridor has development restrictions for current infrastructure in place. Firstly, the corridor cannot be built on because of the hydroelectric power lines overhead. Second, the corridor is used as a laneway for pipeline 9B and other gas/oil pipelines, making below grade development not possible (Toronto Pipelines, 2013).
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FUTURE SITES - METROLINX PARCEL The most significant future sites in Jane and Finch is the implementation of the LRT running through the Finch West Corridor (Metrolinx, 2015). With this LRT, there will be a storage/ maintenance area at Finch and York Gate Boulevard. With the implementation of this LRT, there will be a stop at the Jane and Finch intersection (Metrolinx, 2015). A Jane LRT is part of Metrolinx’s The Big Move action plan, with planner’s and TTC official’s recommending the beginning the construction for the Jane LRT in the next 15 years (Kalinowski, 2016) screen and secure the property edge through such measures as setbacks, fencing, site grading, berms, landscaping, building treatment and construction techniques. Protection, enhancement or restoration of the natural heritage system within Utility Corridors will be pursued wherever possible (City of Toronto, 2015). It is important to note that the Finch corridor has development restrictions for current infrastructure in place. Firstly, the corridor cannot be built on because of the hydroelectric power lines overhead. Second, the corridor is used as a laneway for pipeline 9B and other gas/oil pipelines, making below grade development not possible (Toronto Pipelines, 2013).
DEMOGRAPHICS & ACCESSIBLE INCLUSION INTRODUCTION The City of Toronto’s Official Plan emphasizes that all of its citizens have the right to opportunities which grant well-being through health, economic opportunity, social development, participation and physical environment. There are ways in which Toronto’s Strong Neighbourhoods Strategy plans to achieve this: activate people; activate resources; and activate neighbourhood friendly policies.
ECONOMIC CONDITIONS The area suffers from high levels of unemployment and underemployment, as well as high numbers of community members accessing social assistance; resulting in high levels of poverty. Many new Canadians that are trained professionals live in the area as well, attracted by lower living costs, but cannot obtain meaningful or secure employment due to lack of integration with Canadian society (such as inability to speak fluent English.) Addressing these issues will include: • Encouraging and assisting newcomers with integrating with Canadian society, without jeopardizing their identity through English as a second language classes, driving classes, and other classes teaching the basics of accomplishing everyday tasks in their new country; • Partnering with local educational institutions such as Humber College or York University to offer training classes for people struggling to obtain meaningful employment due to their qualification levels; and, • Introducing neighbourhood policies that encourage the employment of people living in the immediate area, such as incentivizing local businesses and institutions to hire local people. SOCIAL DEVELOPMENT The City of Toronto has three activation tactics to make Toronto a socially equitable city to live in. They are as follows: literacy; education; and access to recreational, social and cultural services. With this combination of social qualities in neighbourhoods, Jane and Finch will experience growth in equitable character (Toronto Strong Neighbourhoods Society, 2016). To achieve this, certain social services must be developed, made accessible and promoted as desirable. Jane and Finch should experience strengthening of service network partnerships. Way to achieve this include:
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• Building stronger programs that attack systemic racism, encourage education, and promote healthy police/public relations. • Create more suitable service funding frameworks that promote skill trusteeship options for grassroots initiatives; • Work towards lowering youth dropout rates through strengthening partnerships through Toronto District School Board and Toronto Catholic District School Board; • And the creation of outreach, engagement, and social media framework to broaden opportunities to residences and stakeholders in Jane and Finch (Toronto Strong Neighbourhoods Society, 2016). HEALTHY LIVES Jane and Finch suffers from several direct and indirect health related concerns that could be prevented with implementation of health related developments. There is a lack of healthy food access, walkability, and programs/frameworks which address health-related issues in the area (Toronto Strong Neighbourhoods Society, 2016). Mental health, addiction, food insecurity, impact on health of racialization, diabetes, and teen pregnancy are all prevalent in Jane and Finch area (Toronto Strong Neighbourhoods Society, 2016). In order to address these issues, the Jane and Finch area must look to create comprehensive frameworks which address the aforementioned health issues (Toronto Strong Neighbourhoods Society, 2016). UNDER-REPRESENTED GROUPS Originally developed in 1960, the area around the Jane and Finch intersection was meant to be a suburb, created to cope with Toronto’s rapidly growing urban expanses. Public housing was established in the area, but during the 60’s, the North York planning department and the Ontario Housing Committee (OHC) made the decision to urbanise the suburb. (Khan, 2016) Between 1960 and 1970, Jane and Finch’s population increased drastically leading to problems in the area. Because of the rapid population growth, the Ontario Housing Committee and affiliates were criticized for their lack of planning and community infrastructure. (Khan, 2016) Since the 1970s, more than 30 grassroots organizations have opened in the Jane and Finch area in sincere attempts by residents to solve the problems they face. These organizations include social, legal, educational, religious/spiritual, artistic, cultural and health services. In 1973, a group of community workers, politicians took it upon themselves to identifying ways to address and resolve the community problems. The primary focus of their efforts was in improving the negative image of the community and creating a sense of community pride. The most significant successes of the group are the Jane and Finch Community and
Family Centre, a legal clinic, community health center, women’s shelter and co-op housing developments (Jane-Finch, 2016). Through the 80’s, the community of Jane and Finch became plagued with violence and poor living conditions. In response to this, multiple community groups were created to deal with the tough conditions faced by the residents. Since the roughly year 2000, the Jane-Finch neighbourhood has become a jaded witness to innumerable attempts at a fresh start. The most notable attempt was in 2009, when Councillor Anthony Perruzza began a rebranding movement, giving Jane-Finch the new name of ‘University Heights’. (Khan, 2016). This was an attempt to solve the persisting problems, in the belief that a renaming of the area would erase the negative reputation. University Heights banners were established around the area, however this caused a negative reaction from the residents. The renaming was only a small portion of the plan to reconstruct perceptions of Jane and Finch. In addition to the renaming, Councillor Perruzza’s plan also included plans to build a University Heights top on the subway line, and an investment into a Light Rail Transit Line. Due to the public backlash, the proposed rebranding never came to fruition. At the present time, Jane and Finch is characterized by a predominance of high density, high rise apartments, alienating construction and a flat and treeless landscapes (Jane-Finch, 2016)
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COMMUNITY FACILITIES PARKS AND NATURAL AREAS Within the boundary of the study area there are no parks prevalent, however, in the surrounding neighbourhood there are numerous amounts of parkland ranging from 1.4 ha to 28 ha. Most of the land within the study area is less than an accessible 5-minute walk to a public park. Although there is not a park in the immediate study area, there are a variety of neighbouring parks servicing the residents of the community (Figure 6 and Appendix A).
COMMUNITY AMENITIES LIBRARIES There are no library branches within the study area. However, the York Woods Public Library is 850m East from the intersection of Jane and Finch. SCHOOLS There is one school on the edge of the study area boundary, and four others in the nearby community. The nearest school is St. Francis De Sales School, which operates under the Toronto Catholic School Board and is located South of the Southwest quadrant. There is also St. Charles Garnier Separate School, which also operates under the Toronto Catholic School Board and is to the North of the study area. The remainder are Topcliff Public School, Yorkwoods Public School and Westview Secondary School that operate under the Toronto District School Board and are located to the South of the study area. HOSPITALS The closest hospital to the study area is the Humber River Hospital which is 5.7km away located on Wilson Street. North York General Hospital is 5.9km to the East of the subject area. There is also Humber River Urgent Care located 1km to the west of the intersection of Jane and Finch. FIRE STATION The two closest fire stations to the study area are located on Jane St between Sheppard and Finch, and on Keele just north of Finch. PLACES OF WORSHIP There are no places of worship in the study area. In the surrounding community, there are: • New Life Pentecostal Church • Ghanaian Presbyterian Church of Toronto • Mount Zion Apostolic Church • St Jude’s Roman Catholic Church • Kerala Pentecostal Church Toronto • Mount Moriah Apostolic Church • University Presbyterian Church • St. Jane Frances Catholic School Figure 6: Community Facilities
0
0.25
0.5
1 Kilometres
1:25,000
City of Toronto Neighbourhood
Roads
Educational Facility
Hospital
Fire Station
Preliminary Study Area
Public Green Area
Place of Worship
Library
Community Centre
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MOVING FORWARD The planning and policy frameworks outlined in this report as well as the analytical information gathered about the Jane and Finch study area will be used, together, to draft a thorough secondary plan for this constantly evolving community. As well, the information within this background report shall help guide future decision-making processes regarding the Jane and Finch community. The next step for our planning team is to draft concept and visionary plans for Jane and Finch. This will be conducted through internal workshops that will analyze Jane and Finch’s opportunities and constraints, visioning, and concept plan. The information disclosed in this background report will aid in the discussions of the internal workshops. As well, we will continue to gather effective material through public documentation and other literary resources in preparation to draft a secondary plan, well into the future. After these collaborative workshops and further discussions, we should see early concepts and a clearer direction, such as methods of enhancing the pedestrian and cycling infrastructure, the community amenities, and interrelations with York University.
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REFERENCES 10 San Romanoway - Rezoning - Final Report. (2011, Feb). Retrieved October 13, 2016. From http://www.toronto.ca/legdocs/mmis/2010/ny/bgrd/backgroundfile-27390. pdf, May). Retrieved October 14, 2016, from http://www1.toronto.ca/City Of Toronto/City Planning/Urban Design/Mid-rise/midrise-FinalReport2.pdf By-Law No. 271-2002. (2012, Feb). Retrieved October 13, 2016. From http://www.toronto.ca/legdocs/bylaws/2002/law0271.pdf By-law No. 335-2010. (2010, April). Retrieved on October 13, 2016 from http://www.toronto.ca/legdocs/bylaws/2010/law0335.pdf City of Toronto. (2014). Neighbourhood Demographic Estimates Black Creek. Retrieved October 24, 2016, from Toronto, http://www1.toronto.ca/City%20Of%20 Toronto/Social%20Development,%20Finance%20&%20Administration/Shared%20 Content/Demographics/PDFs/NIA_2014_Profiles/24%20Black%20Creek.pdf City of Toronto. (2014). Neighbourhood Demographic Estimates Glenfield-Jane Heights. Retrieved October 24, 2016, from Toronto, http://www1.toronto.ca/City%20Of%20 Toronto/Social%20Development,%20Finance%20&%20Administration/Shared%20 Content/Demographics/PDFs/NIA_2014_Profiles/25%20Glenfield-Jane%20Heights. pdf City of Toronto. (2015). Official Plan. Retrieved from http://www1.toronto.ca/planning/chapters1-5.pdf Delcan corporation, Toronto Transit Commission. (2010). Transit City Etobicoke - Finch West LRT Appendix M - Consultation Record. Retrieved from: http://thecrosstown.ca/ sites/ default/files/pdf/reports/Finch-EA/appendix_m_part_1.pdf on 22 October, 2016. Finch Avenue West - Light Rail Transit Corridor Profile. (2015, July). Retrieved October 14, 2016, from http://www1.toronto.ca/City Of Toronto/City Planning/SIPA/Finch Sheppard Pl Approach/Finch-profile-FINAL.PDF Final Report - Application to Amend the North York Official Plan and Zoning By-law 7625. (2002, April). Retrieved October 13, 2016. From http://www.toronto.ca/legdocs/2002/agendas/council/cc020416/ny3rpt/cl006. pdf Government of Ontario. (2014). The Provincial Policy Statement. Retrieved from http://www.mah.gov.on.ca/AssetFactory.aspx?did=10463
Jane-Finch.com - History - The Jane-Finch “Corridor�. (2016). Jane-finch.com. Retrieved 24 October2016, from http://jane-finch.com/history/corridor.htm Jane Finch Neighbourhood Action Plan Report. (2005, November). Retrieved October 14, 2016, from http://www.twpcommunityministry.org/images/stories/jane_finch _neighbourhood_action_plan.pdf?phpMyAdmin=JRvot6tlnyNbnwz4Suyx MQIzOja&php MyAdmin=0b5911f59700d42e11cd6bec4f9ba05e Kalinowski, Tess. (2016). The Toronto Star. Retrieved from https://www.thestar.com/news/gta/transportation/2016/02/16/planners -want-publics-input-on-motherlode-of-gta-transit.html Khan, I. (2016). The Past, Present and Future of the Jane-Finch Community (1st ed.). Toronto: The Youth Informer. Retrieved from http://www.jane-finch.com/ files/youthinformer_janefinch.pdf Metrolinx. (2015). Encouraging Transit Supported Places on the Finch West LRT Corridor. Retrieved from https://courses.ryerson.ca/d2l/le/content/85405/fullscreen/1198646/ View Province of Ontario. (2014). Provincial Policy Statement 2014. Retrieved from http://www.mah.gov.on.ca/AssetFactory.aspx?did=10463 Setting the Stage: Encouraging Transit Supportive Places on the Finch West LRT Corridor. (2015, August). Retrieved October 14, 2016, from http://www1.toronto.ca/City Of Toronto/City Planning/SIPA/Finch Sheppard Pl Approach/Finch West LRT Study_Final.pdf Toronto Pipelines. (2013). Jane and Finch Pipeline Walking Tour. Retrieved from https://torontopipelines.files.wordpress.com/2013/12/line-9-walking-tour-final2.pdf Toronto Strong Neighbourhoods Society. (2016). Lecture. Retrieved from https://courses.ryerson.ca/d2l/le/content/85405/viewContent/1223987/View
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APPENDICES APPENDIX A: PARKS INVENTORY
Baseball Ball Tennis Park Name Address Diamonds Hockey Courts Langdale Court Greenbelt 107 Driftwood Ave Topcliff Park 75 Topcliff Ave Derrydowns Park 222 Grandravine Dr Yorkwoods Park 20 Yorkwoods Gt Firgrove Park 254 Firgrove Cres 1 3 Oakdale Park 350 Grandravine Dr 1 Driftwood Park 44 Tobermory Dr 1 Edgeley Park 4401 Jane St Hullmar Park 97 Hullmar Dr 1 3 Remberto Navia Sports Fields 65 Norfinch Dr 2
Basketball Playgro Boccee Court unds Court
1 2
1
2
1 1
2
Soccer Fields
1
1 1 5
37