Jane and Finch Secondary Plan

Attachment 1: Official Plan Amendment No. 332 (Jane - Finch Secondary Plan)

Authority: Planning and Growth Management Committee Item ~ as adopted by City of Toronto Council on December 6, 2016

Enacted by Council: December 7, 2016

CITY OF TORONTO

Bill No. 1, BY-LAW No. 332-2016

To adopt the Jane - Finch Secondary Plan as Amendment No. 332 to the Official Plan of the City of Toronto

Whereas authority is given to Council under the Planning Act, R.S.O. 1990, c.P. 13, as

amended, to pass this By-law;

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 as follows: 1. The attached Amendment No. 332 to the Official Plan is hereby adopted pursuant to the Planning Act, as amended.

ENACTED AND PASSED this 7th day of December, 2016.

JOHN TORY, ULLI S. WATKISS, Mayor

City Clerk

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DRAFT AMENDMENT No. 331 TO THE OFFICIAL PLAN Jane - Finch Secondary Plan

The Official Plan of the City of Toronto is amended as follows:

Land Use Plan, is amended by re-designating parts of the lands in the Jane and Finch Secondary Plan, as follows:

A)

Quadrant 1: Zone 205 - Commercial to Commercial Residential Mixed Use Area

and Parks and Open Space Areas (Parks); Zone 100 - Commercial Residential to include Open Space Areas (Parks)

B) Quadrant 2: Zone 733 - Residential Apartment to Commercial Residential Mixed

Use Area and Open Space Area (Park)

C) Quadrant 3: Former City of North York Zoning By-Law 7526 - to be amended to Commercial Residential Mixed Use Area and Open Space Area (Park)

D) Quadrant 4: Zone 201 - Commercial Residential Mixed Use Area to include Open Space Area (Park)

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JANE AND FINCH SECONDARY PLAN 1.0

INTRODUCTION

The Jane and Finch neighbourhood is a culturally diverse, unique community located in the northwest end of Toronto. The Jane and Finch Secondary Plan focuses on the intersection of Jane Street and Finch Avenue between the boundaries of Yorkgate Boulevard on the west, Yewtree Boulevard to the south, Driftwood Avenue on the east, and the end of the Hydro Corridor as the northern edge. This area includes the Jane and Finch Mall in the southeastern area, as well as the Yorkgate Mall in the northwest portion.

Jane and Finch is evolving from to an inclusive and vibrant community that thrives on its cultural diversity. However, underfunding and little investment in the area has resulted in outdated infrastructure, an inadequate supply of housing, and an undesirable public realm. There is an immediate need for revitalization throughout the Jane and Finch area to facilitate reinvestment and interest in the community to provide opportunity for appropriate development.

1.1

POLICY FRAMEWORK

The goal of the Jane and Finch Secondary Plan is to ensure that growth and revitalization throughout the community is guided by adequate and effective policy that creates a desirable built form and public realm, revitalizes the existing infrastructure, and enhances the overall quality of life for residents.

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This policy framework will: • Revitalize existing apartment infrastructure through the Tower Renewal Project guidelines set out by the City of Toronto.

• Implement the Official Plans Avenues policies for Finch Avenue.

• Create a desirable public realm.

• Establish a clear structure for appropriate scaled development for each Precinct.

• Develop quality park and open space while utilizing the existing Hydro Corridor.

The policies of the Jane and Finch Secondary Plan apply to the area within the boundaries on Map 1.

1.2

APPROACHING THE SECONDARY PLAN

The Jane and Finch Secondary Plan is divided into 6 comprehensive sections. It is recognized that the Secondary Plan must be read as a cohesive whole to gain proper apprehension of the study area.

1. Introduction Introduces the Jane and Finch Secondary Plan.

2. Vision, Principles, and Priorities Presents the underlying vision, guiding principles and core priorities for development, renewal and revitalization.

3. Precincts Introduces the precincts that make up the Jane and Finch area.

4. Shaping the Community - The Built Form Provides policy direction for developing a diverse built form while respecting the unique character of

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the community.

5. Making it Happen - Implementation outlines the intended policies and framework that will implement the Jane and Finch Secondary Plan initiatives 6. Maps A visual representation of the Jane and Finch Area

2.0

VISION, PRINCIPLES, AND PRIORITIES

2.1 VISION The Secondary Plan vision statement is to revitalize Jane and Finch as a more pedestrian oriented community that is reflective of the existing cultural diversity and identity, while also accommodating projected growth and development. This statement was built upon the information collected in the Jane and Finch background report as well as the information gathered thereafter. Moreover, the Jane and Finch vision statement acts as a general foundation for the Secondary Plan with all planning decisions executed in a manner that resonates with this vision.

GUIDING PRINCIPLES The vision statement will be met by following the eight guiding principles outlined below: • Enhance the public realm.

• Improve connectivity through enhancing walkability and sustainable transit.

• Redevelop using the appropriate mixeduse built form typologies.

• Foster a distinct, attractive community with a strong sense of place.

• Improve community safety through smart, open urban design.

• Strengthen social programs, services, pg 5 JANE ANDE FINCH SECONDARY PLAN

and engagement.

• Encourage community stakeholder collaboration in development.

2.2 PRIORITIES Eight priorities for the Secondary Plan have been established during the charrette process and are outlined below: • Connectivity: Ensure that the movement of people, using all modes of transportation, is achieved through effective street grid design.

• Built Form: Establish effective built form guidelines that improve the quality of life for Jane and Finch residents while also accommodating future growth and development.

• Cultural Protection & Enhancement: Provide for the needs of the community and local businesses while also ensuring that cultural amenities remain within the Secondary Plan area.

• Community Safety: Assure that the safety of the Jane and Finch residents continues and that new development improves on safety through “eyes on the street” and street lighting, for example.

• Parks & Open Space: Improve the value of the Hydro Corridor while also increasing the accessibility to new park spaces • Pedestrian Realm: Make pedestrian spaces attractive through the beautification of streets and sidewalks with trees, landscaping, and resilient street materials.

• Interactive Programming & Engagement: Continue to provide programming and engagement to residents (such as the existing community gardens and the Jane and Finch Sunday market) while also pg 6 JANE ANDE FINCH SECONDARY PLAN

creating new methods of engagement that benefit the community, such as educational services. • Transit: Ensure that future development contributes to the future LRT construction plans and enhances the residents’ access to a variety of efficient transportation modes, including walking, cycling, and public transit.

3.0

PRECINCTS

The Secondary Plan organizes and outlines five distinct precincts within the study area. Each precinct boundary was carefully defined by the pre-existing street network, land-uses, and built form. This method of dividing land was decided upon due to each area possessing individual characteristics, thus each requiring a unique approach and analysis.

3.1

PRECINCT 1 - York Gate Mall Property Precinct 1 is envisioned as a diverse space designated for mixed-use commercial and mid-to-high rise residential units along with an attention to providing open space. In addition, a variety of road networks and pedestrian links will be implemented to provide further connectivity. The area fronting Jane Street will focus on mixed use developments with commercial space on the bottom floor and residential overhead. The western portion of the area will be primarily consist of mid-rise residential developments. The incorporation of public space will be focused on the north side of the site, with an added corridor of green space forming a linear park within the site. The precinct is focused on creating a better public

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The redevelopment of precinct 1 into a more connected and vibrant community will occur through mixed use developments and the incorporation of open public spaces throughout the site. The integration of open space with road infrastructure will work in cohesion to promoting walkability and accessibility to commercial areas. The addition of mid-rise and high-rise housing developments will flow seamlessly into the open design concept and be supported by multiple added road networks for connectivity interlay and externally. The precedent image above shows a concept of the proposed open space along the road networks that would be ideal for the this area.

realm by providing a walkable area and providing key amenities to the community with the addition of mixed-use high density developments.

In accordance to the Parks and Open Space policies, the southeast corner of the site adjacent to Jane and Finch, and the likely location of the future LRT station, will be a dedicated public space which establishes itself as a landmark entrance into the precinct area.

3.2 PRECINCT 2 - Apartment Neighbourhood Property Precinct 2 is envisioned to develop from an artment neighbourhood into a mixed use higher density apartment neighborhood, featuring infill housing and infrastructure that accommodates a full range of dwellings with mixed uses fronting along Jane Street and Finch Avenue. Mid-rise buildings should be developed specifically abutting Jane Street and Finch Avenue frontage to create an inviting streetwall and enhance the public realm throughout the precinct. These developments will accommodate a mix of uses on the ground floor such as community services, educational opportunities, medical offices, and light retail and markets, as well as adequate housing units on the above floors.

The existing apartment buildings within the precinct will be assessed and renovated to coincide with the Tower Renewal Project and its recommendations, such as Residential Apartment Commercial (RAC) Zoning to create vibrancy and convenience. pg 8 JANE ANDE FINCH SECONDARY PLAN

Apartment neighborhood revitalization in Precinct 2 will develop through the introduction of mixeduse infill structures, landscaping and public space upgrades.

Implementing the Tower Renewal Vision along with RAC zoning gives neighborhoods potential to integrate social, environmental and econmical investment back in the local markets. This precedent image shows a retrofit of an apartment block in London, UK to accomodate mid-rise housing and commercial spaces that would be suitable for the Jane and Finch revitalization.

The existing daycare facility should also be assessed and renovated to ensure capability of sustaining operations given the increasing capacity from projected future growth. The pathways within the precinct will also be improved for greater connectivity within the private and public spaces.

Parkettes will be created, as outlined in the Official Plan, to enhance the park and open spaces.

3.3

PRECINCT 3 - Jane Finch Mall Property Precinct 3 is envisioned primarily functioning as an indoor commercial hub with an infilling of residential and mixed-use development along the northeast, east, and southern portions of the site that currently exist as underutilized parking lots. High-rise infill with ground floor commercial space will be promoted along the northern portion, while residential midrise development will occur along the eastern and southern edges. The purpose of infilling the Precinct is to frame and activate the surrounding streets to provide a safe and enhanced experience of the public realm. This precinct will continue to act as a major node for the area and an indoor gathering space for community residents to shop, eat, and converse. In line with the Official Plan policies pertaining to parks and open space, a substantial open space will be developed in the northwest corner of the site to provide access to park space for residents and to serve as an acting supplementary nodal element to the Jane and Finch Mall.

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Infill development in the form of mid-rise and high-rise typologies are encouraged within the Precincts.

These forms of development will aid in framing the major streets within the study area and will bring engagement towards the sidewalks where parking lots formerly existed in these spaces. These developments as well as complete streets will go towards creating a desirable public realm, as this is a key component of this Secondary Plan and the policy framework. This local example of the Eglinton Connects project in Toronto serves as a precedent that could be reproduced similarly in Jane and Finch.

3.4

PRECINCT 4 - Strip Mall Property Precinct 4 is envisioned to become a space for mixed-use commercial and residential units. This area will focus on promoting the retention of existing local businesses and consist of open space, thus providing connectivity to the Jane and Finch mall as well as proposed developments to the North.

Mid-rise residential units with ground floor to be designated for commercial purposes will be permitted along the western portion of the property along with a community garden to serve as a community node situated in the centre. The purpose of this is to maintain the existing workforce while also promoting safe, walkable and cyclable pedestrian connections.

The future LRT line will provide greater support, giving residents and workers quick and easy access to/from the precinct area.

3.5

PRECINCT 5 - Finch Hydro Corridor The Finch Hydro Corridor provides the Jane and Finch community with large open space yet, it does not meet its maximum potential. This can be seen with the numerous informal desire paths created by pedestrian flows that bisect the corridor. Referencing the Official Plan, the Hydro Corridor’s main usage for hydro will continue.

The Secondary Plan envisions Precinct 5 as a highly connected active transportation route that incorporates more permanent pedestrian pathways adding to the pre-existing cycle path.

As well, the site will be flexible to a variety of uses such as a programmable

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Mixed-Use neighbourhood will have an inviting streetscape permitting the use of residential buildings with the ground floor dedicated to commercial use. This area will promote local businesses and community facilities. It will be have an inviting streetscape and allow easy pedestrain access to and from other precinct areas, as well as the future Jane and Finch LRT.

space, sporting activities, and other semi-permanent amenities such as community gardens. This improvement in vitality will maximize the usage and capacity of the site while its flexibility to adapt to the needs of its users will highlight the corridor’s interaction with its surrounding community.

4.0 SHAPING THE COMMUNITY - THE BUILT ENVIRONMENT A distinct built form in the Jane and Finch neighbourhood is essential to the evolving community context of the neighbourhood.

Facilitated through increased density and mixed land-uses, the built form will evolve through re-development sites within the established Secondary Plan boundaries while continuing to respect and enhance the existing character of the surrounding area.

A diverse built form will allow for the opportunity to support public or private investment in the community, namely the incoming Finch LRT, in return providing locals with increased access to essential goods and services within a close proximity. Anticipated intensification of the built form will not only be achieved by a building’s mass, but also through street oriented, grade related or mid-to-high rise building typologies where applicable. These shall support and define vital streets and open spaces.

Each existing and new building will be shaped to ensure community safety, functionality and public engagement. Recognizing the connection between the built and public realm, the physical form of the Jane and Finch community will be a defining element in the built expression of the neighbourhood’s diversity, identity and history. The transitioning built form will be sustained through a varying scale pg 11 JANE ANDE FINCH SECONDARY PLAN

An important component of the Jane and Finch Secondary Plan is the activation of the Finch Hydro Corridor in order to improve connectivity and provide a valuable, yet versatile, open space. In the future, residents may be able to utilize the corridor for sporting activities, community gardens, and non-permanent events, among other things. The Secondary Plan aims to realize the maximum potential of this valuable space and create a beneficial amenity to the community. The precedent image displays how connectivity and purpose can be enhanced through permanent paving and seating, respectively.

This can be appropriately re-created in the Finch Hydro Corridor.

that will include façade elements of different combinations of angular planes, building heights, setbacks and physical orientation.

Each new and existing building will promote the objectives of a complete community by achieving a variety of land-uses reinforced by sustainable modes of everyday operations and movement. The integrated built form that is to be promoted within the Jane and Finch community context will focus on visual qualities and an integration of a variety of land-uses within a single parcel of land, while continuing respecting the existing fabric of the neighborhood landscape.

The revitalization of the Secondary Plan study area will occur through: • Redeveloping study area properties and roadways in accordance to the initiatives outlined in the Secondary Plan.

• Infilling proper development on underutilized portions of the existing developed sites that benefit the needs to the community.

• Beautifying existing properties and roadways through the introduction of open space, parks, civic areas, and street trees.

POLICIES 4.1.1 New development will be promoted through the form of high density development that is located and organized to fit with its existing and/ or planned context. It will frame and support adjacent streets, parks and open spaces to improve connectivity, safety, pedestrian interest and casual views to these spaces. pg 12 JANE ANDE FINCH SECONDARY PLAN

New development in the Jane and Finch area will take place in the form of medium to high density mixed-use buildings. This will promote a variety of uses on a single parcel of land, and provide for the opportunity for local stakeholders to access a range of goods and services within a close proximity.

4.1.2 New development will locate and organize vehicle parking, vehicular access, service areas and utilities to minimize their impact on the property and on surrounding properties and to improve the safety and attractiveness of adjacent streets, parks and open spaces.

4.1.3 New development will be massed and its exterior façade will be designed to fit harmoniously into its existing and/or planned context, and will limit its impact on neighbouring streets, parks, open spaces and properties.

4.1.4 New development will provide amenity for adjacent streets and open spaces to make these areas attractive, interesting, comfortable and functional for pedestrians by improving connectivity linkages.

4.1.5 Every significant new multi-unit residential development will provide indoor and outdoor amenity space for residents of the new development.

Each resident of such development will have access to outdoor amenity spaces such as balconies, terraces, courtyards, rooftop gardens and other types of outdoor spaces.

4.1.6 New development will be massed to define the edges of streets, parks and open spaces at good proportion.

Taller buildings will be located to ensure adequate access to sky view for the proposed and future use of these areas.

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4.2

PUBLIC REALM

A community that is beautiful, safe and accessible through elements of the public realm is an asset that will be achieved to the benefit of all local stakeholders in the Jane and Finch neighbourhood. The public realm will be transformed through a facilitated enhancement of public spaces through elements such as street furniture, landscaping and public art that will bring people together, thus creating an opportunity for social integration and appreciation.

Detailed design and architectural significance in the public realm is an important aspect to creating a vibrant and aesthetically appealing urban environment. Through the transforming public realm in Jane and Finch, this will be achieved through the look and quality of streets, open spaces and the built form that will frame and define the neighbourhood distinctiveness.

Advancing the public realm in the Jane and Finch community will be upheld through compatible design principles and standards that are to be adhered by public and private development initiatives to ensure that pedestrian activity is safe, convenient and accessible to all. Celebrating the rich diversity of the Jane and Finch community through elements of the public realm will serve as a measure to uphold and preserve the uniqueness of the neighbourhood. Features such as public art will be integrated into the community to identify and establish a sense of place that is relatable to locals.

Transforming the public realm in Jane and Finch will not simply be focused on creating beautiful buildings, but also the inclusion of all people’s needs, thus influencing how the pg 14 JANE ANDE FINCH SECONDARY PLAN

public landscape will evolve and contribute to being a place of appreciation and inclusivity for the array of diverse people living and visiting in the area. This will be facilitated through balancing and understanding the desires of local stakeholders in what is important to them in enjoying the public realm in order to create a distinct urban environment through functional and vibrant public spaces that form the cornerstone of the community fabric.

POLICIES 4.2.1 Quality architectural, landscape and urban design and construction will be promoted by: 4.2.1.1 Using advisory design review panels to seek design excellence and promote public interest in the design quality of new development; 4.2.3.2 Ensuring new development enhances the quality of the public realm; and 4.2.3.2 Encouraging the use of skilled professionals in the design and construction process.

4.2.2 Creativity and excellence in architecture, landscape and urban design will be encouraged in private developments through programs such as the Urban Design Awards.

4.2.3 City streets are significant public open spaces which connect people and places and support the development of sustainable, economically vibrant and complete communities. New and existing City streets will incorporate a pg 15 JANE ANDE FINCH SECONDARY PLAN

The public realm will be enhanced through developing opportunities to create innovative and unique elements within public spaces, as seen above where a bike rack is dually serving as a piece of public art. The promotion of public art in Jane and Finch will serve as a form of representation for the cultural diversity found in the area, thus maintaining a neighbourhood identity and creating a sense of place.

Complete Streets approach and be designed to perform their diverse roles.

4.2.4 Sidewalks and boulevards will be designed to provide safe, attractive, interesting and comfortable spaces for pedestrians that are easy to navigate and access during all times of the day.

4.2.5 Design measures which promote pedestrian safety and security will be applied to streetscapes, parks, other public and private open spaces, and all new and renovated buildings.

4.2.6 Interior shopping malls, underground concourses, plaza walkways, and private mid-block connections will be designed to complement and extend, but not replace, the role of the street as the main place for pedestrian activity. They should be accessible, comfortable, safe and integrated into the local pattern of pedestrian movement with direct, universal physical and visual access from the public sidewalk and clear pathfinding within.

4.2.7 The creation of public art that reflects our cultural diversity and history will be promoted.

4.2.8 The public realm will provide connectivity between the Secondary Plan Area and the surrounding neighbourhoods between the area by providing function, comfortable and attractive connections.

4.2.9 New development will provide amenity for adjacent streets and open spaces to make these areas attractive, interesting, comfortable and functional pg 16 JANE ANDE FINCH SECONDARY PLAN

for pedestrians by providing: 4.2.9.1 Improvements to adjacent boulevards and sidewalks respecting sustainable design elements, which may include one or more of the following: trees, shrubs, hedges, plantings or other ground cover, permeable paving materials, street furniture, curb ramps, waste and recycling containers, lighting and bicycle parking facilities; 4.2.9.2 Coordinated landscape improvements in setbacks to create attractive transitions from the private to public realms; 4.2.9.3 Weather protection such as canopies, and awnings; 4.2.9.4 Landscaped open space within the development site; 4.2.9.5 Landscaped edges of surface parking lots along streets, parks and open spaces to define the street edge and visually screen the parked autos; 4.2.9.6 Safe pedestrian routes and tree plantings within surface parking lots; and 4.2.9.7 Public art, where the developer agrees to provide this, to make the building and its open spaces more attractive and interesting.

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4.3 HOUSING This section intends to formulate both the organization and standards of housing within the established Secondary Plan area. The City of Toronto, and more specifically, Jane and Finch, is an area of diverse demographics and this must therefore be reflected in its housing policies. With the implementation of new transit opportunities, increased housing demand is expected and will take form in a manner that is adequate to meet the diverging needs of all current and incoming residents. The residential sites that will be provided through new development will foster the principle of serving more than one function by being places of residence and employment through the concept of mixed use buildings. Additionally, a high percentage of affordable rental units and affordable ownership will be produced given the current and projected needs of the community, ultimately ensuring current inhabitants remain in the area after the redevelopment process as it is key to retain the diverse framework of the community.

The Jane and Finch area will be subject to the four major recommendations found in Section 3.2.1 of The City of Toronto Official Plan. These principles are a reflection of Toronto’s housing strategies reflected in The City’s Official Plan and the below housing policies of this Plan.

These are as follows and will serve as objectives in terms of housing developments in the Jane and Finch area: • Stimulating production of new private level of housing supply The cooperation of all levels of government to create a business environment in which specifically private rental housing, that provides affordable and mid-range rents, is an attractive pg 18 JANE ANDE FINCH SECONDARY PLAN

investment for those seeking to be part of the re-development process. As noted in The City of Toronto Official Plan, this would include tax reform at federal and provincial levels to support affordable housing, as well as implementation of municipal incentives.

• Preserving current housing stock Given the growing demand for affordable housing in the City of Toronto and the Jane and Finch community specifically, every effort will be made to preserve the existing affordable housing units in order to ensure those who depend on them are not displaced throughout the redevelopment process.

• Making efficient and effective use of the City’s own housing resources to achieve a range of housing objectives Usage of resources outside of the private sector must be optimized to achieve adequate diversity of housing needed at Jane and Finch.

• Working in partnership to take advantage of emerging opportunities Working in cooperation with private and nonprofit sectors is will allow for the opportunity to take advantage of key opportunities for enhancing the dynamic housing stock in Jane & Finch, which includes senior government housing supply programs and promoting new affordable housing production.

POLICIES 4.3.1 Provide residential development that will have a housing mix that serves a full range of residence. pg 19 JANE ANDE FINCH SECONDARY PLAN

4.3.2 All existing stock of housing will be maintained and replenished. All new housing supply will be encouraged through intensification and infill that is consistent with The City’s Official Plan.

4.3.3 Investment of new rental housing, particularly affordable rental housing, will be encouraged through cooperation of all levels of government. This will be done through a range of strategies, including effective taxation, and appropriate administrative policies and incentives.

4.3.4 Where appropriate, assistance will be provided to encourage the production of affordable housing. This will be done through either The City, or in combination with senior government programs and initiatives, or through cooperation with other levels of government. The assistance may include: 4.3.4.1 Affordable housing will be encouraged through: loans and grants, land at or below market rates, fees and property exemptions, rent supplement and other appropriate assistance; and 4.3.4.2 Affordable ownership housing provided on a long term basis by non-profit groups, especially affordable low rise family housing, measures such as: land at or below market rate, fees exemption and other appropriate forms of assistance 4.3.4.3 Priority will be given to nonprofit and non-profit cooperative housing providers pg 20 JANE ANDE FINCH SECONDARY PLAN

4.3.4.4 The calculation and achievement of affordable housing requirement will be conducted through precinct basis and will not be based on the size of individual parcels within the precinct.

4.3.4.5 For sites consisting of mixeduse residential developments with a precinct, the affordable housing requirement will be calculated by establishing the amount of residential gross floor area in excess of the minimum densities and proportionately to the land use mix provided within a subject development.

4.3.5 Developments of housing in the precinct will be subjected to Section 37 of the Planning 4.3.5.1 Planning Act. Section 5.1.1 outlines the need for large residential developments to provide an opportunity to achieve a mix of housing in terms of types and affordability. On large sites, generally greater than 5 hectares in size.

4.3.5.2 A minimum of 30 percent of the new housing units will be in forms other than single-detached and semidetached houses, such as row housing, triplexes and multi-unit residential buildings; and pg 21 JANE ANDE FINCH SECONDARY PLAN

4.3.5.3 In accordance with and subject to Section 5.1.1 of Toronto’s Official Plan where an increase in height and/ or density is sought, the first priority community benefit will be the provision of 20 percent of the additional residential units as affordable housing. This affordable housing contribution may take the form of affordable housing constructed on-site of the conveyance of land in the development to The City for the purpose of affordable housing, or, at the discretion of the City.

4.3.5.4 With the agreement of the developer, affordable housing units constructed near the development site or elsewhere in The City; 4.3.5.5 The conveyance of land to The City for the purpose of affordable housing near the cash in lieu for the purpose of constructing affordable housing in or near the proposed development site.

4.3.5.6 The types of housing will be an array of housing types outlined in the Housing Definitions in the sidebar. A minimum of 30 percent will be dedicated to affordable rental housing, although, it is encouraged that affordable housing receives 50% of the development, or as close to pg 22 JANE ANDE FINCH SECONDARY PLAN

this percentage as possible, without surpassing this said dedication, with 25 percent towards affordable ownership and 25 percent to rental housing.

4.3.5.7 The City, at it’s discretion, will have the ability to alter percentage dedications of housing developments providing that it is not reduced below the stated minimum and a sufficient mix of housing is achieved. It is highly encouraged that affordable rental housing is at highest percentage possible that does not exceed 50 percent of dedication.

4.3.6 The types of housing will be an array of housing types outlined in the Housing Definitions in the sidebar. A minimum of 30 percent will be dedicated to affordable rental housing, although, it is encouraged that affordable housing receives 50% of the development, or as close to this percentage as possible, without surpassing this said dedication, with 25 percent towards affordable ownership and 25 percent to rental housing.

4.3.7 The City, at it’s discretion, will have the ability to alter percentage dedications of housing developments providing that it is not reduced below the stated minimum and a sufficient mix of housing is achieved. It is highly encouraged that affordable rental housing is at highest percentage possible that does not exceed 50 percent of pg 23 JANE ANDE FINCH SECONDARY PLAN

dedication.

4.3.8 The implementation of apartments will be mixed use, with commercial use at grade level as encouraged in The City’s Avenue Study.

4.3.9 Integration of podium style apartment developments will be implemented as encouraged in The City’s Avenue Study.

4.4

TRANSPORTATION AND TRANSIT

Revitalization and development in the Secondary Plan area will include the introduction of additional public streets to support the intensification within the Secondary Plan boundaries. The street network will be designed based on the complete streets concept, providing ample opportunities for pedestrian and cyclist circulation to encourage commercial activity and recreational opportunities primarily. All users anticipated to be accessing the area should be able to do so safely regardless of age and ability.

Public streets will be designed and constructed to prioritize active transportation, especially pedestrian activity in order to maximize public accessibility throughout, especially focusing on internal connections. Vehicle movement will be facilitated as a secondary priority, however any existing vehicle throughput capacity will be maintained in order to reduce disruption for the people in the surrounding areas. Off street parking will be facilitated, but surface parking discouraged to prevent a poor walking environment.

The transportation network will also be supported by future transit improvements such as the Finch West LRT. This new transit system will be well integrated into the neighbourhood to pg 24 JANE ANDE FINCH SECONDARY PLAN

maximize its usefulness as a means of opening up the area’s residents to new economic opportunities, as well as attracting new visitors into the area. In addition, Jane Street will become a transit priority street in order to increase mobility for those traveling north or south of the neighbourhood. This will turn the area into a multi-modal transportation node, attracting more customers for businesses in the area.

POLICIES 4.4.1 The proposed public street network within the Secondary Plan area is shown on Map 5. Where applicable, new local streets will breakdown the existing large suburban styled block structure to better encourage pedestrian and cycling circulation with the purpose of increasing commercial activity.

4.4.2 The exact location and configuration of public streets will be determined through any applicable environmental assessment review process as well as the development application review process and may result in adjustments to what is shown on Map 5.

4.4.3 Consideration of a staged implementation of streets will be based on balancing the requirements to support development, the achievement of an integrated public street and pedestrian network, public accessibility and the provision of municipal infrastructure.

4.4.4 In addition to the policies in the Official Plan, the public street network in the Secondary Plan area will: 4.4.4.1 Provide a legible hierarchy of pg 25 JANE ANDE FINCH SECONDARY PLAN

street types and a connected network of travel routes for all modes of travel; 4.4.4.2 Define the physical structure of the neighbourhood and create compact, and appropriate development blocks; 4.4.4.3 Connect pedestrian routes with public destinations, including transit stops, bicycle trails and open spaces; 4.4.4.4 Contribute to developing a fine grain of pedestrian and cycling routes; 4.4.4.5 Will integrate new development with the existing area; 4.4.4.6 Allocate generous space for tree planting and landscaping to create vibrant and attractive civic spaces; 4.4.4.7 Be located and organized along the edges of parks and open spaces to provide a high level of visual surveillance and safety; 4.4.4.8 Public streets maintained by the City; and 4.4.4.9 Provide, in appropriate locations, on-street public parking to enhance street activity, provide a buffer between vehicle traffic and sidewalks, and create a desirable environment. pg 26 JANE ANDE FINCH SECONDARY PLAN

4.4.5 A Transportation Study will be required to determine the quality of the road network to accommodate future developments and intensification of commercial and residential infrastructure.

4.4.6 Transportation Impact Studies are required to be submitted in support of any new applications on a block and site basis and must demonstrate that traffic can be accommodated on the area road network including any necessary off-site improvements.

4.4.7 The street network shown on Map 4 include a mixture of local streets primarily focused on more automobile transit and a mixture of secondary local streets more focused on pedestrian and cycling transit. These streets are intended to have a reduced minimum right-of-way width determined by the hierarchy of use to establish a local character within the designated area. The exact widths will be subject to detailed planning and engineering studies conducted in relation to development applications.

4.4.8 Reduced off-street parking requirements for the Secondary Plan Area may be considered and implemented through the Zoning By-law, to contribute to achieving objectives to discourage vehicle reliance based on proposed transit upgrades.

4.4.9 Development will be encouraged to pursue measures aimed at reduced automobile dependence by facilitating car-sharing, bike-sharing, secure bicycle parking, and potential transit-pass incentives to residents and visitors.

4.4.10 Land subdivision and redevelopment pg 27 JANE ANDE FINCH SECONDARY PLAN

in the Secondary Plan area shall protect the transit operation of Jane and Finch while encouraging the transit accessibility to these areas.

4.4.11 The main-street appearance of the Jane Street and the Finch Avenue West frontage will be enhanced by moderating vehicular access points the intersection, where possible, as development occurs.

4.4.12 With limited exceptions where appropriate or necessary, parking for new development, including infill development, shall be provided below grade.

4.4.13 The public street network will be implemented so that the functional integrity of the transportation system is maintained to the satisfaction of the City at all times.

4.4.14 Development on Jane street and Finch Avenue West will have regard for the potential requirement to accommodate future development of the Finch West LRT. In particular, the design of new development may be required to accommodate future transit platforms through building setbacks or similar design responses to accommodate future transit right-ofway at or near the following intersections of Jane Street and Finch Avenue West.

• Jane Street • Elana Drive • York Gate Blvd • San Romanoway • Driftwood Ave • Proposed Streets

pg 28 JANE ANDE FINCH SECONDARY PLAN

4.5

FINCH WEST LIGHT RAIL TRANSIT (LRT)

The Finch West LRT is a planned rapid transit line that bisects the neighbourhood running East to West along Finch Avenue. This Light rail line will improve access between the neighbourhood and the rest of the City of Toronto’s rapid transit network. The line is planned to run through the centre of the street in its own right of way to ensure the vehicles are not impacted by traffic. This transit line will improve the neighbourhood’s residents access to employment and educational opportunities.

POLICIES 4.5.1 Integration of the planned Finch West LRT into the existing transportation network through improved wayfinding at LRT and bus stops 4.5.2 Focus on a comfortable environment for those making connections to LRT and waiting at stops 4.5.3 LRT trains will have signal priority over other forms of transportation in order to ensure proposed new intersections do not reduce travel speed of transit 4.5.4 New connections made directly to corners of Jane and Finch intersection to prioritize pedestrian and transit connections 4.5.5 Presto and fare vending machines will be available on LRT platforms, in addition to presto reloading machines

pg 29 JANE ANDE FINCH SECONDARY PLAN

The construction of the Finch West LRT will bring a new form of mobiility and connectivity to the Jane and Finch area. It will provide access to all persons and incorportae the newest in transportation technology.

In addition to the introduction of the LRT, developments will occur on street frontages to support the predicted increase of pedestrains in the area

4.6

CYCLING AND PEDESTRIAN NETWORK

Streets will be designed using complete streets guidelines. Complete streets, in an urban context prioritize more space efficient modes; pedestrians first, then cyclists, transit and finally private vehicles. This makes the street network more accessible to those with mobility needs, while also creating a more comfortable walking environment, and a more engaging street.

Complete streets should have treatments and amenities that are conducive to improving streetlife, such as attractive pavers, proper night lighting, winter snow and ice clearance, and cafes and restaurants with patios that open up into the street, in order to make the street more dynamic and engaging. An engaged street leads to a higher quality of life for the area’s residents, and increased walking and cycling improves public health and reduces healthcare costs. Interaction between street users also creates a greater sense of community, and leads to more incidental connections, which are of high importance for new Canadians.

POLICES 4.6.1 Enhancements and extensions to the cycling and pedestrian network to support people living, working, or visiting in the area and to provide greater public access from commercial and residential areas to the hydro corridor.

4.6.2 Public plazas and open spaces will be utilized for the addition pedestrian and cycling networks and to provide additional circulation opportunities 4.6.3 Crossings between cycling facilities and vehicular roadways will include signals for pg 30 JANE ANDE FINCH SECONDARY PLAN

bicycle users 4.6.4 Streets and and other pedestrian areas will be designed in a safe and attractive manner to encourage their use not just as transportation networks, but as spaces for activity and socialization.

4.6.5 All proposed streets will be designed using complete streets policies, in that they will include cycling, pedestrian, automobile and transit uses based on the context of the individual street. Complete streets, will include: Wide sidewalks, Separated or protected cycle lanes on streets with high automobile traffic; Transit priority lanes on streets that combine high transit vehicle frequency with high congestion, specifically Jane Street; Shared streets that promote slow vehicle traffic and a comfortable pedestrian environment where vehicular traffic volume allows it; and Facilitates uses at all times and seasons.

4.7 COMMUNITY SERVICES AND FACILITIES Community Services and Facilities are important for long term sustainability. With the revitalization of the Jane and Finch neighbourhood, sufficient Community Services and Facilities are necessary to promote future growth of the Secondary Plan Area.

The Jane and Finch Secondary Plan sets out policies to ensure proper Community services and facilities will be developed to meet the needs of the residents in the precincts. They are important guidelines to allow contribution to the area’s social, economic and environmental growth. Affordable and accessible community services are set out to meet the needs of the evolving community, and are crucial for the pg 31 JANE ANDE FINCH SECONDARY PLAN

well-being of the surrounding residence.

POLICIES 4.7.1 The addition, movement or renovation of existing facilities shall be done to achieve sufficient services.

4.7.2 Community Service and facilities for the Secondary Plan Area shall include: daycares, community rooms, educational facilities and healthcare facilities.

4.7.3 New, renovated or relocated Community Services and Facilities in Secondary Plan Area will be: • Located within any outlined Precincts • Geographically placed with ease of access to the Secondary Plan Area • Located in highly visible areas and be accessible with strong pedestrian, cycling and transit connections • Designed to have regard for multi-purpose uses and functions.

• Sufficient capacity for future growth • Affordable for residents who need such services 4.7.4 Educational uses are permitted throughout the Secondary Plan Area including the following: • • • •

Partnership with York University Tutoring facilities Language classes Private courses

pg 32 JANE ANDE FINCH SECONDARY PLAN

4.8

LAND USE AMENDMENTS AND POLICIES

The Jane and Finch Secondary Plan, in keeping with the Official Plan, will seek to amend land use designations, where applicable, to pursue the guiding principles and vision of the Secondary Plan. To this effect, the promotion of revitalization will be guided through improved connectivity, and pedestrian-oriented planning. Furthermore, respect for cultural diversity and anticipated population growth in the Jane and Finch neighbourhood will be prioritized. No changes will be suggested where alterations in zoning by-laws and/or land use designations are not deemed necessary in obtaining this vision.

Land use designations within the Jane and Finch Secondary Plan are depicted on Map 2.

Lands will follow a pattern of development in conformity with applicable land use designation policies as directed in the Official Plan relevant policies. Those parcels of land where existing land use designation is recommended to be amended are as follow: 4.8.1 PRECINCT 1 Lands at 1 York Gate Blvd in Zone 205 will be permitted for partially residential purposes, permitting a Mixed Use Area designation.

Lands at 4000 Jane St in Zone 100 will retain their current zoning, while Open Space Areas will be incorporated.

In Precinct 1, the Yorkgate Mall property at 1 York Gate Blvd, Zones 205 and 100 will pursue a land use designation providing for increased commercial and residential uses, with streetlevel businesses and mid-rise apartments above. The public realm will be enhanced through the provision of increased public space through the creation of green space pg 33 JANE ANDE FINCH SECONDARY PLAN

connecting the hydro corridor to the north, bisecting Precinct 1 roughly through its midpoint and continuing down to Finch Avenue where the corridor continues through Precinct 4.

4.8.2 PRECINCT 2 Lands at 10 San Romanoway in Zone 733 will be developed to shift towards a residential commercial Mixed Use Area designation with a concurrent provision of a Parks and Open Space Area.

Precinct 2 will observe a process of intensification through the development of mixed use properties along Jane Street and additional townhouses infilling some of the underutilized space between the existing tower complexes. At 10 San Romanoway, Zone 733 will be amended to reflect commercialresidential mixed use. In adding to the public realm, green space will be situated at the corner of Jane and Finch, allowing for greater connectivity between the Precincts.

4.8.3 PRECINCT 3 Lands at 3900 Jane St in Zone 201 will benefit from provisions that will facilitate the incorporation of an Open Space Area.

The former City of North York by-law 7625 pertaining to the Jane Finch Mall at 1911 Finch Avenue West in Precinct 3 will be amended permit to commercial- residential mixed use.

Land use designations in Precinct 3 will reflect improved use of the ground-level parking spaces which will be converted for mid-rise residential use where facing established residential streets, and for high-rise development on the north side at Finch Avenue where increased intensification is desired. A significant parcel of open space will be created on the northwest pg 34 JANE ANDE FINCH SECONDARY PLAN

corner of the Precinct, in keeping with the connectivity provided by the expansion of the public realm.

4.8.4 PRECINCT 4 Lands at 1911 Finch Avenue West, falling under the Former City of North York by-law 7625 are to be amended for commercial residential Mixed Use, in addition to the implementation of an Open Space Area.

In Precinct 4, commercial and residential uses will be expanded through the availability of street-level businesses and upper storey residential units. Connectivity to both adjacent precincts will be ensured through the creation of a green corridor at 3900 Jane St in zone 201, also allowing for enhanced opportunities for socialization and community-building. As with the other precincts, there will be a designation of public space at the corner of Jane and Finch.

4.8.5 PRECINCT 5 The hydro Corridor located on the northern end of the site, falling under utility and transportation zoning will maintain its main use of the transmission of energy while adding secondary functions.

In Precinct 5, the current open space will be further utilized with the addition of desired paths to fortify the connection with other precincts.

The paths will also provide an extension to the green network making it part of a regional connection. In addition, the area will have a variety of uses that fall within the compatibility of the primary use of the corridor and existing/ proposed use of adjacent land.

pg 35 JANE ANDE FINCH SECONDARY PLAN

5.0

MAKING IT HAPPEN - IMPLEMENTATION

5.1 ZONING BY-LAWS Zoning By-Law provisions will be employed in order to implement the guidelines and policies of the Jane and Finch Secondary Plan, and will observe performance standards with the aim of obtaining acceptable and desirable forms of development.

Precinct Plans will be used to assist in the evaluation of conformity with proposed developments and provisions in the Secondary Plan in terms of Zoning By-law Amendments, Plans of Subdivisions and other relevant applications for development.

5.2 LAND DIVISION Division of land within the Secondary Plan Area will create land parcels that facilitate development consistent with the intent of the Secondary Plan.

It is expected that division of land within those precincts where new street infrastructure is proposed will proceed by way of plan of subdivision. Roads will provide the basis for both movement and an improved public realm.

5.3 SITE PLAN CONTROL The vision and objectives of the Jane and Finch Secondary Plan will guide applications for Site Plan Control, alongside other applicable City guidelines and precinct-specific policies.

Site Plan review will evaluate the proposal within the context of surrounding development, the precinct, adjacent communities and surrounding areas.

pg 36 JANE ANDE FINCH SECONDARY PLAN

Regulatory tools established under the Planning Act, in coordinating with Zoning Bylaws, Holding Provisions, Plans of Subdivision and further policy interventions will proceed in accordance with the Site Plan Control in order to create a legal framework to direct and implement change and foster the phased redevelopment of the Jane and Finch area with potential infrastructural amendments.

Site Plan Control establishes that attractiveness and compatibility with the surrounding area are taken into account when evaluating if a proposed development will contribute to the economic, social and environmental wellbeing of the City. Elements including the built form, site access, servicing, water storage, parking facilities, loading and landscaping will be considered.

Appropriate daycare facilities will aid the residents in proper and affordable childcare.

5.4 SECTION 37 As Toronto grows, the need for improvements to its public facilities and services increases.

Section 37 of Ontario’s Planning Act is a key planning tool that the city can use to provide investment enhancing areas thus residences quality of lives.

Section 37 enables the City to negotiate contributions towards local community benefits for development applications that exceed a site’s zoned height and density. Unlike other municipal financing tools such as Development Charges and Parkland Contributions, Section 37 will put money directly into Jane and Finch, benefiting the local community. The Section is also flexible and precise with its funding, allowing the benefits to be direct, tangible and responsive to Jane and Finch particular needs. Section 37 should be used to its fullest advantage in order to benefit Jane and Finch at an optimal level. pg 37 JANE ANDE FINCH SECONDARY PLAN

Community Gardens and public meeting spaces can create opportunities to improve social cohesion. They are important in the Jane and Finch neighbourhood because they are inviting and encourage walkability amongst the residents.

POLICIES 5.4.5 The policies of Section 5.1.1 of the Official Plan regarding Section 37 of the Planning Act shall apply to this Secondary Plan area with additional policies set out below.

In determining community benefits the following will be considered priorities, although others may also be secured as appropriate, and should be considered in the context of the policies of the Official Plan, and the Secondary Plan: a) securing long term rental housing; b) improvements including expansions where possible to local parks and associated facilities; c) establishment of new or expansions to existing non-profit community services and facilities, including community service program space; d) non-profit childcare facilities; e) improvements to library facilities; f) public art; g) installation of a community energy system as identified in the energy strategy; h)affordable housing; i) affordable rental housing; j) additional three-bedroom units beyond the required 5 percent, including those created through the use of adaptable unit designs; k) facilities and amenities for pedestrians and cyclists.

pg 38 JANE ANDE FINCH SECONDARY PLAN

5.5 SECTION 42 Public parkland and park improvements are a priority. Public parkland dedication under Section 42 of the Planning Act will be implemented where possible.

POLICIES 5.5.1 New development in the Precincts will create the need for parks to be delivered to support growth 5.5.2 Parkland shall be dedicated to new development in accordance to Section 42 of the Planning Act 5.5.3 Where the use of parkland is not feasible, cash in lieu will be mandatory to accommodate those needs elsewhere

pg 39 JANE ANDE FINCH SECONDARY PLAN

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