Date: January 5, 2009

To: Planning and Growth Management Committee

From: Chief Planner and Executive Director, City Planning

Wards: Ward Nos. 22 , 16 and 25

Reference

Number:

File No. 04 142873

SUMMARY

These City-initiated official plan and zoning by-law amendments are subject to the new

provisions of the Planning Act and the City of Toronto Act, 2006.

This report recommends approval of amendments to the Official Plan, Yonge-Eglinton

Secondary Plan, and By-law No. 438-86 to implement the results of the Yonge-Eglinton

Centre Focused Review as shown in Attachments 1 and 2. The report also recommends

adoption of Urban Design Guidelines and outlines implementation strategies to achieve,

over time the revitalization of Yonge-Eglinton Centre with a particular emphasis

on Mixed Use Area ‘A’ focused on the intersection of Yonge and Eglinton.

The recommendations contained in this report are the result of several years of

consultation and collaboration with the local community, TTC, landowners, and other

stakeholders.

As one of the City’s four Centres, Yonge-Eglinton is a place with excellent transit

accessibility where jobs, housing and services are concentrated in a dynamic mixed

use setting. The Vision contained in this report sets out local goals and a development

Staff report for action – [Yonge Eglinton Centre Focused Review] 2

framework and recommends policies to promote a vibrant transit-based mixed use Centre

which is compatible with surrounding established residential neighbourhoods.

This report recommends Schedule 1 of the City-Wide Community Improvement Plan be

amended to include the Yonge-Eglinton Centre as an area eligible for financial incentives

for major office buildings.

This report also recommends that planning staff be directed to undertake consultations

with the local community with regards to the Yonge-Eglinton Urban Growth Centre

(UGC) in the Provincial Growth Plan for the Greater Golden Horseshoe, 2006, and

report back on the results of the consultations and any amendments necessary to bring the

Official Plan in conformity with the provincial Growth Plan which stipulates in Policy

2.2.4.3 that “Municipalities will delineate the boundaries of urban growth centres in their

official plans.”

The proposed initiatives contained within this report support Council’s focus on

investment in quality of life, the desire to link public initiatives with private investment in

order to stimulate employment and high quality development, and the need to

strategically create opportunities that will act as catalysts to achieving the desired

objectives for this transit-supportive area.

The implementation of the recommendations contained in this report set the stage for

City building and economic revitalization at Yonge-Eglinton, including opportunities for

investment in public transit infrastructure, major office space and employment,

promoting sustainable green development on the under-utilized Eglinton TTC bus

terminal lands, and improving the public realm and local amenities.

RECOMMENDATIONS

The City Planning Division recommends that:

1. City Council amend the Official Plan and the Yonge-Eglinton Secondary Plan

substantially in accordance with the draft official plan amendment attached to this

report as Attachment 1.

2. City Council amend By-law No. 438-86 for the southwest quadrant of the Yonge

and Eglinton intersection substantially in accordance with the draft zoning by-law

amendment attached to this report as Attachment 2.

3. City Council authorize the City Solicitor to make such stylistic and technical

changes to the draft zoning by-law amendments as may be required.

4. City Council adopt the Yonge-Eglinton Centre Urban Design Guidelines shown in

Attachment 3.

Staff report for action – [Yonge Eglinton Centre Focused Review] 3

5. City Council adopt a By-law to amend Schedule 1 of the City-wide Community

Improvement Plan for Brownfield Remediation and Development of Prescribed

Employment Uses (By-law 516-2008) by including the Yonge-Eglinton Centre as

an area eligible for financial incentives for major office buildings, as shown in

Attachment 4.

6. City Council direct the General Manager of Parks, Forestry and Recreation in

consultation with TTC, Facilities and Real Estate, City Planning staff, and the

local councillors for Wards 22, 16 and 25, to report back to City Council in the

third quarter of 2009 with an implementation strategy and possible funding

sources for the proposed public park within the southwest quadrant of the Yonge-

Eglinton intersection.

7. City Council direct the Chief Planner and Executive Director in consultation with

the General Managers of Transportation Services and Economic Development,

Culture and Tourism, Urban Forestry and TTC staff to prepare a Streetscape Plan

focused on the Yonge-Eglinton intersection, in consultation with the local

councillors for Wards 22, 16 and 25, and report back to City Council with a

strategy to implement the Streetscape Plan together with estimated costs and

possible funding sources, including partnerships with the private sector.

8. City Council direct Transportation Services, the Co-ordinated Street Furniture

Program to consider Yonge-Eglinton as a priority area for the placement of street

furniture in Wards 22, 16, and 25, in coordination with recommendation 7.

9. City Council direct planning staff to undertake consultations with the local

community, in consultation with Councillors for Wards 22, 16, and 25, with

regards to the Yonge-Eglinton Urban Growth Centre (UGC) in the Provincial

Growth Plan for the Greater Golden Horseshoe, 2006, and report back on the

results of the consultations and any amendments necessary to bring the Official

Plan in conformity to the provincial Growth Plan.

The recommendations in this report have no financial impact.

ISSUE BACKGROUND

The City’s Official Plan identifies four key locations on the rapid transit system, shown

as Centres on Map 2, where transit-supportive development plays an important role in

how we manage growth. The Yonge-Eglinton, Scarborough, North York, and Etobicoke

Centres are places with excellent transit accessibility where jobs, housing and services

will be concentrated in dynamic mixed use settings with different levels of activity and

intensity. The Yonge-Eglinton Centre and adjacent mixed use areas and apartment

neighbourhoods are a mature urban area with an existing concentration of jobs and

residents. This area is already achieving a high level of intensification to support public

transit.

Staff report for action – [Yonge Eglinton Centre Focused Review] 4

Yonge-Eglinton Centre is situated at the crossroads of two key Avenues, with a central

location in Toronto’s transit network. The Yonge-Eglinton Centre has potential for new

development through infill and redevelopment of key sites (i.e. TTC Eglinton Bus

Terminal lands) and lower scale development on the Avenues that radiate out from the

Centre. The subway station needs major upgrading to improve bus facilities and access

to the subway platforms, and the streetscape is in need of upgrading.

The Yonge-Eglinton Centre Focused Review has been a process of reviewing the policy

framework governing development in the area in order to establish new policies for

managing change and creating a more vibrant transit-based mixed use Centre tailored to

local circumstances. The new plan for Yonge-Eglinton sets out a growth strategy which

will result in a high quality public realm with improved public transit and local amenities

which will create a positive climate for economic growth.

Section 2.2.2 of the Official Plan establishes the policy objectives of Centre studies.

Among these policy objectives the Plan directs that the Secondary Plan for each Centre

will tailor an intense mix of urban activities to the individual circumstances of each

location; outline a growth strategy and show how transportation and other local amenities

can be improved; create a positive climate for economic growth and commercial office

development; establish a high quality public realm featuring public squares, parks and

public art; and protect adjacent Neighbourhoods from encroachment of larger scale

development.

Focused Area Characteristics

The boundaries of Yonge-Eglinton Centre during the review have been focused on the

Yonge-Eglinton intersection. Although small in terms of relative land area compared to

other Centres in the City, the Yonge-Eglinton Centre serves as the business,

entertainment, and pedestrian focus for midtown Toronto.

The northwest quadrant of the Centre is generally built out with office and commercial

uses along Yonge Street and Eglinton Avenue West and high density residential beyond.

The ‘Yonge Eglinton Centre’, a mixed commercial/residential complex built in the early

1970’s has been a major contributor to the success of the area. With its concentration of

office and retail uses, this quadrant serves as a major employment, shopping, and

entertainment destination. Further reinvestment in the ‘Yonge-Eglinton Centre’,

including upgrades to the open space pedestrian square will ensure the continued success

of this vital component of the area. The property on the northeast corner of Duplex

Avenue and Eglinton Avenue West contains an older office building which could be

redeveloped with a new larger building under current zoning permissions.

The northeast quadrant consists of a number of small commercial properties with

frontages on either Yonge Street or Eglinton Avenue. The properties on Yonge Street are

generally 2-storey, street-related retail buildings which gives this part of the Centre a

‘main streets’ character. The northeast quadrant would benefit from a land assembly

which would enable a larger building to be setback from the street, affording the

Staff report for action – [Yonge Eglinton Centre Focused Review] 5

opportunity to create an open space pedestrian square on the corner. Coupled with the

retention and encouragement of street-related retail along Yonge Street and Eglinton

Avenue, this quadrant will continue to exhibit a vibrant pedestrian character.

The southeast quadrant has been transformed with the construction of the ‘Minto

Midtown’ project. The project consists of two residential towers with street-related retail

uses along Yonge Street. There is an open space plaza between the two towers with

public access from a wide sidewalk along Yonge Street. This has improved the public

realm along this stretch of Yonge Street.

There are a collection of commercial buildings along Yonge Street, some of which are

sited close to the traveled portion of Yonge Street. In addition to the Minto site, two

other sites on Yonge Street exhibit further development potential for this quadrant.

Streetscape improvements such as a wider sidewalk on Yonge Street should be one of the

objectives of further redevelopment.

A public lane which serves the southeast quadrant runs north-south from Eglinton

Avenue to Soudan Street behind Yonge Street. There are several residential apartment

buildings on Holly Street, as well as a mixed commercial-residential building. A

pedestrian connection between the public lane and Yonge Street will be provided by the

Minto Midtown project. Opportunities for further mid-block pedestrian connections

between the public lane and Holly Street should be pursued.

The southwest quadrant currently contains a mix of office, retail, service and

entertainment uses as well as a major subway station and bus terminal. The former TTC

bus terminal lands form the largest development potential within the Yonge-Eglinton

Centre. To the immediate south and west of this quadrant lies an established residential

neighbourhood, including low-rise residential uses along Duplex Avenue and Berwick

Avenue.

The southwest quadrant of the intersection amounts to a land area of 4.32 hectares. There

is an opportunity for City building at this location which can meet a number of City goals

and objectives including public realm improvements, employment, public transit

infrastructure, and new park space.

Diversity of Neighbourhoods

Beyond the boundaries of the Yonge-Eglinton Centre lies a diversity of stable

neighbourhoods. Established low rise residential neighbourhoods are located to the

northwest, southeast, and southwest of Yonge Eglinton Centre. These areas shall remain

stable, and their designation as Neighbourhoods in the Official Plan is intended to protect

their character. To the east and northeast of the Yonge-Eglinton Centre are Apartment

Neighbourhoods comprised mainly of apartment buildings. Compatible redevelopment

and renewal in these areas will continue. Most notable is the redevelopment of the North

Toronto Collegiate Institute which consists of new residential development and re-

construction of the school.

Staff report for action – [Yonge Eglinton Centre Focused Review] 6

The common threads which tie these neighbourhoods together are Yonge Street and

Eglinton Avenue, both of which contain a mix of uses at varying levels of massing and

heights. Recognized as Avenues in the Official Plan, new development will continue to

occur along these two arterials. Yonge-Eglinton Centre is where these two important

streets intersect at a concentration of employment, residences, and public transit

infrastructure.

Recent Redevelopment Approvals and Proposals

As an older Centre, largely developed during earlier growth periods, the job

concentration in Yonge-Eglinton Centre is highly focused. More recently, the

completion of the Minto Midtown project has introduced a new supply of housing in the

Centre. While the commercial function has declined somewhat through the replacement

of office stock with residential development in the Centre and adjacent to it, Yonge-

Eglinton is still an important area of employment, highly accessible by transit to a large

segment of Toronto’s labour force. The adjacent Mixed Use Areas along Eglinton

Avenue and Yonge Street, and the Apartment Neighbourhoods north and south of

Eglinton Avenue east of Yonge Street have experienced residential intensification in

recent years, taking advantage of the area’s good transit accessibility and allowing

residents to live close to where they work. The surrounding established Neighbourhoods

have remained stable areas protected from encroachment of larger scale development by

firm boundaries in the Official Plan and appropriate transition in scale and intensity of

activity from within the Centre to surrounding Neighbourhoods.

Within the Focused area, there is only one formal development application. In the

southwest quadrant of the Centre a development application at 54-74 Berwick Avenue &

191-211 Duplex Avenue has been submitted proposing twenty, 3-storey townhouses

fronting onto Duplex Avenue and 215 condominium apartment units in a 17-storey

building that fronts onto Berwick Avenue. The proposal represents the first phase of the

comprehensive master plan for the southwest quadrant of Yonge and Eglinton which is

consistent with the vision in the Urban Design Guidelines for Yonge-Eglinton Centre.

This vision was previously presented to the community at a community meeting in June

2006 and is available on the City’s website at:

http://www.toronto.ca/planning/yonge_eg_pres_29june06.htm

Currently, there is a preliminary proposal by the Owner of ‘Yonge Eglinton Centre’ to

partially enclose the existing open space pedestrian square with a 3-storey, 4287square

metre commercial addition. The pedestrian square is publicly accessible but privately

owned and represents a significant open space asset for the Centre and the communities

that surround it. There is a desire by the community to retain and enhance this existing

open space.

Beyond the Focused area of Yonge-Eglinton there are several development applications,

mainly for residential intensification.

Staff report for action – [Yonge Eglinton Centre Focused Review] 7

Study Process and Community Consultation

In November 2002 the City of Toronto approved a new Official Plan. The Plan provides

a strategy for managing growth and development in the City over the next 30 years. The

Yonge-Eglinton Centre, along with a number of other areas, has been identified as a

location where the City would like to encourage major investment and accommodate

some of the growth the City anticipates. A new Plan for the Yonge-Eglinton area will

provide guidance for future development while ensuring a high quality living

environment.

With current and anticipated development pressures in the Yonge-Eglinton area as a

backdrop, City Council directed staff to review the Yonge-Eglinton Part II Plan, with a

focus on Mixed Use Area ‘A’ at Yonge-Eglinton. Mixed Use Area ‘A’ corresponds to the

Yonge-Eglinton Centre and is the area bordered by Duplex Avenue to the west, Berwick

Avenue to the south, Holly Street to the east and Orchard View Boulevard and

Roehampton Avenue to the north.

The Study Area encompasses the area north of Eglinton Avenue to Castlefield Avenue

and Keewatin Avenue, south to Hillside Avenue, west to Avenue Road, and east to

Mount Pleasant Road (see attachment 5)

A Working Group comprised of area residents, business, and municipal representatives

was established to provide input, comments, and feedback to staff. The working group

met on several occasions with city staff and local Councillors to help develop the vision

that is being presented in this report. In addition, a number of community meetings were

held with the public to advise them of the study, to garner feedback on the study’s

direction and to advise them of the study’s conclusions.

was created to enable interested parties to obtain information and learn about the study

and its progress. The web site provided links to the various presentation materials

prepared by city staff as well as the draft final report and urban design guidelines.

The proposed study directions including the design concept plan for the Yonge-Eglinton

Centre focused area have been generally well received by the Working Group, those

attending the community meetings and City divisions and agencies.

Provincial Policy Statement and Provincial Plans

The Provincial Policy Statement 2005 (PPS) provides policy direction on matters of

provincial interest related to land use planning and development. The PPS sets the policy

foundation for regulating the development and use of land. The key objectives include:

building strong communities; wise use and management of resources; and protecting

public health and safety. City Council’s planning decisions are required to be consistent

with the PPS.

Staff report for action – [Yonge Eglinton Centre Focused Review] 8

The Growth Plan for the Greater Golden Horseshoe provides a framework for managing

growth in the Greater Golden Horseshoe including: directions for where and how to

grow; the provision of infrastructure to support growth; and protecting natural systems

and cultivating a culture of conservation.

Conformity to Provincial Growth Plan

Yonge-Eglinton is one of the 25 urban growth centres (UGC) identified in the Growth

Plan for the Greater Golden Horseshoe, 2006 (GPGGH). Section 2.24 of the GPGGH

provides that ‘Urban Growth Centres’ will be focal areas for investment; accommodate

and support major transit infrastructure; serve as high density employment centres; and

accommodate a significant share of population and employment growth.

The recognition of the Yonge-Eglinton area as an UGC provides an opportunity for City

building in this area with the support of senior levels of government. In particular,

investment in major transit infrastructure in the form of the Eglinton Crosstown LRT.

The Ministry of Energy and Infrastructure recently released the report Size and Location

of Urban Growth Centres in the Greater Golden Horseshoe which depicts the size and

location of each Urban Growth Centre (UGC) for use in implementing the Growth Plan

for the Greater Golden Horseshoe, 2006. This report can be found at

www.placestogrow.ca

The Yonge-Eglinton Centre boundaries in the Official Plan are focused on the four

quadrants of the Yonge and Eglinton intersection. The Yonge-Eglinton UGC

encompasses a larger area than that currently illustrated in the City’s Official Plan Map 2,

Urban Structure, and generally includes the Mixed Use Areas along Eglinton Avenue east

of Yonge Street, and the Apartment Neighbourhoods north and south of Eglinton Avenue

to Mt. Pleasant Road.

The Growth Plan, in Policy 2.2.4.5 stipulates that “Urban growth centres will be planned

to achieve, by 2031 or earlier, a minimum gross density target of 400 residents and jobs

combined per hectare for each of the urban growth centres in the City of Toronto.” The

Yonge-Eglinton UGC is a mature urban area with existing population and employment

levels that exceed the 400 persons per ha provincial density target. The application of the

UGC policies to this area recognizes this reality.

Policy 2.2.4.3 of the Growth Plan states that “Municipalities will delineate the boundaries

of the urban growth centres in their official plans.” The Growth Plan requires that this

conformity exercise be undertaken by municipalities by June 2009.

The Urban Structure Map 2 conceptually illustrates the City’s four Centres. The

Province’s above noted report stipulates that “It is expected that in delineating the precise

boundaries of the urban growth centres in their official plans, municipalities will adhere

Staff report for action – [Yonge Eglinton Centre Focused Review] 9

to and will make only minor necessary adjustments to the size and location in this

report.”

City Council’s planning decisions are required by the Planning Act to conform, or not

conflict, with the Growth Plan for the Greater Golden Horseshoe.

Planning staff are of the opinion that the proposed Official Plan Amendment attached to

this report does not conflict with the Provincial Growth Plan. However, further review of

the Official Plan in consultation with the local community and Province will be required

to set boundaries of the Yonge-Eglinton Urban Growth Centre that implement the

Provincial Growth Plan.

I am recommending planning staff be directed to undertake consultations with the local

community with regards to the Yonge-Eglinton Urban Growth Centre (UGC) in the

Provincial Growth Plan for the Greater Golden Horseshoe, 2006, and report back on the

results of the consultations and any amendments necessary to bring the Official Plan in

conformity with the provincial Growth Plan.

Official Plan

The Yonge-Eglinton Centre is illustrated on Map 2, Urban Structure of the Official Plan.

Centres are places with excellent transit accessibility where jobs, housing and services

will be concentrated in dynamic mixed use settings with different levels of activity and

intensity. Centres are focal points for surface transit routes drawing people from across

the City and from outlying suburbs to either jobs within the Centres or to a rapid transit

connection. The Official Plan encourages creating concentrations of workers and

residents at these locations, resulting in significant centres of economic activity

accessible by transit.

The Official Plan designates lands at Yonge-Eglinton as a Mixed Use Area (see

Attachment 6). Mixed Use Areas achieve a multitude of planning objectives by

combining a broad array of residential uses, offices, retail and services, institutions,

entertainment, recreation and cultural activities, and parks and open spaces. These areas

are intended to absorb, over time, a portion of Toronto’s expected growth. The proportion

of commercial and residential uses will vary widely among Mixed Use Areas and not all

Mixed Use Areas will experience the same scale or intensity of development. The

Centres will develop at differing scales and densities, set out in their respective

Secondary Plans and zoning by-laws, reflecting the context of their surroundings and

transportation infrastructure.

Mixed Use Areas are made up of a broad range of commercial, residential and

institutional uses, in single use or mixed use buildings, as well as parks and open spaces.

Development in Mixed Use Areas will create a balance of uses that reduces automobile

dependency and meets the needs of the local community; provide for new jobs and homes

on underutilized lands in Centres; locate and mass buildings to frame streets and parks,

minimize shadow impacts and provide transition between areas of different development

intensity and scale, particularly toward lower scale Neighbourhoods; provide an

Staff report for action – [Yonge Eglinton Centre Focused Review] 10

attractive, comfortable and safe pedestrian environment; and take advantage of nearby

transit services.

Section 2.2 of the Official Plan promotes the integration of land use with transportation

and stipulates that growth will be directed to the Centres, Avenues, Employment Districts

and Downtown in order to use municipal land, infrastructure and services efficiently;

concentrate jobs and people in areas well served by transit; promote mixed use

development to increase opportunities for living close to work and to encourage walking

and cycling; and protect neighbourhoods from the effects of nearby development.

The City’s transportation network will be maintained and developed by assigning first

priority for investment in transit to maintaining the existing system in a state of good

repair to provide continued safe and comfortable service.

Eglinton Avenue is shown as a Higher Order Transit Corridor on Map 4 of the Official

Plan. The implementation of transit services in an exclusive right-of-way along Eglinton

Avenue is currently under review as part of the Transit City initiative and an

environmental assessment for the Eglinton Crosstown LRT has commenced.

Eglinton Avenue is also shown as part of the City’s Surface Transit Priority Network

(Map 5) of the Official Plan, where transit priority at signalized intersections and other

priority measures on selected bus and streetcar routes will be pursued.

The Yonge-Eglinton Secondary Plan stipulates that the Mixed Uses Areas will contain a

mix of uses with the highest commercial concentration to be focused on the intersection

of Yonge Street and Eglinton Avenue with its proximity to the subway station. It is the

objective of the Secondary Plan to protect Neighbourhoods from overshadowing and

secure a transition in height and scale from developments in Mixed Use Areas.

The Yonge-Eglinton Centre is indicated as Mixed Use Area ‘A’ in the Secondary Plan

and is regarded as a significant commercial area which is intended to contain a major

concentration of office and retail employment, and within which, components of,

residential, institutional and other commercial uses are to be accommodated. Within this

area, the height, density and scale of development will be greater than elsewhere in the

Secondary Plan area, recognizing its role as the transportation and commercial focal point

of the local community. In considering new development proposals, particular regard

will be had in avoiding adverse impacts resulting from height, scale and density, on

abutting stable Neighbourhoods and other Mixed Use Areas.

The Eglinton TTC bus terminal lands are indicated as a Special Study Area where more

specific Official Plan policies will be developed as a result of further study.

Zoning

Lands at Yonge-Eglinton are zoned CR T5.0 C4.0 R3.0 H61, except for the southwest

quadrant of the Yonge and Eglinton intersection which is zoned CR T4.0 C3.0 R3.0 H61.

Staff report for action – [Yonge Eglinton Centre Focused Review] 11

This zoning permits a wide range of commercial and residential uses including

apartments (see Attachment 7)

In order to implement the vision and concept plan for Mixed Use Area ‘A’, amendments

to By-law 438-86 will be required for the southwest quadrant of the intersection. The

draft zoning by-law amendment is appended as Attachment 2.

AGENCY CIRCULATION

The recommendations presented in this report have been developed in consultation with

the affected departments.

COMMENTS

A Centre of Opportunities

Drawing upon its strategic location at a crossroads of our City, the Yonge-Eglinton area

has enjoyed a long history of settlement and commerce dating back from the foundations

of our country. The Yonge-Eglinton area is one of the most desirable locations to live,

work, and be entertained. The area enjoys a vibrant mix of uses including a

concentration of office space, a demographically diverse population, and street-related

retail. Over fifty years after the official opening of the Yonge Subway line, Yonge-

opportunities which have recently arisen and look towards the next fifty years.

A vibrant public transit hub, Yonge-Eglinton contains a recently constructed temporary

TTC bus terminal which is to be replaced with a state of the art permanent bus terminal in

the southwest quadrant of the intersection.

A major transit infrastructure project proposed through the Transit City initiative, the

Eglinton Crosstown LRT line along Eglinton Avenue will result in improved public

transit for the area.

An Official Plan for the City Toronto, with an emphasis on people and the public realm,

provides the framework for creating a vision for Yonge-Eglinton.

A new way of looking at growth in Southern Ontario, with a focus on sustainability, has

resulted in the identification of Yonge-Eglinton as an “Urban Growth Centre” by the

Provincial Government’s Growth Plan for the Greater Golden Horseshoe.

A shift in attitude towards Cities at both senior levels of government, has resulted in a re-

evaluation of local governance issues and the implementation of the City of Toronto Act,

2006.

An underutilized City property, in the form of the Eglinton bus terminal lands, provides

an opportunity for City building which will improves the public realm, demonstrates

sustainable development, and provides space for new housing and jobs.

Staff report for action – [Yonge Eglinton Centre Focused Review] 12

These are some of the opportunities that have arisen, creating an opportune time for us to

re-evaluate and re-energize Yonge-Eglinton so that it will remain a vibrant and successful

area of our City.

Yonge-Eglinton has historically been a service provider, focus and gathering place to its

surrounding residents. Yonge-Eglinton contains a lively mix of uses, a diversity of

neighbourhoods, a concentration of public transit infrastructure, and a thriving business

and entertainment destination. Building upon these successes and others will secure

Yonge-Eglinton for future generations. But along with growth and change come

challenges and lessons learned. The foundation of our City is our neighbourhoods, a

diverse collection of people and places. The nurturing and protection of these

neighbourhoods is an important goal. A balance must be achieved between ensuring our

neighbourhoods remain stable, while accommodating growth and realizing the goals for

Yonge-Eglinton and its role within the greater city. What’s needed here is an imaginative

approach to intensification. An integral part of the new Plan for Yonge-Eglinton Centre

will be the introduction of urban design guidelines. The goal of the design guidelines is

to improve the quality of the public realm of Yonge-Eglinton and guide growth in a

manner which is compatible with adjacent established residential areas.

The results of the Yonge-Eglinton Centre Focused Review are recommended Official

Plan policies to guide new development and ensure compatibility with surrounding

neighbourhoods, design guidelines to ensure high quality architecture and streetscapes,

and zoning provisions for the southwest quadrant of Yonge-Eglinton to implement the

vision. In addition, critical to the success of the vision are improvements to open spaces

and other public amenities in the area.

The Focused Review identified five key initiatives that will guide future development and

implement the vision for Yonge-Eglinton Centre. These initiatives formulated with

community input are as follows:

1. Compatible built form and exceptional urban design.

2. Improvements to Public Transit.

3. Public parkland and community benefits.

4. Nurturing the Yonge-Eglinton Destination.

5. Monitoring and continued community involvement.

Urban Design Guidelines, Transportation, Parks, Community Services, and

Implementation and Monitoring policies and strategies have been formulated to assist in

achieving the vision for Yonge-Eglinton and are outlined in the remainder of this report.

1. Compatible built form and exceptional urban design

From the onset of the Yonge-Eglinton Focused Review the emphasis has been on

ensuring future development recognizes the importance of the Yonge-Eglinton Centre

within the context of the greater Toronto area while respecting the surrounding

Staff report for action – [Yonge Eglinton Centre Focused Review] 13

established residential neighbourhoods. Yonge-Eglinton Centre’s locational attributes

and existing public transit infrastructure provides the opportunity for intensification.

However, intensification must be sensitive to the existing surrounding context which

includes low density residence areas. The Official Plan and Yonge-Eglinton Secondary

Plan contain several policies which reinforce the stability of Neighbourhoods. They also

contain policies which aim to ensure compatibility between the Mixed Use Areas of the

Yonge-Eglinton Centre and the adjacent Neighbourhoods.

A Design-Oriented Approach

It was recognized early on that focusing on density and height limits alone would not

achieve compatible built form and exceptional urban design. Given the close proximity

of the Yonge-Eglinton Focused area to established neighbourhoods, a design-oriented

approach was necessary. To complement the Official Plan policies and achieve a balance

between intensification and neighbourhood protection, Urban Design Guidelines were

formulated for Yonge-Eglinton Centre. The Urban Design Guidelines will guide new

development in Mixed Use Area ‘A’ in addition to the policies of the Official Plan and

the Secondary Plan.

The Urban Design Guidelines contained in Attachment 3 of this report were formulated

in consultation with the Yonge-Eglinton Working Group and were presented to the wider

community at a community meeting in June 2006. Guidelines that deal with building

orientation, massing, and the public realm will help to shape the character of Yonge-

Eglinton and ensure new development ‘fits’ within the existing neighbourhood context.

The urban design and architecture of all new development should be of exceptional

quality and innovation. Elements such as improved streetscapes, pedestrian connections,

upgraded transit stations, street animation and architectural design will improve the

public realm in the area and ensure that Yonge-Eglinton remains a community with a

vibrant mix of active commercial spaces and stable residential neighbourhoods.

Many of the urban design guidelines apply to the southwest quadrant of Yonge and

Eglinton. Others are applicable to the entire Yonge-Eglinton Focused Area. As

comprehensive redevelopment opportunities arise, such as the consolidation of properties

on the northeast corner of Yonge and Eglinton, further urban design guidelines will be

formulated and added following consultations with the local community.

Urban Design Concept Plan

In association with the planning review and transportation analysis that was undertaken

for the Yonge Eglinton area, alternative massing models were prepared for the Yonge-

Eglinton Focused Area. Through the review of these alternatives, a preferred massing

model and resulting level of development was determined for the area focused on the

Yonge- Eglinton intersection.

Staff report for action – [Yonge Eglinton Centre Focused Review] 14

The preferred massing model contains building heights that peak at the Yonge &

Eglinton intersection and transition down to lower heights adjacent to the established low

rise neighbourhoods. Building heights range from 3 storeys (9 metres) up to 40 storeys

(120 metres). The preferred massing model respects the existing angular planes for

Duplex Avenue. Angular planes are a zoning tool that regulate the massing of buildings

to protect the adjacent neighbourhoods from adverse shadowing and overlook conditions.

It is proposed that the zoning for the southwest quadrant of the intersection be amended

to implement the heights, density, and building setbacks resulting from the preferred

massing model. The proposed amendments to By-law No. 438-86 are contained in

Attachment 2 in this report. Other properties in the Focused area which have

development potential can be rezoned when development proceeds on those lands

consistent with the Yonge-Eglinton Plan.

Densities would vary from property to property as a result of the preferred massing model

and existing as-of-right zoning permissions. For example, the southwest quadrant at full

build out would have a density of approximately 7 times the area of the entire block.

However, the density would be concentrated on the north portion of the quadrant which

would contain a density of approximately 9 times the area of the north block, thereby

allowing the southwest portion of the quadrant to contain less density. This approach to

density allocation is essential to the design-oriented approach undertaken for the Yonge

Eglinton Plan. New development shall be consistent with the urban design guidelines

established for the area and compatible with the surrounding built form.

The preferred massing model was transformed into an urban design concept plan for

Mixed Use Area ‘A’which is illustrated and explained in the Urban Design Guidelines

shown in Attachment 3.

The urban design concept plan for Yonge-Eglinton was prepared to illustrate the

emerging vision for the area and to demonstrate the type of built form and public spaces

which may be achieved at Yonge-Eglinton in the years to come.

Ultimately, detailed development plans would be based on future development concepts

but would be guided by the Official Plan Policies, the Urban Design Guidelines, and

Zoning controls adopted by City Council.

Duplex/Berwick development proposal

The development proposal for townhouses and an apartment building on lands located at

Duplex Avenue and Berwick Avenue is generally consistent with the comprehensive

concept plan prepared for the southwest quadrant of Yonge and Eglinton. The proposal

represents the first phase of the concept plan illustrated in the attached Urban Design

Guidelines. The proposal incorporates the major elements necessary to implement the

overall Vision for this area including appropriate building forms and heights, a land

dedication towards the future Yonge-Eglinton park, and vehicular access proposed from

Berwick Avenue at the southern terminus of the future north-south public road.

Staff report for action – [Yonge Eglinton Centre Focused Review] 15

The proposed OPA attached to this report includes a refinement to the boundary between

the Mixed Uses Area and Neighbourhoods designations in the southwest quadrant of the

Yonge-Eglinton intersection on the lands subject to the development application. This is

to implement the Comprehensive Urban Design Concept Plan for the southwest quadrant

which illustrates an apartment building on the eastern portion of the Duplex/Berwick

lands. A Neighbourhoods designation is being retained along the Duplex Avenue

frontage and a portion of the Berwick Avenue frontage of the lands to ensure the low-rise

town house form of development is implemented consistent with the Urban Design

Concept Plan.

The proposed Zoning By-law attached to this report also implements the Urban Design

Concept Plan as previously discussed. Further design refinements with regards to overall

height and building setbacks to the Duplex/Berwick proposal would be necessary in order

to become compliant with the proposed Zoning By-law attached to this report. Also, the

use of Holding provisions in the proposed Zoning By-law will ensure all necessary

infrastructure improvements are secured prior to any development proceeding on the

subject lands.

2. Improvements to public transit

The Eglinton subway station and bus terminal together form a key component of the

City’s overall transit system, and help to promote sustainable transportation. The public

transit system is in need of renewal and expansion. City Council’s investment in the

TTC’s Ridership Growth Strategy recognizes the importance of supporting and

improving public transit to help foster positive growth. The more recent Transit City

plan for a new LRT along Eglinton Avenue will result in further sustainable transit

options for the area and help meet the needs of existing and future transit demand.

A new TTC bus terminal

There have been a lot of changes in TTC’s transit operations over the last 50 years. What

hasn’t changed is the continued importance of Yonge-Eglinton as a public transit node.

Streetcars used to service the transit needs of Yonge-Eglinton until the early 1950’s when

the subway was constructed and some of the streetcars were replaced with buses. Today,

another public transit renewal is underway at Yonge-Eglinton.

Today’s bus terminal design and service standards have changed and a new bus terminal

for Yonge-Eglinton which has superior accessibility, visibility, efficiency, and security

attributes would improve public transit service for the area. The original TTC bus

terminal on Eglinton Avenue had structurally deteriorated and has been replaced with an

interim bus terminal south of Eglinton Avenue pending redevelopment.

The TTC prepared several preliminary concepts for the new bus terminal to demonstrate

what may be achieved on the TTC lands in conjunction with new development. Various

configurations were considered including single-level and two-level bus terminal

Staff report for action – [Yonge Eglinton Centre Focused Review] 16

configurations, and the re-configuration of the existing temporary bus terminal into a

permanent bus terminal. Following further detailed design work by the TTC, a preferred

bus terminal configuration has been established which consists of a single level bus

terminal. This preferred bus terminal design will evolve as the EA for the Eglinton

Crosstown LRT unfolds to ensure the new bus terminal is fully integrated with the new

Eglinton LRT station. A new permanent TTC bus terminal will improve service delivery

to transit users and provide more convenient connections to the underground subway

platforms and the bus platforms. The new bus terminal will also accommodate the

anticipated future ridership growth for Yonge-Eglinton Centre.

Following the delineation of the lands required for the new bus terminal and LRT, the

City and TTC will determine which lands are available for redevelopment and/or

conveyance as surplus to the needs of TTC at Yonge-Eglinton. The TTC has agreed to

include the Urban Design Guidelines and planning policies resulting from the Yonge-

Eglinton Focused Review into any Request for Proposals (RFP) that is undertaken for

surplus lands at Yonge-Eglinton.

Eglinton Crosstown LRT

An Environmental Assessment is now underway for the Eglinton Crosstown LRT. This

major transit infrastructure project will further reduce dependence on automobile travel

and help to improve the modal split in favour of public transit in the area. The LRT,

under one option, will be underground along this segment of Eglinton Avenue and

include an LRT station at Eglinton and Yonge Street, below street level. The LRT station

will be directly linked to the Eglinton subway station and the new TTC bus terminal

creating a major transit hub for this area. Further community consultations on the

preliminary alignment of the LRT will be held by TTC as part of the Environmental

Assessment.

Transportation

Yonge-Eglinton Centre has historically been a strategic crossroads within the City of

Toronto, as it is located in the geographic centre. Over time it has become a popular

destination for employment, retail, entertainment, and residential intensification. As a

result, travel demand to, from and through the area has grown over time and is likely to

continue to grow into the future.

Centres have the potential for new growth by taking advantage of the transportation

facilities found in these areas and a vibrant mix of uses.. However, surrounding stable

residential neighbourhoods must be protected by ensuring that new development and

associated traffic is knit into the existing fabric in a relatively unobtrusive manner.

Exploring the consequences of potential future development has been one of the priorities

of the Yonge-Eglinton Focused review. A Transportation Assessment Study was

undertaken to determine the transportation impacts of future development on the

transportation network in the Yonge-Eglinton area. The findings of this work concluded:

Staff report for action – [Yonge Eglinton Centre Focused Review] 17

need to protect adjacent stable communities from excessive traffic infiltration.

movements approaching or at capacity.

during brief peak occurrences or if a service disruption occurs.

Better use of existing infrastructure is the key to managing growth in travel demand in

the Yonge-Eglinton area. Specific directions/next steps to take in order to accomplish

this include:

needs.

the Yonge-Eglinton Area.

as part of new development applications in order to meet future travel demand needs.

Taking advantage of existing and improved public transit in the area is key to reducing

reliance on the automobile. New developments will be required to demonstrate, through

the submission of Transportation Impact Studies, and where appropriate, Transportation

Demand Management (TDM) Studies, how a proposal will be transit-supportive and

minimize vehicle trip generation through various strategies such as car-sharing, improved

pedestrian and cycling amenities, and public transit promotion. Developments may

pursue the provision of reduced parking requirements where it can be demonstrated that a

decrease on automobile reliance and an increase in public transit utilization can be

achieved.

Improving pedestrian connections in the area, including indoor connections, should be

encouraged. The Minto Midtown project, for example, will contain a publicly accessible

walkway from the rear public lane to Yonge Street. There are indoor pedestrian

connections from existing office buildings and shopping areas along Yonge Street which

lead directly into the Eglinton Subway station and the bus terminal. There are also

underground pedestrian connections to the Subway at the four corners that would benefit

from enhancements. The construction of the Eglinton LRT and associated station will

provide a great opportunity to improve and enhance these connections which will

encourage more walking and use of public transit.

Comprehensive redevelopment of the southwest quadrant

The southwest quadrant of the intersection requires a comprehensive approach to its

redevelopment. Due to the large size of the block, its proximity to an established

residential area, and the level of anticipated new development, the introduction of a

public road to service the block is highly desired. A public road would break up the

Staff report for action – [Yonge Eglinton Centre Focused Review] 18

block and provide new building frontage, and provide vehicular and servicing access to

new development from the interior of the block, thereby lessening the burden on the

existing road network. The permanent TTC bus terminal could also utilize the new

public road for bus access.

A number of alternative road configurations were explored. In all cases it was apparent

that a new north-south road connecting Duplex Avenue to Berwick Avenue through the

block would be beneficial from a transportation and urban design perspective.

There are a number of real constraints which may limit the opportunity to construct a

public road network in the short term. Firstly, the existing Canada Square Development

public parking garage and its sole entrance/exit ramp on Berwick Avenue limits the

possibility of introducing a north/south public road connection from Duplex Avenue to

Berwick Avenue. The existing Cinemas and small office building, Canada Square’s

central heating and cooling plant, and conceptual location of the permanent bus terminal

situated in the middle of the block further restrict the options available to introduce a

public road. However, development on this block is anticipated to occur in phases and

the vision for Yonge Eglinton Centre is a long term plan. Therefore, it is important that

any new development on the block not preclude the implementation of an adequate

public road network within the southwest quadrant of the intersection. Landowners

wanting to redevelop will be required to demonstrate to the City how a public road

network can be accommodated and secured on the block, including provisions for

infrastructure cost sharing.

The development application at Duplex and Berwick has been designed to facilitate the

future implementation of the proposed north-south public road. Sufficient lands for a

portion of the future right-of-way should be secured through this development application

at no cost to the City. Official Plan policies in this regard have been included in the draft

Official Plan amendment attached to this report.

Travel Surveys

The City conducts travel surveys to obtain information about travel habits of residents

and employees in support of different planning initiatives. The travel surveys provide a

snapshot of the travel patterns and characteristics for a particular area of the City. As part

of the transportation demand analysis for the review of the Yonge-Eglinton Secondary

Plan, a travel survey was conducted to collect comprehensive information regarding

travel characteristics of residents and employees in the area, centred on the intersection of

Yonge Street and Eglinton Avenue.

The survey yielded demographic and travel-related information for residents living and

employees working within the study area. The responses provide valuable insight into the

travel characteristics of residents and employees within the Yonge-Eglinton Secondary

Plan area. The survey results have been analyzed and two summary reports of the travel

survey data have been be prepared by Transportation Planning staff.

Staff report for action – [Yonge Eglinton Centre Focused Review] 19

Employee Travel Survey

The employee survey results indicate that office and retail job types dominate the

employment profile within the Yonge-Eglinton Secondary Plan area. The vast majority

of employees (76%) generally work regular full-time hours, arriving at work during the

morning and leaving during the afternoon. Approximately 50% of all employees

working within the Yonge-Eglinton Secondary Plan area usually use local transit as their

primary mode of travel to work. One-third (33%) of Yonge-Eglinton employees usually

drive their own automobiles to work. Walking accounts for 8% of typical work trips,

while cycling represents less than 1%. The most significant factors influencing

employees decision to drive to work were that driving is more convenient than public

transit, driving is faster than public transit, or their vehicle is required for business

reasons.

Residential Travel Survey

The resident survey results indicate that automobile ownership rates within the Yonge-

Eglinton Secondary Plan area are relatively low. A significant percentage of households

(43%) do not regularly have access to any automobiles, while another 47% of households

have access to one car. The majority of households (57%) are single-occupant

households, and a significant proportion (31%) are two-person households. The survey

provided information on residents’ trips including trip purpose, mode of travel, and

number of trips made between 6:00 am and 10:00 am on the weekday morning that they

received the survey. The survey focused on the morning peak period because it is

generally the busiest time of the day for weekday travel.

The majority of trips made during the morning peak period are trips originating from

home and ending at work. The majority of work trips (85%) made by Yonge-Eglinton

residents are destined to somewhere within the City of Toronto, with 45% of all work

trips being destined to the Central Area of Toronto. The majority of work trips (54%)

made by residents are made by local transit, primarily using TTC subway trains and

buses. The vast majority of work trips (80%) destined to the Central Area of Toronto are

made by local transit. Work trips destined to the rest of Toronto are more evenly split

between automobile driving (38%) and taking local transit (37%), while a significant

percentage are made by walking (19%), mostly within the Yonge-Eglinton

neighbourhood itself.

The majority of non-work trips (72%) destined to the Central area of Toronto are made

by local transit, while only 18% are made by automobile driving. Non-work trips made

to other areas of Toronto show greater automobile use with 37% of such trips made by

automobile driving, and only 21% by local transit.

Taking all trips in consideration, almost half (47%) are made by local transit, and one-

third by automobile.

Staff report for action – [Yonge Eglinton Centre Focused Review] 20

The results of the surveys can be used to inform future transportation planning and

infrastructure decision-making. For example, improved bicycle lanes and other facilities

in the Yonge-Eglinton area may encourage increased bicycle trips. The implementation

of the Eglinton Crosstown LRT will increase the percentage of public transit trips to other

parts of the City where today automobile use is more frequent. Such improvements will

result in more public transit and cycling trips and less dependence on the automobile.

It is proposed that the travel survey form part of a monitoring framework for

transportation activity in the Yonge-Eglinton area. The intent of the monitoring

framework is to work pro-actively with local communities and other stakeholders to

encourage improvements to public transit infrastructure and to ensure stable areas located

adjacent to Yonge-Eglinton are adequately protected.

3. Public parkland and community benefits

One of the key elements of the proposed Yonge-Eglinton Plan is a new public park in the

southwest quadrant of the Yonge-Eglinton intersection. In an urbanized environment

there are few opportunities available to secure public parkland. Given the community has

a lower provision of parkland than other areas of the City, the Working Group felt that

the creation of a new public park should be a high priority. The southwest quadrant of

the Yonge and Eglinton intersection provides an opportunity to secure and develop new

parkland for the community.

As new development occurs in and around Yonge-Eglinton, there will be opportunities to

secure community benefits through the use of planning tools such as Section 37 of the

Planning Act. Community benefits may include public realm and streetscape

improvements, community facilities including non-profit licensed daycare and flexible

multi-purpose community space, and public art. Redevelopment of the southwest

quadrant provides an opportunity to locate a community facility integrated within an

accessible development site.

Parks

Parks and open spaces are an important component of a healthy community and a diverse

and complex green space system. The green space system is an integral part of the urban

fabric and contributes to quality of life and social well being. Parks provide residents,

workers and visitors to the area with opportunities for recreation, relaxation and

interaction with nature.

The Parkland Acquisition Strategic Directions Report identified Yonge-Eglinton as a

priority area with a low level of parkland relative to the rest of the city. As a result, the

Alternative Parkland Dedication By-law applies. Local Parkland Provision, Map 8B of

the Official Plan indicates that the Yonge-Eglinton area is in need of further parkland. As

this area continues to grow and change, it will be important to not only maintain the

existing parks in the area and upgrade them where possible, but create new parkland to

better serve the surrounding community and anticipated new residents.

Staff report for action – [Yonge Eglinton Centre Focused Review] 21

A public park, 2000 to 2500 square metres in size, within the southwest quadrant of the

intersection would provide a community focus for the Centre and opportunities for

expressing the area’s rich heritage and culture. The preferred location for a public park

would be along Duplex Avenue where it would be easily accessible to the residential

neighbourhood to the southwest as well as the new development anticipated within Mixed

Use Area ‘A’. A public park at this location would also serve as an appropriate transition

between the high density uses to be developed on the southwest quadrant and the

established low density residential neighbourhood to the southwest.

Redevelopment on the southwest quadrant of the intersection should not preclude the

development of public parkland in a timely manner to serve the existing and new

population in the area. Landowners will be required to demonstrate to the City how a

public park of sufficient size can be accommodated and secured on the block.

In urbanized parts of the City such as the Yonge-Eglinton area, where existing parkland

cannot be easily expanded and significant new parkland cannot be easily secured, the

supply of city-owned parkland can be supplemented through the use of publicly

accessible resources such as schoolyards, plazas, cemeteries and streetscape

environments. Opportunities to improve these resources should be pursued in partnership

with other public agencies and the private sector. There will be opportunities to improve

these resources as further development occurs in the Yonge-Eglinton area.

Further detailed study of this area’s parkland and open space provision will help to better

understand future needs for different types of parkland. This will then help to determine

how existing parks and open spaces can be improved and how new parkland can be

secured and developed to best provide for the needs of the area.

There is currently no public parkland within the Yonge-Eglinton Centre boundaries.

Outside the Centre boundaries, the nearby North Toronto Memorial Community Centre

and Eglinton Park serves as a community focus for the area.

As a result of Section 37 agreements resulting from recent development approvals in the

Yonge-Eglinton area, significant funds have been secured for the acquisition and

development of the proposed Yonge-Eglinton public park on Duplex Avenue. These

funds will form a portion of the overall funds required to achieve the new public park.

Further funds will be directed to the proposed park as a result of the cash-in-lieu

payments resulting from the Alternative Parkland Dedication By-law requirements for

development approvals in the area. The southern portion of the proposed park may be

realized through a land dedication from the Duplex/Berwick development application

currently under review.

Parks policies are proposed in the draft OPA attached to this report which state the City’s

intention to establish a public park in the southwest quadrant of the Yonge-Eglinton

intersection. To realize the park, I am recommending the General Manager of Parks,

Staff report for action – [Yonge Eglinton Centre Focused Review] 22

Forestry and Recreation report back to City Council with an implementation strategy and

possible funding sources for the proposed park.

Community Service Facilities

Community service facilities include things such as schools, libraries, day nurseries and

community/recreation centres, and are recognized as an important component of

successful communities. Just as the City plans for “hard” infrastructure, the City must

also plan for the social infrastructure needed to support new residential and commercial

growth.

The Yonge-Eglinton area is a mature urban neighbourhood with a number of established

community service providers, which have contributed significantly to the area’s quality

of life. New development will provide challenges and opportunities for these service

providers, as they adapt and grow to meet additional demand for new and existing

services.

The most recent assessment of existing social infrastructure identified the need for more

licensed daycare spaces, multi-purpose space designed to accommodate a range of

services and programs, and additional public parkland.

Yonge-Eglinton is the only Centre in the City which does not contain a public community

space. There are nearby community spaces outside the boundaries of the Centre such as

the North Toronto Library and the North Toronto Memorial Community Centre. New

developments represent an opportunity to contribute to the social infrastructure of the

area by providing opportunities for more licensed daycare spaces and multi-purpose

space designed to accommodate a range of services and programs.

There are a number of planning tools such as Section 37 of the Planning Act which can

be used to secure new community facilities and enhancements to existing community

facilities in the area. Public-Private partnerships are another method which may help to

realize new community facilities for the area.

Youth Centre

Through discussions with local councillors, the Working Group, City and TTC staff, an

opportunity has arisen regarding the possibility of implementing a ‘Youth Centre’ on the

TTC bus terminal lands. The nearby North Toronto Memorial Community Centre is well

utilized by all age groups. The introduction of a ‘satellite’ facility on the TTC bus

terminal lands oriented to Youth recreation would relieve programming and space

demands on the existing community centre and provide a community focus at Yonge-

Eglinton. There are five publicly funded secondary schools, as well as some private

school facilities, within the vicinity of Yonge-Eglinton Centre which are accessible by

TTC bus routes originating from the Eglinton Subway Station. This concentration of

educational facilities, and the convergence of transportation routes used by youth

Staff report for action – [Yonge Eglinton Centre Focused Review] 23

participating in these programs, makes the Yonge-Eglinton Centre a good candidate for a

youth-oriented facility.

Current demographics for the Yonge-Eglinton area suggest that the establishment of new

community facilities space focussing on the needs of youth and young families would be

appropriate for the Yonge-Eglinton area. The facility should be multi-purpose in order to

ensure broad accessibility in the short term, and the ability to respond to demographic

change in the long term. The focus on Youth programming may evolve over time as

demographics change. It is therefore important that any space secured be designed as

flexible space which can evolve over time to accommodate different programming needs.

Staff from City Planning and Parks, Forestry & Recreation are exploring ways to include

some form of a Youth Centre facility within the redevelopment of the TTC bus terminal

lands. A non-profit community service facility, with a focus on programming for youth

could be incorporated into the podium of any future redevelopment on the TTC bus

terminal lands. The facility entrance should be easily accessible from Yonge Street and

Eglinton Avenue, as well as the public transit facilities. The Youth facility could, for

example, include a multi-purpose gymnasium to accommodate an indoor skateboard

facility and meeting room space.

Discussions with Parks, Forestry and Recreation planning staff have indicated that the

Yonge-Eglinton area is not among the 14 community centre priority areas identified in

the September 2004 Recreation Facilities Report endorsed by City Council. Therefore,

City funding to implement such a capital facility may not be readily available because

other parts of the City have a higher priority for capital funding. Other funding sources

such as Section 37 of the Planning Act for capital improvements or public/private

partnerships will be considered. With Yonge-Eglinton now designated an Urban Growth

Centre, senior levels of government could also play a role in funding new infrastructure

to improve local amenities and support growth. The Youth facility space could possibly

be programmed by the City and/or local non-profit community service providers.

Further discussions with the local community, the City and TTC staff should be pursued

to determine the form of a community facility that is most desired. Through the RFP

process for the TTC bus terminal lands, the expected form and size of the community

facility can be established in order to determine the development industry’s interest in

providing such a facility to the City in exchange for an increase in the height and density

of development on the TTC bus terminal lands pursuant to Section 37 of the Planning

Act.

Affordable Housing

The Yonge-Eglinton area contains a diversity of housing opportunities ranging from high

density rental apartments to low density privately owned residences. Providing

affordable housing is an objective of the City, as stipulated in the Official Plan and other

Council policies. The Yonge-Eglinton Centre is well-situated to provide some new

affordable housing in our City. The Centre contains a concentration of employment uses

Staff report for action – [Yonge Eglinton Centre Focused Review] 24

on a subway line with excellent accessibility to other parts of the City. Affordable

housing, combined with market housing and non-residential uses, will contribute to the

diversity and vitality of the area.

A portion of the surplus TTC transit lands in the Centre may be utilized to address the

need for more affordable housing in our City. Under the City’s Housing First policy,

affordable housing shall have first priority on lands surplus to City needs in the absence

of other overriding municipal needs.

The inclusion of affordable housing on the City lands at this location may take the form

of an affordable rental housing project. By allowing proponents to purchase a portion of

the site and lease a portion of the site, both residential condominiums owned by the

proponent and an air rights lease on which rental apartments could be constructed would

be possible. Other options may be received through the RFP process with the objective of

providing a diversity of housing opportunities on the site, including affordable housing.

The RFP should advise proponents of the City’s objective to provide affordable housing

under the Housing First Policy.

4. Nurturing the Yonge-Eglinton destination

People come to Yonge-Eglinton for many different reasons: to shop, work, conduct

business, entertain, learn, access community services and facilities, and enjoy the vibrant

urban atmosphere. The area contains a concentration of office, commercial, institutional,

and service uses. The area’s economic vitality attracts business. Business in turn

supports the area’s quality of life. The success of the area largely depends on the

continued health, safety and nurturing of the entire community. Investing in the business

and community environments go hand in hand.

Strengthening employment uses

The redevelopment of the TTC lands will provide opportunities for further investment in

the commercial sector. It is anticipated that retail commercial uses will be established

along Eglinton Avenue and within the podium of new development on these lands. The

‘Minto Midtown’ project contains street-related commercial uses along the east side of

Yonge Street which animates this portion of the street. There may be opportunities to

introduce further street-related retail uses along the west side of Yonge Street, south of

Eglinton Avenue in the Canada Square project to connect this area with the established

retailing area to the south.

With the competitive business environment in the Greater Toronto Area (GTA) and

beyond, encouraging further major office development at Yonge-Eglinton will be a

challenge. Yonge-Eglinton’s existing public transit infrastructure, established

neighbourhoods, and community services make it an ideal location for office

employment. Maintaining the existing concentration of office employment and

promoting new office employment will be encouraged. The City has a number of

strategies in place to retain and promote business in the City. The mix of commercial and

Staff report for action – [Yonge Eglinton Centre Focused Review] 25

residential zoning on properties within mixed use areas is appropriate to maintain and

promote employment in the area. Strategies to encourage and support the business and

office focus of the Yonge Eglinton area will be pursued in partnership with all

stakeholders. This will involve efforts in many areas such as improving the business

environment, improving the public realm, and attracting further growth in the office and

retail sectors.

Financial Incentives for Office Development

At its May 2008 meeting, City Council approved the introduction of a Financial

Incentives Program (FI Program) in order to stimulate investment in the industrial and

commercial sectors in Toronto. A City-wide Community Improvement Plan (CIP) was

adopted by By-law 516-2008 in May 2008. The Community Improvement Plan also

enables the City to provide Tax Increment Equivalent Grants (TIEG’s) to support major

office development in the Etobicoke, North York and Scarborough Centres and facilitate

redevelopment and physical growth on lands that are currently vacant or underutilized.

The CIP defines Major Office Development as:

-an Office Building with greater than 15,000 square metres GFA; or

-an Office Building with greater than 10,000 square metres GFA, and which is one phase

in a proposed multi-phase office development; or

-more than 20,000 square metres of office space in a mixed use building, in which case

the Development Grants will only be available for the office portion of the building.

It is proposed that major office development in Yonge-Eglinton Centre also be eligible

for TIEGs. A draft by-law amending the CIP to this effect is appended as Attachment 4.

Although Yonge-Eglinton has excellent locational attributes and is recognized as an

office location, it remains a challenge to build new office buildings in Toronto. The

development of residential and retail uses will often provide a land owner a larger

financial benefit than the development of land for office uses. Furthermore, office

development may be at a financial disadvantage compared to developments in

surrounding municipalities. Financial incentives will make office development in

Yonge-Eglinton Centre more competitive. In particular, it may facilitate the development

of the currently vacant Eglinton TTC bus terminal lands as a location for offices.

The FI program is being administered by Economic Development Culture and Tourism,

with the Division’s General Manager being responsible for the review and approval or

rejection of applications for assistance and ensuring that recipients comply with the

requirements of the program.

The staff report which details the FI Program, including financial impacts, can be found

at the following link:

http://www.toronto.ca/legdocs/mmis/2008/pg/bgrd/backgroundfile-12573.pdf

Staff report for action – [Yonge Eglinton Centre Focused Review] 26

As noted in the report, this is a bold initiative for the City of Toronto which will have

positive benefits for the municipality and aligns with the Agenda for Prosperity. It will

allow the City to compete more effectively in the global marketplace and put Toronto on

equal footing with many jurisdictions which have been utilizing financial incentives for

many years to their advantage.

Business Associations

Currently there is no organized business association in Yonge-Eglinton. The nearby

‘Uptown Yonge’ Business Improvement Area (BIA) along Yonge Street, north of

Roehampton Avenue is a main street retail area consisting, for the most part, of

traditional 2-storey mixed retail/residential buildings. In contrast, the Yonge-Eglinton

Centre contains a diverse collection of employers from small main street retail businesses

to large corporations employing hundreds of people. Establishing another BIA here may

not be desired or as effective.

The Uptown Yonge BIA will benefit from the City’s Commercial Façade Improvement

Program. A commercial façade improvement program is a cost-effective way to create a

more positive visual and economic environment, helping to retain local businesses, attract

new businesses, and attract shoppers. Streetscape improvements to Yonge Street will also

be undertaken in association with the planned reconstruction of Yonge Street which will

improve the public realm.

The main street retail area south of Eglinton Avenue could benefit from similar

initiatives. Further dialogue with businesses in this area should be pursued. A forum for

businesses in the Yonge Eglinton area could be established, either formally or informally,

to encourage dialogue between area employers, small businesses, the City, and the local

community on strategies to improve the visual and economic environment of the area and

to ensure quality of life issues are addressed.

Streetscape Plan

Yonge-Eglinton’s public realm has suffered from neglect and a lack of coordination.

Although the City and some landowners have invested in the public realm, there is no

unified plan and identity for the Centre. The Urban Design Guidelines spell out a vision

for the public realm. The Streetscape Manual and Vibrant Streets documents provide

direction to the layout and quality of city streets. The next step is to prepare a detailed

streetscape plan for Yonge-Eglinton in consultation with all stakeholders to guide future

investment in the area by the public and private sectors. The streetscape plan will bring

together streetscape design, pedestrian and bicycle connections, street furniture, and

landscaping elements into one overall coordinated plan for the area. The streetscape plan

could identify local initiatives to beautify the area such as the implementation of public

art and the planting of trees in the public boulevards.

The Coordinated Street Furniture Program is one of several projects developed through

the City’s Clean and Beautiful City Initiative, aimed at improving the quality of the

Staff report for action – [Yonge Eglinton Centre Focused Review] 27

City’s public spaces through better coordination and design excellence. Installation of the

new street furniture on Toronto’s streets has commenced and will continue over several

years. The streetscape plan for Yonge-Eglinton should be coordinated together with

planned streetscape enhancements and the installation of new street furniture in this area.

Exceptional Architecture

The City is promoting exceptional architecture in our City. Design Review Panels are

used successfully by many cities in Canada and internationally to improve the design

quality of buildings and public spaces. Design Review Panels provide professional,

objective advice on matters of design that affect the public realm in order to help achieve

and uphold standards of design excellence. The City’s Design Review Panel Project is

testing the feasibility of a city-wide Design Review Panel for Toronto by implementing a

panel for a trial period to review development proposals in selected areas of the City

where publicly approved criteria for review exist.

A Design Review Panel for Yonge Eglinton is being considered as a method of

promoting exceptional architectural design in this area. Further consultations with

various stakeholders will be pursued in this regard consistent with the City’s on-going

Design Review Panel Project.

Environmental Sustainability

New development in Yonge Eglinton should be innovative and environmentally

sustainable. Various City initiatives promote environmentally friendly development

throughout the City. The Toronto Green Standard (TGS) for new development promotes

better energy efficiency, reduced greenhouse emissions, better air quality, improved

water quality and efficiency, less solid waste, and a healthy environment. New

development in the Yonge-Eglinton area will be evaluated against the TGS to promote

environmental sustainability. Other initiatives which promote environmental

sustainability such as Green Roofs and Car Sharing will be promoted in the Yonge-

Eglinton area.

Investment in new public transit infrastructure in the area in the form of the new Eglinton

bus terminal and Eglinton Crosstown LRT will improve public transit and further reduce

the reliance on the automobile in this area. The City has an opportunity to showcase

environmental sustainability in the design and development of public transit

infrastructure in this area. A living green wall, for example, incorporated into the future

bus terminal design could improve air quality in the vicinity of the bus terminal. Similar

green features are planned for the San Francisco bus terminal.

5. Monitoring and continued community involvement

Effective monitoring and continued community involvement in the planning and

implementation process is essential in order to measure the progress towards the goals for

Staff report for action – [Yonge Eglinton Centre Focused Review] 28

the Yonge-Eglinton Centre. Monitoring transportation issues and community service

facilities will require continued dialogue with various stakeholders in the community.

The key initiatives will be monitored to measure the progress towards the realization of

these goals. Continued community involvement should be facilitated through various

means of communication such as the Working Group format and the use of the City’s

website and community based internet websites.

Effective communication and transparency at City Hall are important goals for the local

community. The Working Group has been an effective vehicle to exchange ideas and

information with various stakeholders including area resident and business

representatives. Maintaining a Working Group for Yonge-Eglinton Centre would

provide a venue for continued dialogue with the community.

Implementation and Next Steps

The proposed Official Plan policies and urban design guidelines are attached to this

report for City Council’s consideration and adoption. An amendment to the Yonge-

Eglinton Secondary Plan will incorporate new policies for Mixed Use Area ‘A’.

Amendments to the Zoning By-law attached to this report for the southwest quadrant of

the Yonge-Eglinton intersection have been formulated to ensure restrictions such as

height, angular planes and building setbacks are in place to guide future development,

consistent with the Urban Design Guidelines.

Planning tools such as Section 37 of the Planning Act, subdivision plans and holding

provisions will be used to secure community benefits and ensure adequate public

infrastructure coincides with new development. The priorities for community benefits

shall be public parkland and park improvements, public realm and streetscape

improvements, community facilities including non-profit licensed daycare and flexible

multi-purpose community space, and public art.

A detailed implementation strategy for the proposed public park within the southwest

quadrant of the intersection will be presented to City Council for consideration at a later

date. The implementation strategy will identify potential funding sources for these area

infrastructure improvements.

Implementing the vision for Yonge-Eglinton will involve efforts from all levels of

government, local residents and businesses, as well as public-private partnerships.

Efforts from senior levels of government will largely revolve around funding improved

public infrastructure for the City to support intensification, particularly improved public

transit.

The implementation and financing of public infrastructure to support intensification in

this and other areas of the City where growth is anticipated should continue to be pursued

by the City at the provincial and federal levels.

Staff report for action – [Yonge Eglinton Centre Focused Review] 29

Public-Private partnerships should be explored in implementing sustainable, transit-

supportive development and the required supporting infrastructure.

Strata Plans

A Strata Plan can be an effective tool to limit heights on city-owned lands to ensure the

objectives of the City are implemented when the lands are sold to the private sector. A

strata plan can be used to divide lands horizontally above and below a fixed height above

grade enabling the City to sell lands to a certain height but retain ownership of the air

rights above that fixed height. The City has utilized this tool when disposing of City

lands in the past.

There is a community desire to utilize a strata plan on the TTC bus terminal lands to

ensure the maximum height reflected in the proposed zoning by-law (120 metres) is

implemented if the lands are sold to the private sector. Site and Area Specific Policy 6(b)

of the draft Official Plan Amendment attached to this report stipulates that a Strata plan

to limit height may be utilized on city-owned lands located in the southwest quadrant of

the Yonge-Eglinton intersection to implement the objectives of the Secondary Plan.

City Real Estate staff have communicated their concern to any inclusion of policies

related to strata plans in the Official Plan and advise that Council can and has used the

disposition of a strata interest to limit height on other properties without any planning

acknowledgement being required. The policy will only apply to the southwest quadrant

of the intersection and is an acknowledgement that such a tool may be used by City

Council at its discretion during its deliberations on the Eglinton TTC bus terminal lands.

This acknowledgment is desired by the local community as a result of several years of

deliberations on the appropriate heights to be established for these lands through the

zoning by-law.

CONTACT

Joe Nanos, Manager

Tel. No. 416 396-7692

Fax No. 416 396-4265

SIGNATURE

_______________________________

Gary Wright, Chief Planner and Executive Director

City Planning Division

Staff report for action – [Yonge Eglinton Centre Focused Review] 30

ATTACHMENTS

Attachment 1: Draft Official Plan Amendment

Attachment 2: Draft Zoning By-law Amendment

Attachment 3: Yonge-Eglinton Centre Urban Design Guidelines

Attachment 4: Draft CIP amending By-law

Attachment 5: Context Plan

Attachment 6: Official Plan

Attachment 7: Zoning

Staff report for action – [Yonge Eglinton Centre Focused Review] 31

ATTACHMENT 1: DRAFT OFFICIAL PLAN AMENDMENT

Authority: Planning and Growth Management Committee Item ? [or Report No. ~,

Clause No. ~] as adopted by City of Toronto Council on ~, 2009

Enacted by Council: ~, 2009

CITY OF TORONTO

Bill No. ~

BY-LAW No. ~-20~

To adopt Amendment No. 63 of the Official Plan

respecting the Yonge-Eglinton Secondary Plan

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 the Council for the City of Toronto, at its meeting of ~ 2009, determined to

amend the Official Plan for the City of Toronto adopted by By-law No. 1082-2002; and

WHEREAS Council of the City of Toronto has provided adequate information to the

public and has held at least one public meeting in accordance with the Planning Act;

The Council of the City of Toronto HEREBY ENACTS as follows:

1. The attached Amendment No. 63 to the Official Plan is hereby adopted pursuant

to the Planning Act, R.S.O. 1990, c.P. 13, as amended.

ENACTED AND PASSED this ~ day of ~, A.D. 2009.

DAVID R. MILLER, ULLI S. WATKISS,

Mayor City Clerk

(Corporate Seal)

Staff report for action – [Yonge Eglinton Centre Focused Review] 32

AMENDMENT NO. 63 TO THE OFFICIAL PLAN OF THE CITY OF TORONTO

Lands within the Yonge-Eglinton Secondary Plan Area

The following Text and Maps constitutes Amendment No. 63 to the City of Toronto

Official Plan.

OFFICIAL PLAN AMENDMENT:

The Official Plan is amended as follows:

1. Chapter 6, Section 21, Yonge-Eglinton Secondary Plan is amended as follows:

1.1 Section 2.9 is amended by adding policies (d) to (j) as follows:

(d) pursue opportunities arising from development applications to

secure and develop new parkland and to improve existing parkland

through the use of planning tools such as land dedications, cash-in-

lieu, and Section 37 of the Planning Act;

(e) encourage a community-based planning and design process for

creating interesting and engaging parks and open spaces that are

safe, comfortable and accommodate people of all ages and abilities

year-round;

(f) provide connections between public parkland and open spaces in

the Yonge Eglinton area, and to similar resources in adjacent areas,

through the use of trails, bikeways, pedestrian-friendly streetscape

environments, walkways and greenbelts;

(g) develop attractive parks as focal points in the community which

provide opportunities for public art, heritage interpretation and

cultural expression;

(h) develop a strategy for the acquisition and improvement of public

parkland and park improvements; and

(i) work with public agencies and private property owners to establish

partnerships and agreements to supplement the supply of city-

owned parkland by allowing public access to other types of open

spaces.

1.2 Section 4.1, Mixed Use Area ‘A’ is amended by adding the following

sentence:

Staff report for action – [Yonge Eglinton Centre Focused Review] 33

“New development shall be compatible with maintaining the stable

character of surrounding Neighbourhoods.”

1.3 Section 5, SPECIAL STUDY AREA is amended by deleting Section 5 in

its entirety and replacing it with the following:

“YONGE-EGLINTON FOCUSED AREA

In addition to the policies set out in the Official Plan and this Secondary

Plan, Mixed Use Area ‘A’ delineated on Map 21-1 is subject to the

following policies:

Urban Form and Public Realm

5.1 Urban Design Guidelines which promote compatible built form

and exceptional urban design will guide new development in

Mixed Use Area ‘A’ in addition to the policies in the Official Plan.

5.2 New development shall promote architectural excellence and

environmentally sustainable and innovative design.

5.3 Improvements to the public realm throughout the area will be

encouraged, including enhancements to streetscapes, existing open

spaces and wider sidewalks.

5.4 Pedestrian amenities (links, connections, sidewalks) shall be

designed to ensure a high quality pedestrian realm and provide for

ease of pedestrian movement, with particular regard for travel to

and from transit facilities.

5.5 Improvements to existing pedestrian conditions, including

underground connections to the Subway, shall be encouraged and

investigated to address local pedestrian needs and opportunities.

5.6 Comprehensive redevelopment of the northeast quadrant of the

Yonge-Eglinton intersection that incorporates publicly accessible

open space on the corner will be encouraged.

5.7 Street-related retail along Yonge Street north of Eglinton Avenue

will be retained and encouraged.

5.8 The introduction and improvement of street-related retail along

Yonge Street on the south west quadrant of the intersection will be

encouraged to better connect this area with the established retailing

area to the south.

Staff report for action – [Yonge Eglinton Centre Focused Review] 34

Public Transit

5.9 Investment in public transit infrastructure improvements shall be a

priority for Yonge-Eglinton Centre, with all levels of government

encouraged to improve the public transit-supportive focus of

Yonge-Eglinton Centre.

5.10 Transit-oriented developments which enhance accessibility to

nearby TTC facilities and services, including direct connections,

will be a priority.

5.11 A new TTC bus terminal, linked to the Eglinton Subway station

and a future Eglinton Rapid Transit station on the southwest

quadrant of the intersection shall improve public transit

accessibility for the area.

5.12 Transit vehicle access to the new Eglinton bus terminal will be

designed to minimize pedestrian/transit vehicle conflicts while

maintaining acceptable bus operations.

5.13 The design of the new TTC bus terminal and redevelopment of the

TTC lands shall not preclude the construction of a future higher-

order transit facility along Eglinton Avenue West, as identified in

the City’s Official Plan (Map 4).

5.14 Measures to improve TTC bus operations in the Yonge Eglinton

area, with particular regard to ingress/egress from the Eglinton Bus

Terminal shall be encouraged and investigated.

5.15 New development shall accommodate the transit functions in the

Yonge-Eglinton Centre, including a new permanent bus terminal in

the south west quadrant of the Yonge-Eglinton intersection.

Community Focus

5.16 Strategies to encourage and support the business and office focus

of the Mixed Use Area ‘A’ shall be pursued in partnership with all

stakeholders.

5.17 The Yonge-Eglinton destination and area identity shall be

encouraged by reinforcing the area’s quality of life and by

promoting its continued health.

5.18 To strengthen the Community Focus of Yonge-Eglinton Centre, a

public park and community facilities should be realized for the

southwest quadrant of the Yonge-Eglinton intersection in a timely

fashion.

Staff report for action – [Yonge Eglinton Centre Focused Review] 35

5.19 Community service facilities shall be delivered in a timely manner

in order to provide the social infrastructure required to support

additional growth in the Yonge-Eglinton area.

5.20 Community service facilities shall be designed in a way that

promotes the development of flexible, multi-purpose facilities that

may be shared by a number of agencies providing programs and

services to the residential and working populations of the area.

5.21 Community service facilities shall designed with input from local

service providers, residents and appropriate City staff to ensure

that the location, size and configuration is sufficient to meet the

community service needs of the area, both in the long and short

term.

Bicycle

5.22 Bicycle linkages (route, trail, lanes) shall be encouraged and

investigated, to connect the Yonge Eglinton Centre to the City’s

Bicycle Master Plan bicycle network.

5.23 Enhanced bicycle facilities (bike lockers, change rooms etc.) shall

be encouraged in all new development.

Transportation

5.24 Major development proposals will be subject to the City of

Toronto’s Transportation Impact Study requirements, and where

appropriate Transportation Demand Management Study

requirements. The city will promote the design of new

development which encourages travel by walking, cycling, and

transit.

5.25 New developments shall be encouraged to consider

implementation of sustainable transportation initiatives, such as

providing facilities for car-sharing, enhanced facilities for bicycle

users, entrance connections to transit facilities and bulk purchase

of transit passes to minimize the potential incremental impact of

vehicular activity in the area.

5.26 Traffic management and other initiatives will be encouraged and

implemented to address local concerns, and efforts to discourage

traffic infiltration into adjacent neighbourhoods will be pursued in

consultation with the local community.

5.27 New development will be required to provide an adequate supply

of parking and loading to meet site requirements, while balancing

the City’s goal to reduce reliance on automobile use. Relief from

Staff report for action – [Yonge Eglinton Centre Focused Review] 36

minimum parking requirements will be considered if proposed

development can demonstrate how projected travel can be

accommodated by other modes.

5.28 Adequate, safe and well-designed pedestrian connections to

parking facilities shall be provided in new developments.

5.29 The provision of loading dock management plans to maximize the

efficiency of planned infrastructure shall be required where

necessary.

5.30 Construction Management Plans shall be required for new

developments to ensure minimal disruptions to the surrounding

area as a result of construction activities.

Implementation and Monitoring

5.31 A new public road extending east and south from Duplex Avenue

to Berwick Avenue will be implemented through new development

to facilitate comprehensive development and improved pedestrian

and vehicular accessibility within the southwest quadrant of the

Yonge-Eglinton intersection. New development shall not preclude

the implementation of a new public road and shall provide land

dedications where necessary to implement the public road.

5.32 Priorities for Community Benefits to be secured under Section 37

of the Planning Act include:

flexible multi-purpose community space.

improvements

5.33 To promote the implementation of the public transit and social

infrastructure necessary to accommodate additional development,

public transit facilities and public community and recreation

facilities shall be excluded from the calculation of density for

projects within Mixed Use Area ‘A’.

5.34 A monitoring framework for transportation activity in the Yonge-

Eglinton area will be implemented in cooperation with local

communities to ensure stable areas located adjacent to Yonge-

Eglinton Centre are adequately protected from the effect of

transportation activity and traffic infiltration.

Staff report for action – [Yonge Eglinton Centre Focused Review] 37

5.35 Community service facilities serving the Yonge-Eglinton area shall

be monitored on an on-going basis to ensure that the social

infrastructure is developed in tandem with the phased development

of new development, in order to assess the need for new facilities

over time.”

1.4 Section 7, SITE AND AREA SPECIFIC POLICIES is amended by

adding the following Site and Area Specific Policy 6, together with the

key map as shown on the attached Schedule 1, as follows:

6. Southwest quadrant of Yonge and Eglinton

On the lands shown as 6 on Map 21-1 the following additional

policies shall apply:

(a) new development shall not preclude the implementation of

a new public road extending east and south from Duplex

Avenue to Berwick Avenue. Land dedications will be

required where necessary to implement the new public

road.

(b) strata plans to limit height may be utilized on city-owned

lands to implement the objectives of this Plan.

1.5 Map 21-1, Land Use Plan is amended, as shown on the attached Schedule

2, by deleting the Special Study Area and replacing it with a Mixed Use

Area ‘A’ designation, and adjusting the boundary of the Mixed Use Area

‘A’ in the southwest quadrant of the Yonge-Eglinton intersection.

2. Map 17, Land Use Plan is amended, as shown on the attached Schedule 3, by

adjusting the boundary of the Mixed Use Area in the southwest quadrant of the

Yonge-Eglinton intersection.

3. THE DESIGNATION OF PLANNED BUT UNBUILT ROADS, Schedule 2 of

the Official Plan is amended by adding the following text:

STREET NAME: New Link

FROM: Opposite Duplex Crescent TO: Berwick Avenue, east of Duplex

Avenue

Staff report for action – [Yonge Eglinton Centre Focused Review] 38

Schedule 1

Staff report for action – [Yonge Eglinton Centre Focused Review] 39

Schedule 2

Staff report for action – [Yonge Eglinton Centre Focused Review] 40

Schedule 3

Staff report for action – [Yonge Eglinton Centre Focused Review] 41

ATTACHMENT 2: DRAFT ZONING BY-LAW AMENDMENT

CITY OF TORONTO

BY-LAW No. ___-2009

To amend the General Zoning By-law No. 438-86 of the former City of Toronto, as

amended, with respect to the lands bounded by Eglinton Avenue to the north,

Berwick Avenue to the south, Yonge Street to the east, and Duplex Avenue to the

west.

WHEREAS this by-law is passed in implementation of the Yonge-Eglinton Secondary

Plan, as amended (OPA No.) , for the lands bounded by Eglinton Avenue to the north,

Berwick Avenue to the south, Yonge Street to the east, and Duplex Avenue to the west;

and

WHEREAS authority is given to Council by Section 34 and 36 of the Planning Act,

R.S.O. 1990, c.P.13, as amended, to pass this By-law; and

WHEREAS Council of the City of Toronto has provided adequate information to the

public and has held at least one public meeting in accordance with the Planning Act;

WHEREAS pursuant to Section 37 of the Planning Act, the Council of a municipality

may in a By-law under Section 34 of the Planning Act, authorize increases in the height

or density of development beyond those otherwise permitted by the by-law in return for

the provision of such facilities, services or matters as are set out in the by-law;

The Council of the City of Toronto HEREBY ENACTS as follows:

1. District Map No. 50K-323 contained in Appendix “A” of By-law No. 438-86,

being “A By-law to regulate the use of land and the erection, use, bulk, height, spacing of

and other matters relating to buildings and structures and to prohibit certain uses of lands

and the erection and use of certain buildings and structures in various areas of the City of

Toronto,” as amended, is further amended by:

(1) redesignating to “CR T7.0 C5.5 R5.5 (H)” the lands identified as “CR T7.0 C5.5

R5.5 (H)” and as outlined by heavy lines on Map 1 attached to and forming part of this

By-law;

(2) redesignating to “R2 Z4.0 (H)” the lands identified as “R2 Z4.0 (H)” and as

outlined by heavy lines on Map 1 attached to and forming part of this By-law;

2. None of the provisions of Section 2(1) with respect to the definition of the words

grade and height and none of the provisions of Section 4(2), 4(4)(b), 4(11), 4(16), 8(3),

12(2) 118, and 12(2) 119 of By-law No. 438.86, as amended, shall apply to prevent the

uses or the erection or use of any buildings or structures for any purpose permitted in

Staff report for action – [Yonge Eglinton Centre Focused Review] 42

Section 8(1) of By-law No. 438-86, as amended, on Blocks A and B, shown on Map 3

attached hereto, as well as for any purpose permitted in Section 6(1) of By-law No. 438-

86, as amended, on Block C, also shown on Map 3 attached hereto, provided that:

(1) The lands consist of lands delineated by heavy lines on the attached Map 1

attached to and forming part of this By-law;

(2) The total combined non-residential gross floor area and residential gross floor

area on Block A shall not exceed 136,900 square metres of which the residential gross

floor area on Block A shall not exceed 74,000 square metres and the non-residential

gross floor area on Block A shall not exceed 107,000 square metres,

(3) The total combined non-residential gross floor area and residential gross floor

area on Block B shall not exceed 112,800 square metres of which the residential gross

floor area on Block B shall not exceed 52,000 square metres and the non-residential

gross floor area on Block B shall not exceed 88,000 square metres.

(4) The total residential gross floor area on Block C shall not exceed 19,000 square

metres.

(5) no part of any building or structure erected or used above finished ground level

within any Block is located otherwise than wholly within the areas delineated by the

heavy lines on Map 2;

(6) except where a heavy line shown on Map 2 is contiguous with the boundary of a

lot, nothing in Section 2(5) hereof shall prevent the following elements from projecting

beyond the heavy lines shown on Map 2 respecting buildings on Blocks A, B and C,

provided the restrictions set out are complied with:

(i) eaves, cornices, lighting fixtures, fences and safety railings, trellises, balustrades,

chimneys, vents, wheelchair ramps, retaining walls, landscape features, ornamental

structures, walkways, stairs, covered stairs and or stair enclosures associated with an

entrance or exit from an underground parking garage, stair landings, decks, planters, and

public art features;

(ii) balconies to a maximum horizontal projection of not more than 1.5 metres;

(iii) canopies to a maximum horizontal projection of not more than 2.5 metres;

(iv) bay windows to a maximum horizontal projection of not more than 0.75 metres.

(7) no part of any building or structure to be erected on the lands shall exceed the

height limits in metres specified by the numbers following the symbol “H” as shown on

Map 2;

Staff report for action – [Yonge Eglinton Centre Focused Review] 43

(8) nothing in Section 2(6) of this By-law shall prevent the erection or use of the

building elements or structures identified in Section 4(2)(a)(i) of By-law No. 438-86, as

amended, subject to the limitations contained therein.

(9) the minimum required number of parking spaces shall be provided and

maintained on the lot in accordance with the following:

CONDOMINIUMS

Bachelor dwelling unit-0.3 spaces per unit;

One bedroom dwelling unit-0.5 spaces per unit;

Two bedroom dwelling unit-0.80 spaces per unit;

Three bedroom dwelling unit-1.0 spaces per unit;

Visitor Parking (minimum and maximum)-0.10 spaces per unit;

RENTAL

Bachelor dwelling unit-0.2 spaces per unit;

One bedroom dwelling unit-0.4 spaces per unit;

Two bedroom dwelling unit-0.60 spaces per unit;

Three bedroom dwelling unit-0.8 spaces per unit;

Visitor Parking (minimum and maximum)-0.10 spaces per unit;

Non-residential uses- 1.0 spaces per 300 square metres.

(10) No person shall erect or use a building or structure on the lands, where a portion

of the building or structure:

A. projects beyond a 45 degree angular plane constructed over the lands from

a line 10 metres from the lot line facing Duplex Avenue commencing at

the intersection of Duplex Avenue with the projection of the centre line of

Duplex Crescent, and continuing southerly to the intersection of Duplex

Avenue with the north street line of Berwick Avenue;

B. projects beyond a 60 degree angular plane constructed over the lands from

a line 10 metres from the lot line facing Duplex Avenue and commencing

at the intersection of Duplex Avenue with the projection of the centre line

of Duplex Crescent with the south street line of Eglinton Avenue West;

(11) Minimum first storey floor-to-ceiling height at the first floor at or above grade

shall be 4.5 metres facing Eglinton Avenue and Duplex Avenue for Block A.

3. None of the provisions of By-law No. 438-86, as amended, or this By-law shall

apply to prohibit the erection or use of a building or structure on the lands having a

greater non-residential gross floor area than that permitted by those regulations in a nonresidential

building or in a mixed-use building in the zone in which the lands are located

provided the additional non-residential gross floor area is used for the purposes of:

Staff report for action – [Yonge Eglinton Centre Focused Review] 44

(1) one or more pedestrian walkways that:

i) provide direct access between streets, parks, public buildings, and/or public

spaces or between such space and a similar walkway in an adjacent building, a

common outdoor space or a Toronto Transit Commission Public Transit Facility;

ii) are no narrower than three metres at any point;

iii) are not used for commercial purposes, including hotel lobbies, retail areas,

commercial display areas or other rentable space; and/or

(2) one or more washrooms or sitting areas that have access to those walkways; and/or

(3) Public Transit Facilities, including uses ancillary thereto; and/or

(4) Public Community and Recreation Centres.

4. None of the provisions of By-law No. 438-86, as amended, or this By-law shall

apply to prevent:

(1) erection and use of a temporary sales office for the sale of residential dwelling

units contemplated by this By-law on each of Block A, Block B or Block C,

without parking or building setback restrictions for the purpose of selling

residential units on the Blocks;

5. While the “(H)” holding symbol is in place, no person shall, within any part of the

lands zoned “CR T7.0 C5.5.0 R5.5.0 (H)” and “R2 Z4.0 (H)”, on Map 1 attached

hereto, use any lot or erect, alter or use any building or structure erected prior to passage

of this By-law for any purpose except as permitted under the following zoning:

Blocks A and B: CR T4.0 C3.0 R3.0 H61.0

Block C: R2 Z0.6 H9.0

Upon removal of the “(H)” holding symbol, pursuant to Section 36 of the Planning Act,

permitted uses shall be as set out pursuant to By-law No. 438-86,as amended, and this

By-law.

6. Blocks zoned with the “(H)” symbol shall not be used for any purpose permitted by

this By-law, other than as provided for in Section 5, until the “(H)” symbol has been

removed in whole or in part by amending by-law upon submission of a Site Plan Control

application to the satisfaction of the City, in accordance with the Yonge-Eglinton

Secondary Plan policies and the Yonge-Eglinton Centre Urban Design Guidelines, and

when Council is satisfied as to:

(i) the availability or provision of all transportation improvements, infrastructure and

servicing, including public transit, stormwater management, the provision of community

Staff report for action – [Yonge Eglinton Centre Focused Review] 45

facilities and accommodations for pedestrians and cyclists, necessary to accommodate

and support any proposed development;

ii) all appropriate requirements or clearances for the proposed development

pertaining to site environmental conditions;

(iii) the provision of appropriate public benefits to the City in accordance with Section

6(iv) below and execution and registration of a Section 37 agreement satisfactory to the

Chief Planner and Executive Director pursuant to section 37 of the Planning Act, R.S.O.

1990, c.P. 13, as amended;

(iv) pursuant to Section 37 of the Planning Act, the heights and density of

development contemplated herein are permitted subject to the provision by the Owner of

the land, at its expense, the following facilities, services and matters to the City and in

accordance with and subject to the agreement(s) referred to in Section 6(iii) above:

a) community facilities including non-profit licensed day care and flexible multi-

purpose community space; and/or

b) public parkland and park improvements; and/or

c) off-site public realm, pedestrian connections, and streetscape improvements;

and/or

d) public art.

(v) arrangements and/or necessary agreements satisfactory to the Chief Planner and

Executive Director and the General Manager of Parks, Recreation and Forestry in

consultation with the Chief Corporate Officer, are made respecting land dedications

and/or funding for the future Yonge-Eglinton public park, or portion thereof; and

(vi) arrangements and/or necessary agreements satisfactory to the Chief Planner and

Executive Director and the Director of Technical Services in consultation with the Chief

Corporate Officer, are made respecting land dedications and/or funding for the future

north/south public road, or portion thereof.

7. For the purposes of this by-law:

(1) “Block” means any one of the Blocks as defined;

(2) “Blocks” means any or all of the Blocks defined in Section 7(3) below, as the case

may be;

(3) “Block A”, “Block B”, and “Block C” means those lands respectively

delineated and identified as Block A, Block B, Block C on Map 3 attached to and

forming part of this by-law;

(4) “grade” shall mean the following for each of the following Blocks:

Staff report for action – [Yonge Eglinton Centre Focused Review] 46

(i) Block A – 160 metres Canadian Geodetic Datum;

(ii) Block B – 156 metres Canadian Geodetic Datum;

(iii) Block C- 155 metres Canadian Geodetic Datum.

(5) “height” means the vertical distance between grade and;

(i) in the case of a pitched roof building, the mean height level between the

eaves and the ridge of the roof;

(ii) in the case of another kind of roof, the highest point of the roof; and

(iii) where there is no roof, the highest point of the structure.

(6) “lands” shall mean those lands outlined by heavy lines on Map 1 attached hereto

and forming part of this By-law being those lands bounded by Eglinton Avenue, Berwick

Avenue, Yonge Street, and Duplex Avenue;

(7) “Yonge-Eglinton public park” shall mean a public park along Duplex Avenue with an

approximate land area of 2500 square metres.

(8) “north-south public road” shall mean a public right-of-way designed to result in an

ultimate right-of-way width of at least 18 metres extending from Duplex Avenue to

Berwick Avenue.

(9) each other word or expression which is italicized in this By-law shall have the

same meaning as each word or expression as defined in By-law No. 438-86,

as amended.

8. Despite any existing or future severance, partition, or division of any Block, the

provisions of this By-law shall apply to the whole of each of the Blocks as if no

severance, partition or division occurred.

ENACTED AND PASSED this day of , A.D. 2009.

DAVID R. MILLER, ULLI S. WATKISS

Mayor City Clerk

(Corporate Seal)

Staff report for action – [Yonge Eglinton Centre Focused Review] 47

Staff report for action – [Yonge Eglinton Centre Focused Review] 48

Staff report for action – [Yonge Eglinton Centre Focused Review] 49

Staff report for action – [Yonge Eglinton Centre Focused Review] 50

ATTACHMENT 4: DRAFT CIP AMENDING BY-LAW

Authority: Planning & Growth Management Committee Item No. PG___ as adopted

by City of Toronto Council at its meeting of *******, 2009.

Enacted by Council:

CITY OF TORONTO

BY-LAW No. ____-2009

To amend Schedule 1 of the City-Wide Community Improvement Plan by identifying

Yonge-Eglinton Centre as one of the Centre Focus Areas

WHEREAS Subsection 28(2) of the Planning Act provides that the council of a

municipality which has an Official Plan containing provisions relating to community

improvement, may by by-law designate the whole or any part of an area covered by such

an official plan as a community improvement project area; and

WHEREAS the City of Toronto Official Plan contains the provisions necessary to

designate the City of Toronto as a community improvement project area; and

WHEREAS on May 27, 2008 City Council enacted By-law No. 516-2008 to designate

the City of Toronto as a Community Improvement Project Area and to adopt a

Community Improvement Plan; and

WHEREAS Section 28(4) of the Planning Act provides that the council of a municipality

may adopt a community improvement plan for a community improvement project area;

and

WHEREAS a public meeting has been held in accordance with the Planning Act;

The Council of the City of Toronto HEREBY ENACTS as follows:

1. The City-Wide Community Improvement Plan for Brownfield Remediation and

Development of Prescribed Employment Uses is amended by:

a) adding Map S-5, the Yonge-Eglinton Centre Focus Area, as outlined by

heavy lines on Schedule “1”, attached to and forming part of this by-law,

to SCHEDULE 1: THE CENTRES.

b) deleting the first sentence in Section 1 of SCHEDULE 1: THE CENTRES,

and replacing it with the following:

‘The policies contained in this Schedule shall apply to the Etobicoke

Centre Focus Area, the North York Centre Focus Area, the Scarborough

Centre Focus Area, and the Yonge-Eglinton Centre Focus Area as shown

Staff report for action – [Yonge Eglinton Centre Focused Review] 51

on Maps S-1, S-2, S-3, and S-5, attached hereto (collectively, the “Centres

Focus Areas”).’

c) deleting the words ‘3 of’ in the second sentence in Section 1 of

SCHEDULE 1: THE CENTRES, so the amended sentence reads as

follows:

‘The Centres Focus Areas correspond to the 4 Centres identified on Map 2

of Toronto’s Official Plan.’

ENACTED AND PASSED this _______________________, 2009.

DAVID R. MILLER, ULLI S. WATKISS,

Mayor City Clerk

(Corporate Seal)

Staff report for action – [Yonge Eglinton Centre Focused Review] 52

Schedule 1

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ATTACHMENT 5: CONTEXT PLAN

Staff report for action – [Yonge Eglinton Centre Focused Review] 54

ATTACHMENT 6: OFFICIAL PLAN

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ATTACHMENT 7: ZONING