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Dennis - A Plan to Plan

A new perspective on the Kodak Heights site
Secondary Plan presented by the Ryerson Planning Group

Interim Report presented to the instructors of PLG 520 on November 23, 2009

The Ryerson Planning Group consists of the following team: Delano Colangelo Pooneh Derakhshan Crystal Desouza Michal Kuzniar Josh Macleod Raegan Montogomery Nolan Moss Derek Nawrot Bo Peng Sidra Rahimzada Tony Tang

Table of Contents Section Page

1 2 2 3 4 5 5 5 6 6 7 7 8 9 10 11 12 12 12 12 12 13 15 16 17 18 25 26 27 28 30 33 35

Part I - The Introduction................................................................ 1.0 Introduction 1.1 General.......................................................................... 1.2 An Industrial Neighbourhood......................................... 1.3 A New Planning Framework.......................................... 2.0 Location and Description 2.1 Location......................................................................... 2.2 Natural Environment...................................................... 2.3 Land Use........................................................................ 2.4 Infrastructure/Transportation.......................................... 2.5 Community Services and Facilities................................ 2.6 Census Profile............................................................... 3.0 Purpose of Amendment 3.1 Purpose......................................................................... 3.2 Our Vision...................................................................... 4.0 Context 4.1 Toronto Official Plan....................................................... 4.2 Ontario Provincial Policy Statement.............................. 4.3 Growth Plan for the Greater Golden Horseshoe..... ...... 4.4 Zoning............................................................................ 4.5 Toronto Strong NeighbourhoodsA Call to Action report on Torontos priority neighbourhoods.................... 4.6 Ravine Control............................................................... 4.7 Toronto and Region Conservation Authority.................. 4.8 Archaeological Assessment........................................... 4.9 Brownfields Ontario....................................................... 5.0 Basis of Amendment............................................................... Part I - The Official Plan Amendment.......................................... I Part A - The Preamble......................................................... Part B - The Official Plan Amendment................................. Part C - The Zoning Amendment......................................... Part I II - The Secondary Plan....................................................... 1.0 Introduction.................................................................... 2.0 Purpose......................................................................... 3.0 Location and Description............................................... 4.0 Goals, Objectives, and Principles................................. 5.0 Community Structure..................................................... 6.0 Land-Use Policies..........................................................

Table of Contents Section Page

39 42 47 51 53 56 61 63 64 65 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85

Part I II - The Secondary Plan (cont) 7.0 Urban Design and Sustainable Development Polices.. 8.0 Infrastructure Policies................................................... 9.0 Environmental Policies.................................................. 10.0 Cultural Heritage Policies............................................ 11.0 Transportation Policies................................................ 12.0 Implementation............................................................ 13.0 Interpretation............................................................... Part IV - Supporting Documents.................................................. Capital Budget..................................................................... Glossary of Terms............................................................... References.......................................................................... Part V - Appendices..................................................................... Appendix A - Location Map................................................. Appendix B - Natural Features............................................ Appendix C - Local Amenities............................................. Appendix D - Existing Roads.............................................. Appendix E - Proposed Roads............................................ Appendix F - Existing Circulation........................................ Appendix G - Proposed Circulation..................................... Appendix H - Existing Streetscapes.................................... Appendix I - Reviatlized Weston Road............................... Appendix J - Condominium Boulevard................................ Appendix K - College Road................................................. Appendix L - Recreational Road......................................... Appendix M - Land Use Map............................................... Appendix N - Existing Zoning.............................................. Appendix O - Proposed Zoning........................................... Appendix P - Built Form......................................................

Part I: The Introduction

1.0 Introduction
1.1 General
The Weston-Mt. Dennis Secondary Plan is the first guiding plan for this neighbourhood, which has been deemed one of Toronto 13 priority neighbourhoods. It will provide an innovative action plan that is centered on the revitalization of the former Kodak site but will incorporate the surrounding neighbourhoods. The intent of this plan is to foster a dynamic mix that will augment the quality of life, attract investment opportunities, and strengthen the loose social fabric that characterizes the neighbourhood. Upon adoption by Toronto City Council, the Weston-Mt. Dennis Secondary Plan will become part of the City of Torontos Official Plan. The Secondary Plan has two important functions. First, it will account for the vision and future growth of the community. Second, it will provide directive policies that will govern future development.

1.2 An Industrial Neighbourhood

The Kodak Heights site has witnessed the entire market cycle; it has been the core of a prosperous working-class area with strong employment before gradually declining to a derelict industrial area. The Eastman Kodak company (later became the Canadian Kodak Ltd.), expanded to Toronto in the year 1900. The company specialized in manufacturing photographic films, papers and equipment. As sales increased the need for a larger facility increased. In 1912 Canadian Kodak Ltd. purchased 25 acres between Weston Road and Eglinton Avenue to create a major manufacturing facility. Canadian Kodak Ltd. became the largest employer in the community. Due to technological advances, a decline in the manufacturing sector due to newly liberalized global markets, and competitive pressures, the Kodak plant closed its doors in 2005. The plant closure left approximately eight-hundred employees, who primarily lived within the Mt. Dennis area, unemployed.

Eglinton Avenue looking east from the Kodak Plant across Black Creek Drive - Then (1929) and Now (2009). Source: BlogTO

1.3 A New Planning Framework

Policy 1, of Section 2.2.4 of the Toronto Official Plan Employment District identifies the need to protect and promote the Kodak Heights site for economic activity in order to attract new, and expand existing employment clusters that are key to Torontos competitive advantage (City of Toronto, 2006). Subsequently, the Toronto Strong NeighbourhoodsA Call to Action report calls for targeted investments in the Weston-Mt. Dennis neighbourhood to ensure a responsive system of services and accessible community space (City of Toronto, 2005). These two reports provide a clear mandate with which to proceed with our development proposal for the area. The decay of this site coupled with the necessity to provide vibrant neighbourhoods has provided us with a clear easel on which to create business opportunities, implement linkages that will connect the natural areas around the site to one another, connect and provide new transportation routes, and most important support a strong urban fabric that new and old citizens of Weston-Mt. Dennis can be proud to be connected with.

2.0 Location and Description

2.1 Location
The Kodak Heights site is located in the Mount Dennis neighbourhood of Toronto. It is located on the boundary of the former city of North York, and the city of Toronto. The Site is approximately 1.26km in size and is located 2.5 km SSE of the Highway 401 and 400 interchange. The boundaries that have been established for the revitalized site are north along Black Creek Dr. from Photography Rd. to Trethewey Dr.; northwest on Trethewey Dr. to Jane St.; south on Jane St. to Weston Rd.; southeast on Weston Rd. to Eglinton Ave. W.; east on Eglinton Ave. W. to Photography Dr.; and south on Photography Dr. to Black Creek Dr. See Appendix A. A City of Toronto planning report (2009) identifies the following characteristics of the surrounding land which are consistent with our observations: North: The area of the Weston/Mount Dennis Employment District, which includes a variety of existing businesses along Industry Street, Bertal Avenue, Todd Baylis Boulevard and Trethewey Drive. South: On the south side of Eglinton Avenue West is a No Frills grocery store. A rezoning application has been submitted by the owner to redevelop the south portion of the property for a gasoline bar and car wash. The property is also subject to a site-specific zoning by-law that permits a high density mixed residential and commercial city centre use. Further south, on the west side of the rail line, is a residential neighbourhood comprising mainly of single detached homes. East: Immediately east of the site, there is a 2-storey warehouse/office building and a 3-storey self-storage warehouse facility, which includes a 3-storey building. Two single storey dwellings are located adjacent to the subject site at 34 and 36 Keelesdale Drive. West: The location of the CNR/CPR line (the rail line). To the west of the rail line is a residential neighbourhood that forms part of the Mount Dennis community and along Weston Road is the Mount Dennis BIA, which extends north from Eglinton Avenue West to Ray Avenue.

2.2 Natural Environment

The soil of the site is coarse and made up largely of sand and silty sand originating from shallow water deposits from glacial Lake Iroquois (Ontario Ministry of Natural Resources, 1990). Beneath the soil, the bedrock consists of shale and siltstone, similar to that of the rest of Toronto and the GTA (Ontario Ministry of Natural Resources, 1990). The site is surrounded by a large amount of park and recreational space. To the east, on the side of Black Creek Dr., is Coronation Park and the Westview Greenbelt. To the west, past Weston Rd., is Eglinton Flats. Connecting the revitalized site and the residents of the Mount Dennis community to these greenspaces, Coronation Park in particular, is a vital component of this secondary plan.

2.3 Land Use

The Kodak Heights site incorporates many different land uses in itself and the surrounding area.. While the land use within the boundaries of the site are largely industrial, there is a significant amount of residential land use to go along with some commercial use along Weston Rd. and at the Jane St. and Trethewey Dr. intersection. Along Trethewey Dr., next to the recent housing development at the north end of the site, there is a small amount of greenspace. The train tracks that cut through the west end of the site, and across the larger surrounding neighbourhood, are another prominent feature of the site. The surrounding area has a similar mix of land uses, with a higher proportion of residential land use and park space than that of the revitalized site.

2.4 Infrastructure/Transportation
The site with its mix of industry and residential uses, is already well served in terms of sewage, electricity and transportation infrastructure. The site is bi-sected by a transportation utility corridor which is utilitized by the GO transit train system. Just 1.1 km from the north west corner of the site is the Weston GO Station which is part of the Georgetown to Union Station train line. The Weston Go Station provides ransportation eastbound to Union Station and westbound to Georgetown (GO Transit, 2009). GO trains run through the site nineteen times on weekdays between 6:00 am and 7:00 pm (GO Transit, 2009). The trains on this route are inactive on weekends. There are as many as five TTC bus routes which already serve some part of the outlined site at some point during the day (TTC, 2009). Four of the five bus routes link to subway stations along the University Ave. subway line. The Weston-Mt. Dennis area as a whole is serviced by these TTC bus lines along both the major and minor arterial roads surrounding the study area. Internally, the site is serviced by two bus routes the 171 and 71B providing service along Rae Ave and Industry St (TTC, 2009).

2.5 Community Services and Facilities

The Weston-Mt. Dennis neighbourhood contains the following community services and facilities: a) Community Centre - The Mount Dennis Community Hall is located on this site at 4 Hollis St. Other adjacent community centres include York Civic Centre, Chris Tonks Arena (providing skating rink), Eglinton Flats Tennis centre, and Weston Collegiate Institute (providing swimming pool). b) Library - The Toronto Public Library Mount Dennis Branch is located at 1123 Weston Rd. c) Schools - There is school located within the boundary of the Kodak Heights site. However, several schools are located in the neighbourhood, including Portage Trail JCS, York Humber HS, Bala Avenue CS, Charles E Webster Jr PS, York Memorial CI, Keelesdale Jr PS, Dennis Avenue CS, etc. The Toronto Official Plan (2007) observes that schools are an integral community resource that serve not only as learning institutions but also as socio-cultural centres and a source of valuable community open spaces. d) Child-care services - There are several child care centres within the neighbourhood. The Donald C. Macdonald Child Care Centre (116 Industry St), Awashishuck Daycare (1296 Weston Rd.), Hollis Child Care Centre (1 Hollis St.) are right on the site. (City of Toronto Childrens Service, 2009) e) Medical and Emergency Services - The closest health facilities located to the area are the West Park Health Care Centre at 82 Buttonwood Ave. and Humber River Regional Hospital at 2175 at Keele St. f) Police/Fire - The neighbourhood is served by the Toronto Police Services 12 Division at 200 Tretheway Dr., and Fire Station #442 at 2015 Lawrence Ave. West. Please see Appendix B - Weston-Mt. Dennis Priority Area Profile for a map of community services.

2.6 Census Profile

The following information provides an overview of the area as per the Toronto Priority Areas profile on Weston-Mt. Dennis. For further information please see Appenx B - Weston-Mt. Dennis Priority Area Profile for a a census analysis of the neighbourhood.
2006 Population: 39,842 % Change Since 2001: -1.3% Area: 7.5 Km Population Density: 5,313 persons / Km Pop. of Children (0-4 yrs): 6.5% Pop. of Children (5-14 yrs): 12.1% Pop. of Youth (15-19): 6.1% Pop. of Youth (20-24): 6.6% Pop. of Seniors (65+ yrs): 16.0% Parks & Open Space: 1.64 Km Distance to nearest subway station: 5.2 Km Number of TTC surface routes: 32 Total Employment: 8,099 Part-Time Employment: 2,434 Business Establishments: 741 Visible Minority: 47.7%

3.0 Purpose of Amendment

3.1 Purpose
This amendment attempts to revitalize and reinvent a significant section of the Kodak Heights site while benefiting the neighbourhood at-large. The purpose of this reinvention is the creation and promotion of integrated open spaces to bring otherwise sectioned off communities together and bring about improvement in the social fabric while providing employment opportunities for those in the community to aid in developing what will be a multiplier effect. This will help sustain the local economy and positively sway wealth distribution to present an optimistic future for the community. The Kodak Heights site will serve to be the epicentre for communal activity - a central point the community can identify with and mostly important, enjoy and benefit from. Significant attention will be also be paid to the Weston Road corridor, which involve commercial development and a vastly improved streetscape atmosphere.

3.2 Our Vision

Our vision is a community that has an enhanced quality of living and that is the focus of a memorable revitalization that local residents will identify with. The community will enhance a sense of pride in a beautiful open public space for all to enjoy and covet for the betterment of the social fabric.

4.0 Context
4.1 Toronto Official Plan
The City of Toronto Official Plan (OP) contains planning and development policies aimed to: nurture residential neighbourhoods, improve environmental quality while strengthening and growing the economy; and provide redevelopment of the highest quality. The following sections are relevant to the Secondary Plan: a) Employment areas The land use designation for the Kodak heights site is mainly as an Employment Area according to the Map 2 and Map 14 of the OP (City of Toronto, 2007). Key policies from the Official Plan that relate to the site are: The city expressed its vision and development criteria for the Employment District (ED) to protect and promote economic activity; The EDs will be enhanced to ensure they are attractive and function properly through a series of policies listed in the OP for economic purposes; Transit use will be encouraged in EDs. Roads are will be given priority to the movement of transit vehicles and vehicles, while walking and cycling will also be encouraged; and Development adjacent to or nearby EDs will be appropriately designed to separate them from industries for environment and safety purposes. b) Neighbourhoods Key policies from the Official Plan that deal with neighbourhoods are: Neighbourhoods are considered to be physically stable areas. Development in mixed use and intensification of land adjacent to neighbourhoods will be designed properly to avoid negative impact; The function of local network of streets will be improved through a series of policies; and Environmental sustainability will be promoted and community and neighbourhood facilities will be enhanced. c) Parks and Open Spaces

Key policies from the Official Plan that deal with parks and open spaces are: Actions will be taken to improve, preserve and enhance the Green Space System (GSS); The GSS will be expanded by linking additional parks and open spaces; and Within the GSS, development will not result in the loss of public space.

d) Transportation Key policies from the Official Plan that deal with transportation are: In targeted growth areas, planning for new development will be undertaken in the context of reducing auto dependency and the transportation demands and impacts of such new development assessed in terms of broader social and environmental objectives; For sites in areas well served by transit, consideration will be given to establishment of density and parking requirements; A strategy will be developed with the trucking industry, the railways, the business community and the public, for the safe and efficient movement of goods and services through the most effective use of the Citys arterial road, expressway and rail freight networks and terminal points; and Policies, programs and infrastructure will be introduced to create a safe and friendly bicycle and walking environments to encourage people of all ages to use these methods in their everyday transportation.

4.2 Ontario Provincial Policy Statement

The Ontario Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land-use planning and development. The key objectives of the PPS are: a) Sustaining healthy, liveable, and safe communities by: Promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; Accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses to meet long-term needs; Avoiding development and land use patterns which may cause environmental or public health and safety concerns; Avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas; Promoting cost-effective development standards to minimize land consumption and servicing costs; Improving accessibility for persons with disabilities and the elderly by removing and/or preventing land use barriers which restrict their full participation in society; and Ensuring that necessary infrastructure and public service facilities are or will be available to meet current and projected needs.

b) Promote economic development and competitiveness by: Providing for an appropriate mix and range of employment (including industrial, commercial and institutional uses) to meet long-term needs; Providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses; Planning for, protecting and preserving employment areas for current and future uses; and Ensuring the necessary infrastructure is provided to support current and projected needs. c) Provide for an appropriate range of housing types and densities required to meet projected requirements of current and future residents. d) Promoting healthy, active communities by: Planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, and facilitate pedestrian and non-motorized movement, including but not limited to, walking and cycling; and Providing for a full range and equitable distribution of publicly-accessible built and natural settings for recreation, including facilities, parklands, open space areas, trails and, where practical, water-based resources. e) Infrastructure and public service facilities shall be provided in a coordinated, efficient and cost-effective manner to accommodate projected needs. f) Transportation systems should be provided which are safe, energy efficient, facilitate the movement of people and goods, and are appropriate to address projected needs. Subsequently, Planning authorities shall plan for and protect corridors and rights-of-way for transportation, transit and infrastructure facilities to meet current and projected needs.

4.3 Growth Plan for the Greater Golden Horseshoe

The Growth Plan for the Greater Golden Horseshoe provides a framework for managing growth in the Greater Golden Horseshoe in the interest of promoting economic prosperity. It

The Plan directs development to the intensification of existing built-up area, with a focus on urban growth centres, intensification corridors, major transit station areas, brownfield sites and greyfields. Major transit areas and intensification areas are designated in official plans. They are planned to achieve increased residential and employment densities that support and ensure the viability of existing and planned transit service levels and a mix of residential, office, institutional, and commercial development.

The Plan directs development to the intensification of existing built-up area, with a focus on urban growth centres, intensification corridors, major transit station areas, brownfield sites and greyfields. Major transit areas and intensification areas are designated in official plans. They are planned to achieve increased residential and employment densities that support and ensure the viability of existing and planned transit service levels and a mix of residential, office, institutional, and commercial development. Municipalities will promote economic development and competitiveness by: Providing for an appropriate mix of employment uses including industrial, commercial and institutional uses to meet long-term needs; Providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide-range of economic activities and ancillary uses, and take into account the needs of existing and future businesses; Planning for, protecting and preserving employment areas for current and future uses; and Ensuring the necessary infrastructure is provided to support current and forecasted employment needs.

New development taking place in designated greenfield areas will be planned, designated, zoned and designed in a manner that: Contributes to creating complete communities; Creates street configurations, densities, and an urban form that support walking, cycling, and the early integration and sustained viability of transit services; Provides a diverse mix of land uses, including residential and employment uses, to support vibrant neighbourhoods; and Creates high quality public open spaces with site design and urban design standards that support opportunities for transit, walking and cycling.

4.4 Zoning
The site is zoned Strategic Industrial (SI) in the former City of York Zoning By-law 1-83, as amended. The SI zoning permits the following uses: a) Retail and/or showroom uses accessory to an industrial or office use, up to a combined total gross floor area equal to 150 square metres or 15% of the total gross floor area of the primary use and the accessory use, whichever is greater; b) Office Use; c) Day Nursery; and d) Industrial uses, excluding warehouse, retail but including those activities involving the on-site production, reprocessing, use, or storage of hazardous substances managed in accordance with all relevant Federal, Provincial and Municipal Statutes, rules and regulations (City of Toronto, 2009).

4.5 Toronto Strong NeighbourhoodsA Call to Action report on Torontos priority neighbourhoods
In April 2003, the Toronto City Summit Alliance released its report, Enough Talk, which called upon the Prime Minister and Premier to implement a new fiscal deal for municipalities, and to immediately address the need for new physical infrastructure in the Toronto area. It also pressed government to address the urgent need for more affordable housing, improved access to post-secondary education, quicker economic integration of newcomers, and new social infrastructure in the Citys poorest neighbourhoods. The report calls for the following in their vision for strengthening neighbourhoods: a) Inclusive and welcoming neighbourhoods; b) Building neighbourhood cohesion and participation; c) Strong neighbourhood infrastructure; and d) Strong social programs

4.6 Ravine Control

The eastern portion of the Kodak Heights site is subject to provisions of the City of Toronto Municipal Code Chapter 658 Ravine Protection. Any development within the Citys ravine and natural feature protection areas ravine protection may require a permit from Urban Forestry, Ravine and Natural Protection (City of Toronto, 2009).

4.7 Toronto and Region Conservation Authority

The eastern portion of the site falls within an area subject to Toronto and Regional Conservation Authority Regulation O. Reg. 166/06, associated with the Humber River valley. A permit is required from the Conservation Authority for any development or site alteration within the regulated area (City of Toronto, 2009).

4.8 Archaeological Assessment

The site is within the Interim Screening Areas for Archaeological Potential identified in the Archaeological Master Plan of the City.

4.9 Brownfields Ontario

Brownfield properties are lands that are potentially contaminated due to historical, industrial or commercial land use practices, and are underutilized, derelict or vacant. If a property proposed for redevelopment is suspected to be contaminated based on past historical activities, a property owner should have an Environmental Site Assessment (ESA) completed. An ESA is required if a Record of Site Condition is to be filed.


5.0 Basis of Amendment

The revitalization of the Weston-Mt. Dennis community provides the opportunity to socially and physically reconstruct the public realm through the redevelopment of Kodak Heights. The need for urban renewal through social, economic and environmental planning, acts as a catalyst for progressive development and allows the application of innovative strategies, such as smart growth, towards the betterment of the community. One of the key mandates for us is the Toronto Strong NeighbourhoodsA Call to Action report, which calls for targeted investments in the Weston-Mt. Dennis neighbourhood to ensure a responsive system of services and accessible community space (City of Toronto, 2005). The census data presented for this neighbourhood (see Appendix B) paints a picture of an ethnically fragmented area that is has, and is continuing to, face economic, social, and population decline. There is a high percentage of lone parent families and seniors living alone compared to Toronto as a whole (City of Toronto, 2006). Subsequently, the unemployment rate is lower that the city average and the median after-tax income is almost $8,000 lower than the city (City of Toronto, 2006. Our concept aims to rethread these social and economic fabrics that have become loose and undone, but have by no means separated. Our development promotes the distribution of land uses towards high-density residential units; transportation and pedestrian circulation; linkages to pedestrian routes; and the beautification of the public realm. It is an opportunity to provide an appropriate level of services and infrastructure to improve upon the built environment and encourage the community to engage the physical features, activities and functions of their surroundings. Promoting social and community relationships creates and connects people to their area enabling people to support each other more effectively to achieve an overall better quality of life. Improvements to the built environment also allow for the mobility and the distribution of facilities, people, activities and services making it a socially just. Strong urban design will be utilized to provide a fitting visual impact that focuses on employment lands, residential and cultural uses. Long-term stable economic growth is crucial for ultimately improving public safety, which is one of the growing concerns of neighbourhood residents. Community cohesion and integration is also key because it reduces disenfranchisement, tension, intolerance and anti-social behaviour. The ultimate goal is to achieve a community where were people can live, work and invest in. Ideally, our plan will rejuvenate the community by creating harmonious social cohesion, promoting thoughtful mixed-use development, providing thorough transportation linkages, and preserving and expanding green space. The focal point will be an identifiable center located at the Kodak Heights site, and it is our ambition to repair the surrounding social, economic, and other layers, to provide one cohesive community.


Our proposal embraces the cultural heritage of the Kodak Heights site as well as the diversity of the areas residents. Redevelopment of the Mount Dennis community will create several opportunities to integrate the neighbourhood with the surrounding city. The plan will help to foster those opportunities and create a unique neighbourhood in the City. It will no longer be known as a vacant industrial site. This area will be inviting for entrepreneurs and businesses, educational institutions, tourists, and most importantly, residents. The ultimate goal is to achieve a community where people can live, work and invest in. Ideally, our plan will rejuvenate the community by creating harmonious social cohesion, promoting thoughtful mixed-use development, providing thorough transportation linkages, and preserving and expanding green space. The focal point will be an identifiable center located at the Kodak Heights site, and it is our ambition to repair the surrounding social, economic, and other layers, to provide one cohesive community.


Part II: The Official Plan Amendment


The Statement of Components

Part A The Preamble, introduces the amendment but does not constitute operable parts of Amendment No. ____ to the City of Toronto Official Plan. Part B The Official Plan Amendment, consisting of the following text constitutes the actual Amendment No. ____ to the City of Toronto Official Plan. Part C The Zoning Amendment, consisting of the following text constitutes the proposed zoning by-law amendments to By-Law No. ____, and permitted land uses.

Part A - The Preamble

1.0 Purpose The Purpose of the amendment is to introduce a comprehensive secondary plan for the lands within a defined study area, to be known as the Weston-Mt. Dennis Secondary Plan, through a series of studies and community meetings. Objectives of the amendment include the following: -Provides a more detailed planning framework for the Weston-Mt. Dennis Area in support of the general policy framework provided by the City of Toronto Official Plan; -Ensure that any future development in the study area conforms to these policies/guidelines and is done in an orderly and efficient manner; -To apply existing planning directives as described in the City of Toronto Official Plan.

-Provide more detailed policies to guide brownfield redevelopment, local economic development and neighbourhood development, and to also incorporate updated environmental policies; and -Identify future roadway connections between the existing and planned roadway network;

-Identify and integrate compatible land uses in accordance with the existing Official Plan goals, policies, and objectives. 2.0 Location The boundaries of the lands subject to this amendment have been established as north along Black Creek Dr. from Photography Rd. to Trethewey Dr.; northwest on Trethewey Dr. to Jane St.; south on Jane St. to Weston Rd.; southeast on Weston Rd. to Eglinton Ave. W.; east on Eglinton Ave. W. to Photography Rd.; and south on Photography Rd. to Black Creek Dr.

3.0 Basis 3.1 Central Needs of Weston-Mt. Dennis The basic needs this Secondary Plan attempts to address were formulated by the Ryerson Planning Group during meetings, preparation of background studies, and consultations with government departments and agencies. These needs include: -The character of Weston-Mt. Dennis is closely related to the natural features system in the area and should therefore be connected to it; -The need for employment opportunities in and around the former Kodak industrial site for Weston-Mt. Dennis residents; -Strengthening the commercial core, creating a sense of community, and supporting light industry; -Creating mixed use high density communities to support energy efficiency; and

-Creating transit supportive communities, while promoting a pedestrian and bicycle friendly environment. 3.2 The City of Toronto Official Plan The City of Toronto Official Plan designates the Weston-Mt. Dennis area mainly as an employment area, with small portions of mixed use, residential neighbourhoods, apartment neighbourhoods, parks and natural areas. The Official Plan provides policies for these areas but directs that the municipality sh all prepare a more detailed secondary plan for each of the designated areas as amendments to the Official Plan.

Part B - The Official Plan Amendment

1.0 The Introductory Statement All of this part of the document entitled, Part B The Amendment, consisting of the following text and (1) map (entitled Schedule A Weston-Mt. Dennis Land Use Map) constitutes Amendment No. ____ to the City of Toronto Official Plan. 2.0 Details of the Amendment Item 1: The Table of Contents is hereby amended to add a new Section 30 WESTON-MT. DENNIS SECONDARY PLAN, to Chapter Six of the Official Plan for the City of Toronto. Item 2: Map Schedule 14 (Land Use Plan) to the Official Plan for the City of Toronto is amended by the designating as Weston-Mt. Dennis Secondary Plan the lands so depicted on the attached Map Schedule A, Weston-Mt. Dennis Land Use Map.

3.0 Implementation The implementation of this amendment shall occur as outlined in section 12 of the Secondary Plan, in accordance with the policies of the City of Toronto Official Plan.

Part C - The Zoning Amendment

1.0 Purpose To amend Chapter 60 Industrial zone, of the City of Toronto Zoning By-Law, with respect to the certain lands located in the former Kodak site, known as the Mount Denis Secondary Plan. WHEREAS authority is given to Council by Section 34 of the Planning Act. R.S.O/, 1990, C. P13, as amended to pass this By-law; and WHEREAS Council of the City of Toronto has provided adequate information to the public and held at least one public meeting in accordance with the Planning Act. 2.0 Details of the Amendment The Council of the City of Toronto Enacts as follows: Item 1: The boundaries of the Mountain Denis Secondary Plan are hereby established, as described in said Schedule ( ). Item 2: THAT the zoning map referred to in section( ), as described in schedule (old zoning map), hereby be amended by changing the classification of the lands located in the former Kodak site attached hereto from Employment- Light Industrial Zone (EL), Employment- Heavy Industrial Zone (EH), to, Residential (R) Zone, Commercial (C) zone, Institutional (I) zone, Utility/Transit (UT) Zone, Industrial (I) zone, and Green space (G) zone, as shown on Schedule () Proposed Zoning Map. Item 3: This By-law shall come into force and take effect on the day of the final passing thereof. 3.0 Permitted Uses The following uses shall be permitted on the lands designated on Appendix Proposed Zoning Map attached hereto: 3.1 Residential Zone (R) 3.1.1 Residential home 3.1.2 Apartment building 3.1.3 Nursing home

3.1.4 Retirement home 3.1.5 Seniors community home 3.1.6 Group home 3.1.7 Residential Care home 3.1.8 Crisis Care Shelter 3.1.9 Private Home Day care 3.1.10 Home Occupation 3.1.11 Tourist Home 3.1.12 Rear, front, garbage parking 3.1.13 Green/ open space 3.1.14 Parks, playgrounds, recreational areas 3.1.15 Greenhouse, and nursery 3.1.16 Temporary subdivision sale office 3.2 Commercial Zone (C) 3.2.1 Retail - first floor of mixed used buildings 3.2.2 Department store a. Furniture and appliance store 3.2.3 Farmers market 3.2.4 Supermarket 3.2.5 Restaurant Locations a. Standard b. Fast food c. Convenience d.Patio

3.2.6 General Commercial Services a. Wholesale and retail 3.2.7 Office spaces 3.2.8 Medical services 3.2.9 Parking Areas 3.2.10 Green/ open space areas a. Terraces b. Walkways c. Ponds d. Fountains 3.2.11 Financial institution 3.3. Institutional Zone (I) 3.3.1 Art and Crafts shops 3.3.2 Art Gallery space a. Kodak tribute gallery 3.3.3 Photography studios 3.3.4 Printing establishments 3.3.5 Artist workspace 3.3.6 Professional office space 3.3.7 Community centre a. Recreational facililty 3.3.8 Schools, public or private a. Campus residence dwellings b. Retail stores

3.3.9 Day Care centre 3.3.10 Library 3.3.11 Public Cultural institutions 3.3.12 Retail shops 3.3.13 Public services 3.3.14 Parking area 3.3.15 Green/ open space 3.4 Utility/Transit Zone (UT) 3.4.1 Transportation facility a. Bus access b. LRT access c. Limited GO lines d. Convenience locations within the HUB e. Rail line to Toronto International Airport f. Switching centre 3.4.2 Extended Bus lines with Stops on site 3.4.3 Parking area 3.4.4 Utility storage facility 3.4.5 Storm water management facility 3.4.6 Minor electric substation distribution centre 3.4.7 Communication tower 3.4.8 Utility service lines 3.4.9 Green/ open space


3.5 Industrial Zone (I) 3.5.1 Employment industrial a. Artist live work spaces b. Small scale manufacturing c. Parking space d. Limited commercial and community services e. Green/open space 3.6 Green Zone (G) 3.6.1 Natural Open Spaces 3.6.2 Squares 3.6.3 Patios 3.6.4 Public pathways 3.6.5 Green houses, Nurseries, market garden 3.6.6 Community gardens 3.6.7 Park, playground 3.6.8 Agri-food sections (public agricultural gardens) 3.6.9 Promenades 3.6.10 Activity space 3.6.11 45% tree canopy coverage 3.7 Mixed-Use (MC) 3.7.1 Residential zone (R) Residential home Apartment building Nursing home
22 Residential Care home Private Home Day care Home Occupation Parking facilities Green/open spaces Parks, playgrounds, recreational areas 3.7.2. Commercial zone (C) Retail - first floor of mixed used buildings Farmers market Supermarket Restaurant Locations a. Standard b. Fast food c. Convenience d. Patio General Commercial Services a. Wholesale and retail Office spaces Medical services Parking Areas Green/ open areas a. Terraces b. Walkways c. Ponds

d. Fountains Financial institution 3.7.3. Open space zone (O) Fountain Garden space Patio space Boardwalks Public esplanade Outdoor entertainment a. Farmers market and market gardens b. Festival, cultural and ceremonial uses c. Vendor stands Public venue space Outdoor, recreation, and education space Cultural heritage space Parks and Public open space Neighbourhood Park a. Neighbourhood parks and parkette b. Outdoor community and recreational facilities c. Special resource areas Parking area


Part III: The Secondary Plan


1.0 Introduction
The Kodak Heights Secondary Plan is the first formal plan for the Weston-Mt. Dennis neighbourhood and, upon approval by council, will be amended as a secondary plan into Toronto Official Plan (1996). It is hoped that, by taking an underutilized plot in the core of the community and redeveloping it into a dynamic mix of uses, it will radiate to spur not only economic growth, but a higher quality of living throughout the neighbourhood. The Weston-Mt. Dennis neighbourhood has been deemed one of Torontos 13 priority neighbourhoods. This secondary plan acts as a catalyst to not just redevelop the neighbourhood, but form a strong inclusive neighbourhood; one that not only provides social and economic livelihoods for its residents, but will be a welcoming destination for all Torontonians. The Weston-Mt. Dennis neighbourhood has fallen into decline much like other inner, workingclass areas in other North American cities. With the decline of the manufacturing industry, Kodak, once the neighbourhoods greatest job provider, closed its plant leading to a high loss of jobs and an instable neighbourhood which has been plagued by rising crime, low incomes, decrepit residential complexes, derelict commercial space, and lack of transportation amongst others. What the community does have however is a strong will to make the neighbourhood a desirable place. Through neighbourhood associations such as the Mt. Dennis Community Association and social groups such as the United Way and Metropolitan Action Committee on Violence Against Women and Children, there have been many innovative recommendations come forth for revitalizing the area and providing a new vision. Some of these ideas were physical, in-terms of incorporating new land uses onto the Kodak Heights site, while other were social in the necessity for community programs. The Kodak Heights Secondary plan will combine the vision of neighbourhood residents, as identified through community outreach sessions, with proper planning procedure. The result, upon incorporation into the Official Plan, will provide a legally-binding document to guide future private and public decision-making. Furthermore, it will provide the blueprint for a reinvestment strategy that will not only assist the city in its future plans for the neighbourhood, but offer an attractive incentive for private investment.


2.0 Purpose
This secondary plan attempts to revitalize and reinvent a significant section of the Kodak Heights site while benefiting the neighbourhood at-large. The directing mandate that this plan serves is Torontos Strong Neighbourhood, A Call to Action strategy, which recognizes the vital importance of healthy and prosperous neighbourhoods to the future reputation of the city. This report states that If our city is to remain strong, vibrant, and competitive in the years to come, then its neighbourhoods must be places where people want to live. The City of Toronto Weston-Mt. Dennis Priority Area Profile however paints a picture of a highly fragmented neighbourhood that does not offer the same life quality as other Toronto neighbourhoods. There is decline from 2001-2006 in persons between 25-40 years of age. This suggests a lack of economic vitality in the loss of jobs. It also suggests that people have to travel outside of their neighbourhood, which is only currently served by bus transportation, in order to fulfil their economic livelihoods. There are many consequences of this not the least is a less prosperous family life. The Weston-Mt. Dennis neighbourhood currently has 10% more singleparent families than the city average which suggests that many youth are growing up without parental figures in their lives. It also contains approximately 9% more seniors living alone than the city average. There is a definite need for an intrusion of social programs. One of the guiding objectives of this secondary plan is to bring about improvement in the social fabric while providing employment opportunities for those in the community to aid in developing what will be a multiplying effect. There are three dimensions that we currently see lacking in the Weston-Mt. Dennis area that we hope the redevelopment of the Kodak Heights site will achieve: 1. Inclusive: There is active community involvement through neighbourhood associations; however membership in these does not include the poor. The development will offer a wel coming, public space that is inclusive to all and will provide a strong sense of belonging and pride in the neighbourhood. As the Kodak Heights site will be a community focal point, it will be a centre for all community members to come and participate in a democratic process of deciding what is best for their area. 2. Vibrant: The current site is abandoned industrial land that does not provide a sense of pride in the area. It also acts a barrier between current residential as well as natural spaces. The secondary plan will alter this to provide a space that includes an active street life that includes shops and restaurants, opportunities for community interaction through street and music festivals, and a strong sense of place identity. 3. Cohesive: As there are pockets of concentrated poverty in the neighbourhood, there are fears that because of social and economic polarization, there will be an increase in crime. One of the aspirations of the secondary plan is to build cohesiveness in that the neighbour hood residents look out for each other, especially their children.


3.0 Location and Description

The Kodak Heights site is in the Weston-Mount Dennis neighbourhood of Toronto. It is located on the boundary of the former city of North York, and the city of Toronto. The Site is approximately 1.26km in size and is located 2.5 km SSE of the Highway 401 and 400 interchange. The site is located in the northwest quadrant of Eglinton Avenue West and Black Creek Drive. It is bounded by Eglinton Avenue West to the south, the CNR/CPR line to the west, Ray Avenue and Industry Street to the north, and Keelesdale Drive and Todd Baylis Boulevard to the east. The site has an area of 23.2 hectares (57.3 acres) with municipal frontage along Eglinton Avenue West, Ray Avenue and Industry Street. The site is within the Black Creek Subwatershed Area and contains a valley feature along the east side. A significant retaining wall extends along the Eglinton Avenue frontage across the majority of site as a result of the CN overpass. The site has two distinct components. The majority of the site is located on the tableland area west of the valley, above the grade level of Eglinton Avenue West. This tableland area is generally flat and is approximately 50 acres in size The eastern area, sloping towards Black Creek Drive, is approximately 7.3 acres and includes a wooded area. A portion of this area is within the floodplain and is regulated by the Toronto and Regional Conservation Authority (TRCA). Following the closure of the Kodak plant, all of the buildings were demolished except for the four story Employees Building located at the southwest corner of the site, east of the Photography Drive access.


The boundaries that have been established for the revitalized site are north along Black Creek Dr. from Photography Rd. to Trethewey Dr.; northwest on Trethewey Dr. to Jane St.; south on Jane St. to Weston Rd.; southeast on Weston Rd. to Eglinton Ave. W.; east on Eglinton Ave. W. to Photography Dr.; and south on Photography Dr. to Black Creek Dr. A City of Toronto planning report (2009) identifies the following characteristics of the surrounding land which are accurate with our observations: North: The area of the Weston/Mount Dennis Employment District, which includes a variety of existing businesses along Industry Street, Bertal Avenue, Todd Baylis Boulevard and Trethewey Drive. South: On the south side of Eglinton Avenue West is a No Frills grocery store. A rezoning application has been submitted by the owner to redevelop the south portion of the property for a gasoline bar and car wash. The property is also subject to a site-specific zoning by-law that permits a high density mixed residential and commercial city centre use. Further south, on the west side of the rail line, is a residential neighbourhood comprised mainly of single detached homes. East: Immediately east of the site, there is a 2-storey warehouse/office building and a 3storey self-storage warehouse facility, which includes a 3-storey building. Two single storey dwellings are located adjacent to the subject site at 34 and 36 Keelesdale Drive. West: The location of the CNR/CPR line (the rail line). To the west of the rail line is a residential neighbourhood that forms part of the Mount Dennis community and along Weston Road is the Mount Dennis BIA, which extends north from Eglinton Avenue West to Ray Avenue.


4.0 Goals, Objectives, & Principles

Our vision is a community that has an enhanced quality of living, and that is a focal point of revitalization that local residents, near and far, will identify with. The community will receive a sense of pride from a beautiful open public space for all to enjoy and covet for the betterment of the social fabric. Current and past development on this site has been in the form of traditional suburban development. It is a development however, that does not conform to any type of continuity between neighbourhoods, leading to a tremendous sense of disjointed communities. This has been in large part because of poor and somewhat thoughtless planning. Moving away from the traditional suburban model used in the past, the key to understanding this revitalization is the idea that we can do better for the Weston-Mt. Dennis community. We can provide more than just the minimum amount of planning and services to this neighbourhood, contrary to what has been done in the past. It is about bringing change and optimism to an area that sorely lacks it. The Secondary Plan area will be transformed into an urban, human-scaled community that is connected and integrated with the surrounding neighbourhoods, as well as the rest of Toronto through the construction of a large transportation hub. It will be a place where people will choose to live, work, play, and study, not only for the high quality built form and public realm, but also because of the diversity that exists within the Secondary Plan area. A wide variety of activities that were not necessarily present in the past will be introduced into a mixed use setting that provides services and amenities for area residents, local employees, the academic community, and the city as a whole. There will be places for people to buy groceries, get a cup of coffee, engage in physical activity, or just enjoy the areas surroundings, including the large park spaces nearby. Community facilities will provide further level of activity.

4.1 Realizing the Vision: Four Key Goals

The following outlines four key goals and related objectives that are at the heart of this Secondary Plan and are necessary to make the vision a reality.

4.1.1 Sense of Place Memorable and Identifiable Space The most significant part of the Secondary Plan is to create a community focal point for the Weston-Mt. Dennis community. The area is lacking something to call its own, and the creation of a central community area will give residents something to be proud of and to enjoy. This will be a mixed use area where living, working, playing, and studying will be integrated together, and where residents can congregate to take part in different events, and enjoy the areas surroundings. The space will be used to create a focal point that is memorable for anyone who experiences it. It will be a place that residents will be able to identify with. It will be a place that outsiders will

want to go to, and will be able to identify as being located in the Weston-Mt. Dennis community. Historical Homage The revitalization will be sure to pay historical homage to the communitys industrial past through the use of the former Building 9. It will be integrated into the new transportation hub, allowing it to be part of a new community focal point, as it once was when the Kodak facilities were active. Additionally, education and arts programs will be set up, and located in the new community centre. Much of this will focus on photography, through exhibits, contests, and classes, further paying homage to the historical uses in the community.

4.1.2 Community Improvement Economic With Weston-Mt. Dennis being identified as a priority area by the City of Toronto, encouraging employment has become a focus of this Secondary Plan. Many parts of the revitalization will help to create jobs for local residents. The revitalization will occur over several years, creating many construction jobs. The mixed use community focal point will have shops that will supply new jobs, and the creation of a Smart Centre along Trethewey Dr. will create further potentially permanent jobs for people in the area. Classes will also be set up at the new community centre, as well as within the college, for residents to improve on their skills and increase their chances of getting a steady job, whether it is in a trade or some other industry. Youth At the community centre, there will be a focus on supporting local youth through organized and planned extra curricular activities. This would be done through arts programs mentioned above, sports programs, or volunteering and part time job opportunities. This gives at risk youth in the area alternative options, encouraging them to avoid the destructive lifestyle that has become typical of some parts of the Weston-Mt. Dennis area. Healthy Lifestyles The site design will encourage residents to walk, bike, and use public transit, in an effort to have the residents live a healthy, active lifestyle. The design of the site leaves for large amounts of open space to be enjoyed by residents, through walking, playing sports, and other activities, as well as presenting them with a community centre that can be used for physical activities. The connections to surrounding green space and parks further encourages this active lifestyle for the community.


4.1.3 Movement and Connections Removing Physical Barriers Much of the revitalization is based around connecting people to each other, and to places. The area is segregated by several barriers that discourage interaction between individuals. Pedestrian bridges will be built over the train tracks to connect the residential area surrounding Weston Rd., to the newly developed community focal point on the old Kodak site. The train tracks, Black Creek Dr., and the ravine system, are further examples of barriers that segregate different people from each other. One of the goals of this Secondary Plan is to break down these barriers and integrate the community. Removing Social Barriers The community focal point will serve as an area for residents to congregate, hopefully breaking down the segregation that can occur between working class home owners in the surrounding area, and those who are living in social housing, thereby encouraging interaction between people who may not have come in contact with each other on a regular basis. Pedestrian Friendly Development Pedestrian amenities will be improved in the Secondary Plan area. Black Creek Dr. in particular, is one of the more significant examples of a space in need of improvement as it currently serves as a barrier between the Weston-Mt. Dennis area, and the large open and park space to the east of the road, due to its lack of safety for pedestrians. These natural areas are significant to the revitalization from an aesthetic standpoint, as well as through their ability to encourage a healthier and active lifestyle amongst residents. The Secondary Plan will seek to protect and link this green space to the community, and create an area which is easier to move around through nonautomobile means, such as walking, biking, and transit use.

4.1.4 Transit Supportive Development Transportation Hub The transportation hub located at the south end of the site, at Weston Rd. and Eglinton Ave. W. will be one of the key features of the revitalization. It will allow better connections between Weston-Mt. Dennis and the rest of the city and GTA, as well as allow for easier movement around the city by local residents. The hub will be a stop on several TTC bus routes, the Georgetown GO train line, and the proposed LRT rapid transit line that will cut through the neighbourhood. Further Development The new transit oriented development, and the potential rapid transit LRT line, will encourage further development in the area. An increase in density through further mixed use development could be beneficial to the community in the future, as social and economic conditions continue to improve for the residents.

5.0 Community Structure Policies

5.1 Integrated Community Structure
5.1.1 A number of key structuring elements must be respected in Kodak Heights Secondary Plan, including the Open Space Systems, the Road Networks and Transit Systems, and gateway elements and patterns of varied land uses. Together they combine to form the overall framework or community structure of the plan within which specific places and land use will be established. The design of Kodak Heights Secondary Plan should coordinate these elements into an integrated Community Structure. Public/community uses should be located to form landmarks within the community. Existing natural and environmental lands along the Black Creek River should be woven into the fabric of the community as key features providing richness in the Open Space System and views for neighbourhoods. The configuration of the Street Network and incorporation of Multi- Use Trail Systems should assist in creating linkages for the Open Space System to ensure continuous and varied pedestrian routes throughout the community. Land use components should complement one another through their distribution in the plan, while ensuring diversity of community functions.

5.2 Balanced Land Use Pattern

5.2.1 Kodak Heights Secondary Plan will normally include a variety of land uses including open space, various forms of residential development, institutional, commercial, recreational, and industrial/employment uses. The integration of these uses shall be balanced to provide transitions between the component parts of the design, while at the same time providing variety. This diversity of uses is encouraged within the City of Toronto to promote the potential for individuals to live, work, and play within the community. The integration of diverse uses within specific areas or neighbourhoods is encouraged as it provides variety and richness of community life. The creation of mixed use areas is particularly effective in supporting focal points and gateways. Mixed use and the design of street-related commercial functions is encouraged for both central and local areas to promote pedestrian activity and animated street life for extended periods of time. This contributes to the establishment of a community character. For example, the mixed use areas at focal points and gateways provide an increased level of activity which reinforces their importance. 33 Public uses such as schools, places of worship, other community institutions and parks shall be located to form landmarks within the overall community structure. Easy accessibility for pedestrians shall be provided for in the location of major community functions and spaces. Open space and buffering landscaped areas should be employed to create smooth transitions between disparate land use elements. The land use patterns should include a range of residential densities and types, in accordance with approved secondary plan policies, to encourage diversity within the fabric of the Kodak Heights Secondary Plan area.

5.3 Views and Vistas

5.3.1 The determination of Views and Vistas at the early planning stages can be used to reinforce the land use pattern, in particular, the location of community facilities and institutions and Open Space Links. The strategic location of these view corridors contribute to the creation of a balanced land use pattern as they provide points of orientation within the plan and can act as transitions between land uses. They also play an important role in the development of neighbourhoods and community identity -- Mount Dennis & Kodak Heights. Locate land use parcels such as community uses and parks to enhance their visibility within the plan. For example, locate such uses at terminations of primary streets or at community entry zones, areas that can be seen from multiple directions Public Transportation hub & Central Communal Square. Provide special treatment to current and future land that has been prioritized by the City of Toronto Eglinton LRT. Design Built Form and Site Planning as well as Open Space to act as focal points for the views and provide orientation within the plan. For example, orient the main facades of community facilities or neighbourhood park entrances allowing easy access from primary streets. Where possible, create small public spaces that can act as both visual, passive spaces and as active social gathering places. These can also act as passageways for pedestrian uses between the various land uses.


6.0 Land Use Policies

6.1 Objective
6.1.1 Complete, transit supportive communities should contain a mix of land uses, density, built form and a range of building heights to encourage the use of alternative modes of transportation such as walking, cycling and transit and to provide a high-quality built form. The policies in this section in conjunction with Schedules A Land Use, B-Circulation, and C-Open Space establish land uses, basic transportation network, and community facilities. 6.1.2 To ensure the development of an attractive, compact, safe and pedestrian oriented urban environment, including a high quality of design for public parks and open spaces, appropriate streetscape standards, the development of attractive buildings and appropriate relationship between buildings and streets, parks and other public spaces, and compatibility between areas of different land use or development intensity. A variety of massing and height is a common characteristic of the older parts of Toronto. By contrast, much contemporary development has uniform built form heights that do not change for building type or according to position within the community. The Mount Dennis Revitalization plan calls for a variety of height and massing treatments in order to achieve a richer grain of urban and architectural design.

Land Use 6.2 Institutional

6.2.1 As the population of the Mount Dennis neighbourhood grows, there will be a similar increased demand for an expansion of post-secondary education networks. In order to serve the skills development needs of the immediate community an institutional use has been embedded into the fabric of the Mount Dennis Secondary Plan; yet as Institutional facilities serve a broader regional population this use is located within steps of the proposed future stop of Weston & Blackcreek of the Eglinton Crosstown LRT. 6.2.2 The lands designated Institutional on Schedule A are intended to be developed as an post-secondary educational institute and shall be developed at a scale which is compatible with surrounding land uses. In order to reduce the impact on the surrounding land uses the facility shall utilize the following design guidelines: At grade street-related retail and service uses will be encouraged to be provided as accessory uses to a main use; Minimize traffic infiltration on adjacent neighbourhood streets;

35 Provide bicycle parking for employees, students and visitors and sufficient below grade parking; At grade parking will be restricted to the minimum and will reflect sustainable transportation goals, including designated spaces for car pooling vehicles.

6.3 Neighbourhoods
6.3.1 Neighbourhoods contain a full range of residential uses with lower scale buildings. The lower scale residential buildings in the areas shown on Schedule A Land Use are intended to consist of townhouses, and stacked town-houses as well as interspersed walk- up apartment that are four storeys or less. 6.3.2 This land use is intended to act as a buffer zone between the existing settled area at the north end of the site as the land use is intensified towards the more densely populated south west area of the plan. 6.3.3 In order to respect and reinforce the established physical character of the existing neighbourhood to the north the following guiding principles have been identified to protect and generally fit the existing physical character as new development must respect and reinforce the general physical patterns of a Neighbourhood: Follow the patterns of established streets; Ensure connectivity to Touchstone Dr and Via Cassia Dr; and Continue prevailing setbacks similar to those on Touchstone Dr.

6.4 Apartment Neighbourhoods

6.4.1 Introduction of the Apartment Neighbourhoods land use is a vital component of the Mount Dennis Revitalization Plan. The need to increase population and density into the site is necessary in order to support the retail and commercial components of the adjacent land uses. 6.4.2 The close proximity to the proposed Eglinton Crosstown LRT station at Weston Rd allow for more intensive uses near the station. In a transit oriented development the parking requirements are reduce. The following parking and waste management objectives must be adhered to in order protect the aspects from the street: At grade parking is to be directed towards the west of the structures where development cannot occur in order to meet rail line setback requirements; Residual parking supported below grade in order where possible; Parking must be designed where access and automobile drop-offs in a manner that does not interfere with the continuity of the interface between the building and the street;
36 Consolidating and minimizing the width of driveways and curb cuts across the public sidewalk; Limiting surface parking between the front face of a building and the public street or sidewalk; and Solid waste management shall be conducted inside each structure. by: 6.4.3 The development in the Apartment Neighbourhood will contribute to the quality of life Locate the new building in the block along similar setbacks, regardless of height in order to achieve a defined street line; Structures greater than 4 storeys must incorporate a step back architectural design to achieve human scale at street level; Provide a communal bike storage facility that is capable of storing a minimum of one bicycle per unit; and The design of the structure must respect the cultural and architectural style of the greater Mount Dennis community.

6.5 Mixed-Use Areas

The Main Square or The Circle is at the heart of the new development. This will provide a daily destination for many residents and will be the most prominent part of the development for visitors. The Circle has been designated mixed-use and situated to reap the benefits of the proposed Eglinton Crosstown LRT Weston and Black Creek station and the associated pedestrian traffic. The open space is integral to the design providing an area to relax and reflect within close proximity to the retail spaces. 6.5.1 Supporting and creating the place known as The Circle is the primary focus of this land use. Structures in this area must: Form the open space known as the circle; Is no higher than 3 storeys so not to overwhelm the space or create shadows that would prevent the reasonable enjoyment of The Circle; Ensure that facades where no retail components exist are still pleasing to the eye as all sides of the structure will be visible to the community; Provide second and third storey rental accommodation to ensure and an eyes on the street element for The Circle; and Blend service access points into the facade in order to preserve the overall look of The Circle.


6.6 Employment Areas

6.6.1 Enhancing the concentration of employment in Mount Dennis will not only better utilize the current and proposed public transit but will also serve to provide a vital source of income to the local residents. A vibrant mix of employment and housing will present opportunities for local resident to walk or use public transit to get to work, thereby reducing auto dependency. 6.6.2 Considerable development potential exists along Tretheway Drive, between Brookhaven Dr and Keelesdale Dr. The existing uses comprise of warehousing and strip mall retail with large underutilized parking. The vast increase in population warrants the redevelopment of these sites to provide services to the community similar to a power centre. 6.6.3 The lands on the north side of Industry Drive between Bertal Rd and Todd Bayliss Drive remain Employment lands where commercial, residential, live/work, and light industrial uses can be mixed within the block or even the same building. This area is key to Mount Dennis Revitalization Plan where the wide array of uses will help attract investment, re-use buildings, encourage new construction and bring life to the streets. The following policies are provided to encourage a broad mix of commercial, residential, light industrial, and utility uses in an urban form to: Create new jobs and homes that use existing roads, transit, severs, and other infrastructure fulfilling employment opportunities for the immediate area; Restore, re-use and retain existing building that are economically adaptable; and Promote the environmental clean-up and re-use of contaminated lands.

6.7 Utility Corridors

6.7.1 Utility Corridors are hydro and rail corridors primarily used for the movement and transmission of energy, information, people and goods. The lands declared utility corridors running east/west on the north side of Eglinton have been set aside for the essential public service of public transport. Secondary uses in this area must be in direct support of the Eglinton Cross Town LRT.


7.0 Urban Design and Sustainable Development Policies

There is a distinct need to revise and edit the 2004 City of Toronto Urban Design guidelines because they are simply ineffective in the Weston-Mt. Dennis community and implementation and regulation is critical to ensure the full benefit is to be met. Though there are several promising and effective principles that will be kept from 2004, there is the opportunity for improvement and these revised principles will reflect the intent and will of the original, but with more detail.

7.1 Urban Design Revised Policy with respect to the Current

7.1.1 Public Realm There will be propagation of green space on the street level and integration of roadways and pedestrian pathways between open areas; The provision of open public space through built form and amenities that adhere to principle of good design that creates desirable and clean spaces at all times of day; The utilization of built form for purposes of community utility through a unique built and natural landscape that will aid in enhancing future building practices in the district; and Public areas will be aesthetically pleasing and attractive and will be oriented for community use. 7.1.2 Enhancement of Green Spaces Enhance the quality of current parks and fields; Inclusion of greenery and amenities that are well kept along the street front and provide a larger tree canopy to promote a more intimate sense of cooperation between the built environment and nature; and Segmented green spaces will be provided new linkages to form a more cohesive line of areas that dont repel residents and promote connectivity between the different communities surrounding Weston-Mt. Dennis.


7.1.3 Built Form Built form should not be to overwhelm but rather complement the current buildings. It should not exceed limits of 2 times the height of the adjacent building form that is within 50 metres of the structure; Density will be consistent with current forms. The site square is to be fully utilized, safe, and help in creating a multiplier effect to increase overall wealth of the district; In its entirety built form should strive to be as beautiful as it is sensible to serve the purpose of inspiration of future plans and construction. 7.1.4 Pedestrian Amenities. Providing site accessible walkways over major arterial roads. These previously proved to be major edges that restrict pedestrian movement and the addition of pedestrian bridges to major green spaces over larger arterial roadways will aid in the overall goal of community cohesion; Inclusion of greenery at the street level; and Streetscapes will be clean in terms of building frontages and there will be a concerted effort to provide consistent and pleasing building faces.

7.2 Sustainability Principles

7.2.1 Walkable and Transit Oriented Environments. The Weston-Mt. Dennis Community will be integrated with several transit corridors: the Eglinton LRT line, the current bus route that will be expanded to accommodate the increased residential density, and in the future, the rail line to Pearson International Airport. All these will connect though the transit hub on the south end of the site; The expanded mass transit routes will reduce cars, congestion and therefore aid in reducing overall emissions of Greenhouse Gases and Walkability will be emphasized. There will be the provision of essential services within 15 minutes or less of any high density structure on the site and within 100 metres of the site.


7.2.2 Sustainable Land Use and Construction Principles. Proposed land-uses and design will promote mass transit methods in an effort to diverge the dependence on cars; The buildings will utilize recent methods of green building with use of recyclable materials whenever possible; LEED guidelines should be considered and encouraged; The promotion of a healthy mix of land-uses to avoid the creating of either residential, commercial, or industrial districts, but rather communities with integrated land-uses which also reduces need for automotive transit and promotes cycling and transit ridership. 7.2.3 Preserve and Extend Current Public and Green Spaces. Utilize current green spaces for their natural benefits beyond human usage. Protect and be conscientious of the Humber River Watershed and more specifically Black Creek; and In conjunction, there should be an attempt to create new green spaces and corridors.


8.0 Infrastructure Policies

8.1 Infrastructure Objectives
8.1.1 Infrastructure development is designed based on the guiding principles that foster mixed land use, open space and pedestrian friendly walkways and paths. 8.1.2 The secondary plan helps to foster dynamic and critical techniques to build local identity and opportunities with a strong sense of community through roadways, transit systems, bridges, and various other infrastructure developments. 8.1.3 Advocating and increasing density and diversity aims to provide a mixture of highlyintensive visually appealing and vibrant infrastructure. 8.1.4 New development will be complementary to existing development to create an overall uniform and congruent neighbourhood.

8.2 Infrastructure Design & Engineering

Infrastructure policy will work to enhance and improve the social well-being through physical redevelopment of the community by: 8.2.1 Enhancing the public realm Enhancing the pedestrian experience by providing pedestrians with equal access to parks, green space and public facilities through carefully planned placement of infrastructural elements. 8.2.2 Improving aesthetics Beatification of streetscapes and infrastructural development through the integration of planter boxes, street furniture, designation signs, trash receptacles, bike racks, street trees, benches and other landscaping elements which contribute to and enhance the pedestrian environment. Design schemes will be visually appealing and work cohesively and complementary with existing architectural designs. Design schemes of all roads shall be an important, but a none obstructing component of the public realm.

42 The appearance and maintenance of commercial, residential and industrial areas will be considered important. Site plan control, design guidelines, and other tools will be used to ensure appropriate design of all new and redeveloped properties. 8.2.3 Maintenance, Management & Technology Infrastructure systems will evolve towards low carbon, cost-effective, efficient and more sustainable practices. Provided in a manner that creates no significant adverse environmental effects; and designed within acceptable safety and building standards. Efficient, innovative technology (e.g. energy-efficient pumps, distribution and collection and wastewater treatment systems) shall be used to minimized adverse effective of the environment. All development will maintain acceptable sustainable traffic, building and infrastructural engineering standards.

8.4 Connection and Linkages

8.4.1 To maintain and enhance visual connections to Coronation and Keelesdale Park, that will allow pedestrian to commute from the Westside of Black Creek Drive to the east of Black Creek Drive of a major artillery roadway. 8.4.2 The continuity, dimension and quality of public sidewalks will reflect the importance in the overall pattern in street, parks and open spaces linkages. 8.4.3 Innovative features and technique designs in construction material and methods, will help to calm noise levels. 8.4.4 Promotion of high density initiative along transit corridors to influence the movement and saturation of pedestrians.

8.5 Water Management Systems

The design and construction of water supply, storm water, waste management and distribution systems shall be adequate to provide and accommodate a desirable level of services for the community. 8.5.1 Each system will be development within a closed network to maximize the efficient and effective use of water, sustainably. 8.5.2 Efficiently integrated with existing systems and facilitate the orderly provision of future systems.

8.5.3 The physical structure will be designed to protect public health and maintain the safety of people and property. 8.5.4 Water shall be used to maintain or enhance the quality of the environment. 8.5.5 Water quality shall not be compromised and free of containments as sufficiently as possible. 8.5.6 The establishment of a waster system shall be easily accessible, cost-effectively, easily maintained, and durable to current and future development. 8.5.7 Water Supply, Management and Distribution Systems: Investments in water receptacle and storage tanks as a means of redistributing and reusing filtrated water back into the water network. Below grade systems will be designed in a way such to protect the efficiency of downstream drainage. Direct storm water to one or more points of discharge to prevent backups in drainage. Each system shall work to prevent the erosion and the accumulation of sediment within piping and drainage systems. 8.5.8 Waste Management System: Sanitary sewage treatment removal systems must ensure that the segregation, storage, handling and transportation processes complies with health and safety standards. Adequate piping and underground systems that work to control sewage discharge and urban storm water runoff . Source control and reduction of sewage and industrial waste volumes and toxicity.

8.6 Buildings
The local characteristic of the community is fabricated by street-level retail, restaurants, smart centre stores, and a variety of commercial and retail opportunity along pedestrian oriented promenades and open spaces, works to create a integrated community realm. 8.6.1 Buildings shall be located in proximity to arterial and or collector roads. 8.6.2 Accessible paths of travel from main entrance and from any parking area to entry doorways and all common amenity areas shall be provided adequately. 8.6.3 Development shall be planned and designed in a manner that is both compatible and integrated with adjacent land uses.

8.6.4 Buildings Residential: Residential development shall be designed to face onto adjacent open space land through a vibrant landscape plan. Development shall also be sensitive to road conditions and safety considerations such as speed bumps, traffic signs and visibility from entrances and driveways. Building faades shall be articulated with colour, material variations, windows and other treatments to provide a high quality of design and detail. The facade shall be designed to achieve the objective of eye on the street through the inclusion of element such as entrances, porches, windows and balconies on applicable development that overlook streets and public open spaces to increase the level of comfort and security for residents. Housing forms which will be encouraged for future rental housing and student units include mixed use commercial / residential on major roads, low rise apartments, medium rise apartments, and rental rooms in owner-occupied houses. Commercial: Commercial areas will front only onto the major streets, and will have access only onto these major streets. Commercial areas shall be designated to provide for the shopping needs of local residents, as well as to provide specialty shopping areas for visitors. Building heights of up to three storeys are permitted for the Commercial areas. Appropriate signage and windows shall face streets to help provide directions. The appropriate and adequate scale and size of commercial development in relation to neighbouring development shall be complementary to minimize adverse impacts on abutting residential areas. Industrial: Heavy industrial uses will be discouraged and light industrial and prestige industrial uses will continue to exist in the area, due to the primarily residential nature of this community. Building heights for Industrial areas will be permitted to be up to 3 storeys in height.

45 Light industrial areas shall work not to generate extensive adverse impacts, such as noise, air pollution and traffic, and where they are located adjacent to compatible land uses such as industry, utility corridors, or major highways. Industrial areas will make efficient use of floor area to accommodate optimal usage and activity and provide adequate areas for parking, loading, storage, and circulations routes. Where there is the existence industrial uses are located directly adjacent to residential uses, the voluntary introduction of buffering measures will be encouraged, such as landscaping and or noise and visual barriers. Recreational Facilities: Recreational facilities will provide the community, local college and neighbouring region with park related area which includes:. Playgrounds with play equipment; Playing fields for soccer, football, baseball, and outdoor related sporting games; Hard surfaced areas for basketball, volleyball, etc; Landscaped open space, natural area that contains shelters, benches and picnic tables; and Service and maintenance buildings. Educational Facilities: This sector is considered an essential component of a community - the need to provide quality schools to service current and future populations. The local college will act as a critical piece positioned strategically in the west in of Torontos growth region. The college will provide a unique educational curriculum which is easily accessible to those in the neighbouring region. The diversity of programs and services available will help complement the needs of local industry and commerce.

8.8 Utilities
8.8.1 Utility corridors will be considered a good location for secondary uses such as trails for pedestrians and cyclists, parking areas, community open space and possibly community gardens. Facilities for active recreational uses will not be encouraged on these lands. 8.8.2 Public and private utility facilities shall be permitted in all land use designations ncluding telephone, cable television, electric and natural gas. 8.8.3 All interested telecommunications providers and other utilities wishing to be located within a development area should be located within an initial common trench, whenever possible, to avoid unnecessary over digging and disruption on municipal rights of way.

9.0 Environmental Policies

9.1 Natural Environment Area and Parks
Black Creek, along with many other rivers, streams and creeks, forms the network of ravines throughout Toronto. They are the foundation of the citys natural heritage, and also places where the majority of native plants and animals reside. The City of Toronto passed the New Toronto Ravine By-law on October 3, 2002 to protect features (trees and landform) and functions (ecology and hydrology) of the ravine system (The New Toronto Ravine By-law). Natural Environment Area designation applies to sensitive land with a high environmental value where development could unduly stress ecological functions and where careful management, restoration and enhancement are required. Natural Environment Area designation on the Kodak Height site includes the black creek ravine, defined as natural heritages by the Toronto Official Plan. Parks provide green space areas, which are generally landscaped, for the enjoyment of local residents and other citizens, mainly for active pursuits including sports and recreation. These lands would also allow for passive use such as walking or sitting. This designation will include parks of a variety of sizes and functions, serving needs of the immediate neighbourhoods and wider portions of the community. 9.1.1 Objectives Both the Natural Environment Area and the parks are found to be among the most significant in Kodak Height site in terms of maintaining biodiversity and ecological functions. The primary objects of the plan are: Restoration and enhancement of the natural features and functions of the Natural Environment Area and parks; Restrict development from occurring on Hazard Lands; and Provide additional accessibility by means of multi-use trails on these lands. 9.1.2 Environmental Area and parks restoration and preservation guideline Natural Environment Area and Parks are designated in the Natural Features map. These lands are designed to ensure that the natural features and functions inherent in each area are protected and preserved through the limitation of permitted uses, the provision of building setback, etc. Uses permitted on land designated Natural Environment Area and parks include uses which do not adversely affect the natural characteristics of the area, such as open air recreation; scientific, educational, or conservation uses associated with the features of the environmental area; existing agriculture operations; forestry.
47 The public owned Land in Natural Environment Areas and parks may be used for: a. The protection and enhancement of natural values; b. Recreational uses such as trail walking and hiking, provided that a management plan has been prepared and it has been demonstrated that the uses will not have an adverse impact on significant natural features and functions; and c. Public use only if it has access from an open right-of-way or from other public land that is itself accessible. Where Natural Environment Areas are privately owned, public use and access to these lands for any purpose is not permitted without the consent of the owner. The provision of additional Parks and Open Space areas will be encouraged, should opportunities arise in future. Development or site alteration, as defined by the Provincial Policy Statement, proposed in, or adjacent to Natural Environment Areas, shall be subject to the completion of an Environmental Impact Study (EIS), in accordance with this Plan. Identify opportunities to create or enhance linkages between greenspaces and greenway corridors.

9.2 Climate Change and Energy Efficiency

Global warming is one of the most serious environmental issues throughout the world. However, the global problem has both local causes and remedies. Therefore, the climate change and energy efficiency problem deserve consideration in this Secondary Plan. 9.2.1 Objectives Although there still exists debate over the cause of global warming, there is a broad scientific consensus that ongoing climate change is caused by the trapping of solar energy beneath a growing blanket of greenhouse gases (GHG) like carbon dioxide generated by the burning of fossil fuels. It is essential for the Kodak Height site, known as a major employment and industrial area, to take actions on slowing down global warming and promoting energy efficiency. The Environmental Policies will also include a plan for climate protection, in keeping with the Citys Change is in the Air Plan as respond to the global warming problem. The primary objectives are: Reduce the emission of greenhouse gases (GHG) by promoting growth in locations and in forms that support the use of transit, walking and cycling. Promote energy efficiency by new technology, mixed use land use designation and transportation planning.

9.2.2 Air quality protection and energy efficiency guideline Encourage walking and cycling to become predominant modes of transportation by creating walking and cycling friendly environment. Designing complete mixed use communities with good access to employment, shopping, education, recreation opportunities and health care and reduce car trips to reduce GHG. Promote public transit by providing better access and service. Redevelopment of the brownfield sites should receive special attention to achieve high standards of pollution abatement, green roof, green building technology and/or alternative energy production, such as co-generation, hydrogen energy or renewable energy. Maintaining and enhancing forest cover and treed areas and protecting wetlands as carbon sinks and natural filters of pollutants.

9.3 Healthy Water

9.3.1 Objective Much attention has been focused on the condition of Torontos rivers, streams, creeks and waterfront since 1987 when the International Joint Commission (IJC) designated Toronto as one of 43 Great Lakes Areas of Concern because of poor water quality. Plans had been developed by the city to restore the health of Torontos watersheds. It is essential for Kodak Height site, known as one of the important employment and industrial area, to have Healthy Water policies to guide ensure the water quality. The primary objectives are: Restore the health of Black Creek; Reduce water use for the purpose of saving both homeowners money and the citys budget on treating water. 9.3.2 Healthy water guidelines Eliminate combined sewer overflows and improve Stormwater Management. a. Rainwater should be viewed as resource rather than wastewater; b. Encourage innovative, natural and non-structural method of reducing and managing stormwater; and land. c. develop strategies to unpave Kodak Height site by reducing the amount of impermeable Prevent the discharge of industrial chemicals into sewers as it is harmful to workers and operations of water treatment plants and agricultural land.

9.4 Special Policy Area (Industrial Area)

9.4.1 Objective Industrial uses are recognized as an important land use in the Kodak Height site in the past, and to a lesser extent in the present. Heavy industrial uses will be discouraged and phased out in the long term, due to the primarily residential nature of this community. Light industrial and prestige industrial uses will continue to exist in the area for the foreseeable future. Environment regulations are especially essential in industrial areas. The environmental objectives associated with these industrial areas are: Ensure the compatibility of existing industrial uses with the overall community. Reduce industrial pollution (air, water, noise, etc.) on Kodak Height site. 9.4.2 Special Policy Area environmental guidelines In locations where existing light industrial uses do not generate extensive adverse impacts, such as noise, air pollution and traffic, and where they are located adjacent to compatible land uses such as industry, utility corridors, or major highways, these existing light industrial uses will be encouraged. In instances where existing industrial uses are located directly adjacent to residential uses, the voluntary introduction of buffering measures will be encouraged, such as landscaping and / or noise and visual barriers. For any new light industrial uses, buffering measures will be required through the site plan process. All residuals should be properly treated to reduce contamination and minimize the harm to the environment.


10.0 Cultural Heritage Policies

The goals of the cultural heritage policies is to preserve and par homage to the distinctive tradition, history, and heritage of the Weston-Mt. Dennis community. In September, 2006, Council approved the demolition of all of the buildings on the site except for the Employees Building. As part of the demolition approval, City Council required the owner to consult with the community, the local Councillors and City staff on the future of the Employees Building. This building will be incorporated into the new site-plan.

10.1 General Policies

10.1.1 Objectives The restoration and historic preservation of the Employees Building. To use the site as a photography gallery/ educational institution which offers programs related to the Kodak Heights and photography. Encourage entrepreneurs to start types of business which serves the needs of the population as well as representing the characteristics (social and economic) of the neighbourhood.

10.2 Historic Resources and Their Value

The site is within the Interim Screening Areas for Archaeological potential which is identified in the Archaeological Master Plan of the City (3500 Eglinton Avenue West and 55 Ray Avenue Zoning Amendment - Preliminary Report). 10.2.1 Objectives Assessment of all the properties within the area of this Secondary Plan. a. Reporting the assessment to the City. b. In case of finding infrastructures with archaeological significance, the City shall record those under the Archaeological Master Plan. c. Renovate and conserve the identified infrastructures. To promote an appreciation of the Historic resources of the site for both the residents and visitors. Additional infrastructures will be designated as Cultural Districts to encourage the sense of community as well as social cohesion for the residents.

10.3 Diversity and Culture

Since Mount Dennis Community is one of the more multicultural neighbourhoods in the City, this secondary plan will form strategies that support multiculturalism as well as to reduce the ethnic conflicts which currently exist in the community. 10.3.1 Objectives Designating specific areas in the site for cultural activities during the year. Encouraging different ethnic based businesses to operate in the community.


11.0 Transportation Policies

11.1 Overview
11.1.1 Establishment of interconnected, multimodal circulations systems that is comprehensive, efficient, and accessible to amenities. 11.1.2 Development shall maintain or improve upon the safety and efficiency of operation within the transportation systems and elements of transit infrastructure, including roads, cycle routes, pathways and bicycle trails. 11.1.3 Overall development shall encompass sustainable transportation systems practices that advance the regional economic land use and long-term growth, the plan regards to: Investments in feasible and desirable multi-modal transit systems such as Go transit, TTC, carpool lanes and bike networks, etc. All development will be designed and constructed in an effective manner that preserves natural features and has minimal impact on the natural environment. 11.1.4 Minimization of conflict between local and non-local traffic, encourage the efficient flow of traffic.

11.2 Streets and Boulevards

11.2.1 Public streets and boulevards are considered public spaces serving multiple functions, and not just as vehicle routes. 11.2.2 Development shall consist of inter-connected network of roads, trails and lanes that provides ease of access and safety for pedestrians, cyclists and vehicles, as well as a variety of connections to the built areas and to neighbouring regions. 11.2.3 All road intersections must be designed to provide safe and convenient pedestrian and cycling crossings. 11.2.4 Streets and boulevards must be designed and maintained to enhance the visual attractiveness of the neighborhood. 11.2.5 The road network is intended to be designed to accommodate a public transit system. 11.2.6 The road plan must be compatible with Section 3.1.2 of the Official Plan for the City of Toronto.


11.2.7 The precise location and number of new roads in the Weston-Mt. Dennis Secondary Plan area are subject to the approval of the appropriate road authorities.

11.3 Pedestrian and Bicycle Accommodation

In the design of neighborhood streets and boulevards, the needs of pedestrians and cyclists must be accommodated. 11.3.1 Bicycles The Plan will enhance cycling opportunities through the provision of additional bicycle parking, as well as the creation of bicycle lanes on some streets. 11.3.2 Pedestrians Pedestrian activity is a priority means of active transportation in the Weston-Mt. Dennis Secondary Plan area, providing animation to the streets and supporting the mixture of uses that are desired. Means of enhancing pedestrian activity, convenience, safety, and amenity are encouraged. Pedestrian bridges will be built over Black Creek Drive and over the train tracks, increasing connectivity of residents to the green space east of Black Creek Dr., as well as connecting the residential area east of Weston Rd. to the former Kodak site.

11.4 Public Transit

Transit service is integral to further growth and development within the Weston-Mt. Dennis area by increasing its accessibility for all residents of the city. 11.4.1 General It is the intent of this plan that all residents will live within reasonable walking distances of public transit routes. New development shall contribute to the promotion of high quality public realm that links transit and local services. Development will be concentrated around existing and new transit stops. A new bus route, 32E, will be created and will follow the same route as the 32C, in addition to entering the newly developed Kodak site to serve residents located at the north end of the site.


11.4.2 Transportation Hub A transportation hub will be built at the southwest end of the former Kodak site located at 3500 Eglinton Ave. W. in order to take advantage of the multiple TTC bus routes in the area, Georgetown GO train line, future rail line to Pearson International Airport, and the proposed Eglinton LRT system. This plan proposes that the current Weston Rd. train station, located at Weston Rd. and Lawrence Ave. W. be replaced by the new transit hub.

11.5 Parking
11.5.1 Vehicle parking is vital to the health of the commercial areas outlined in the Secondary Plan, but its provision requires more flexibility and sensitivity than in other parts of the city to maintain the areas pedestrian friendly environment, and to encourage public transit use 11.5.2 The City of Toronto must continue to monitor the supply and demand of parking in the Weston-Mt. Dennis Secondary Plan area. 11.5.3 New commercial and institutional developments are encouraged to provide parking for their own use, and where feasible, to incorporate underground parking or parking structures as part of the proposal. 11.5.4 New residential development is required to provide necessary parking in accordance with the zoning by-law. New medium and high density residential developments are encouraged to provide parking on site in either underground space or parking structures. 11.5.5 Parking facilities must be located in unobtrusive locations and designed so as to rovide for safe and convenient vehicular, pedestrian, and cycling movements and not detract from the streetscape.

11.6 Transportation Investments

Regional transportation investments will work in accordance with land use objectives to support and encourage the intensification of the urban transit hub. The introduction of internal road networks to control traffic and support planned development will ensure connectivity and integration with adjacent development areas. The road network being proposed in the Secondary plan will accommodate transit services and appropriate routes connecting to employment lands and residential and commercial areas. The transportation hub will act as an essential node, linking routes to Lester B. Person Toronto Airport and Toronto Downtown core for the locals. Further investment in major transportation corridors along Eglinton Avenue and Weston Road will help to encourage and accommodate growth and reinvestment into local services and facilities. Internal transportation network configuration will grant a great chance of bringing outer populations into the area for investment and spending with the areas local identity, with ease of access to local public transit systems.


12.0 Implementation
12.1 The Weston-Mt. Dennis redevelopment builds upon the principles and objectives contained within this report and are described and detailed in this section. 12.2 Zoning
12.2.1 This secondary plan shall be implemented pursuant to the Planning Act and in compliance with the provisions of this plan. 12.2.2 A series of amendments to the City of Toronto Zoning by-law will form the basis for the implementation of the land use policies of this Secondary Plan. With the finalization of the amendment, the rezoning of the land in the development area from the existing industrial to future employment and residential zones will ultimately reflect the intended future use of the land for mixed uses. 12.2.3 Mixed use development has been the proponent in facilitating sustainable growth in the Weston-Mt. Dennis community. The development site will be primarily commercial, but will include mixed-use development including residential, institutional, live-work and civic facilities. Commercial facilities or similar uses will be encouraged to locate at the Neighbourhood Activity Node. Within neighbourhoods, a range of lot sizes and building types shall be provided to accommodate diverse ages and incomes. Open spaces including parks and a community square will be located and designed so that they are easily accessible, provide places to rest and play, and help to create a sense of place.

12.3 Site Plan Control

12.3.1 Site Plan control within the Secondary Plan Area shall control: The layout of site features, elevations, cross-sections of development and redevelopment proposals; and The character, scale and design features of buildings.

12.4 Urban Design

12.4.1 The urban design guidelines have been developed as part of the Secondary Plan process as an instrumental formulation and achievement of the land use and design visions for the former Kodak Heights site redevelopment.


12.4.2 The design, development and aesthetic features shall be subject to site plan control techniques to ensure the adequate development of commercial, institutional and residential building and facilities. 12.4.3 The former Kodak Heights site development will be implemented through a variety of means which shall include: Water, sanitary sewage, and storm water plans; Zoning by-law regulations; Site plan control; Community Improvement Plan; Community Services Strategy; Marketing and Promoting Campaign; and Transit Service Strategy

12.5 Project Components

12.5.1 The following projects are key steps towards achieving the citys goals: 12.5.2 The Kodak Town Square (circle in Appendix) The town square will house various retail and commercial shops, a fountain, as well as, seasonal facilities. This square shall be one of the unique features of the redeveloped site. The square is intended to provide flexible outdoor spaces for socializing and public events. It will create a focal point for the buildings and streets which face them. It will consist of outdoor courtyards and plazas framed by mixed-use buildings.The location, design, accessibility and commitment toward implementation will establish the square as an economic and prime public space for the Weston-Mt. Dennis community. 12.5.3 The Weston-Mt. Dennis Community College The community college will play a pivotal role in the revitalization of the community. As well as attracting students from the local area and acting as a learning centre for new immigrants, it will provide employment. 12.5.4 Weston Road Transit Terminal An easily accessible, strategically located transfer and connection hub for the regions public transit system. With the creation of the TTCs Westbound LRT line, it is hoped this will reduce the amount of auto transportation in the area. The terminal will also be a mid-point stop for the proposed rail-line to Toronto International Airport. 12.5.5 Smart Centre-The Smart Centre will provide privately owned and leased lands for retail and commercial uses and shall be located to central to neighbourhood activity node.


12.6 Community Improvement Plan

12.6.1 A Community Improvement Plan (CIP) shall designate public benefits to private properties. It shall act as a key budgeting and infrastructure planning tool for area improvements. A CIP will identify and coordinate the physical, social, recreational infrastructure improvements that are necessary to attain the goals of the Weston-Mt. Dennis Secondary Plan. The capital budgets of various municipal departments will allocate funding toward the CIP. 12.6.2 A Community Improvement Project Area will be designated for the Kodak Heights site by bylaw. A CIP will be created to guide the maintenance, rehabilitation, revitalization, and conservation of selected lands and buildings, facilities, programs and services. 12.6.3 The CIP will provide direction for the following Strategic and coordinated municipal capital investment to repair/create new municipal infrastructure (road networks), community services (community centre), and public amenities (community square); Allocation of public capital, in the form of grants, loans, tax incentives or other finance instruments for the rehabilitation or improvement of land and/or buildings owned by the private sector. This also includes the rehabilitation of contaminated properties on the site; Municipal investment will complement projects within a Business Improvement Area (BIA) and; Guiding other municipal business, programs or investments that will stimulate the erection of affordable hosing, strengthening the neighbourhoods stability, implementing public art plans (Workers Building art/history preservation), the facilitation of public and economic growth, improving of both social and environmental conditions, and/or the promotion of cultural development.

12.7 Community Services Strategy

12.7.1 A Community Services Strategy is an important tool to improve social infrastructure that will be provided to, but not limited to local residents. The strategy will identify local capacity and service gaps, set priorities for improvements, and identify delivery systems for a variety of community services such as daycares, educational services, youth programs, adult educational learning programs, and cultural specific programs. 12.7.2 The Community Services Strategy will prioritize and develop implementation tools for the delivery of new and expanded social services including: Private and public buildings shall provide new day-care facilities. This will provide the residents of Weston-Mt. Dennis with close proximity to day-care facilities; and Culturally specific programs that regard the history of Mt. Dennis and respond to the needs of various multi-ethnic people that reside in the area.

12.7.3 The creation of the Weston-Mt. Dennis Community Centre will provide programs and community facilities that will target youth and teenagers. Examples may be, but are not limited to: Social sport and recreational leagues such as basketball, roller hockey, and many others; Photography learning classes and competitions; The coordination of the delivery of services to residents; and Identifying opportunities to establish partnerships with social agencies, community centres, local service agencies, etc.

12.8 Marketing and Promoting Campaign

12.8.1 It is important to increase the profile of the area to attract new investments; it will also help retain the value of existing enterprises in the area. In order to achieve this, a strategic marketing and promoting campaign is necessary. The marketing campaign shall be developed between the city and the Weston Road B.I.A. as well as the future Weston-Mt. Dennis College and other corporate sponsors willing to locate in the Mt. Dennis area. This plan will help improve the areas profile and status. The marketing campaign will also engage the local business community, residents and other community organizations to reinvest to the area. The variety of clubs, festivals, and social events will also help further develop and promote the M community beyond its boundaries. 12.8.2 The Weston-Mt. Dennis area will be marketed as a prominent business, service, cultural, education, residential and social focal point for west of Toronto. 12.8.3 The City of Toronto will partner with local business, educational institutions and local social agencies to promote the Weston-Mt. Dennis Community.

12.9 Transit Service Strategy

12.9.1 The Transit Service Strategy will serve as an important tool that will guide the implementation of the Weston-Mt.Dennis Transportation Hub and the public transit options that it will accommodate. The Strategy will also guide the implementation of pedestrian walking and bicycle routes, streets and boulevards, public transit, parking and transportation investments. The improvement of the transportation systems within the neighbourhood has been a key component in the Secondary Plan. It is the Secondary Plan`s intention to implement a strong multi-modal transportation system that will increase accessibility and raise social and economic value of the area. The Transportation Service Strategy will develop strategic methods for the successful delivery of new transportation services including:

59 Work with the TTC to ensure bus service to residential, business, and community service areas within the Secondary Plan. This will provide efficient and reliable public transit service for the citizens of both Weston-Mt. Dennis and surrounding neighbourhoods; The construction of two pedestrian bridges over the CN Rail tracks and one pedestrian bridge over Black Creek Dr. This will provide connective linkages within the Weston-Mt. Dennis site and it will increase accessibility to the Community Square, Transit Hub, Weston-Mt. Dennis College, and Community Centre; To ensure all new road systems within the site are designed to accommodate vehicle, bicycle, and walking use. Bicycle lanes will be provided on most streets and sidewalks will be provided on all streets; All residential streets will be designed and create with traffic calming measures; such as: four way stop sign intersections and speed bumps. This will ensure that residential roads will be safe and pedestrian friendly; All road intersections will use the appropriate traffic management systems. All residential intersections will be serviced by four way stops. All major road intersections will be serviced by traffic lights. This will provide safe and convenient pedestrian and bicycle crossings; Through implemented by-law transit enforcement there will be no on street parking on streets that accommodate public transit use. This will provide public transit vehicles enough room to operate on all streets within the area; Working with the City of Toronto to ensure adequate funding for bicycle parking at all municipally owned buildings. This will provide a proper number of bicycle parking at the Weston-Mt. Dennis Transit Hub, Community Centre and Community Circle; Creating a close partnership with GO Transit to encourage the relocate of the Weston Rd. train station to the Weston-Mt. Dennis Transit Hub. This will benefit all citizens using both GO Transit and the TTC and it will increase accessibility to multi-modal transportation services; All municipally owned buildings will provide a minimal amount of above ground parking. Municipally owned buildings will be supported by underground parking. This will enhance the aesthetics of the public areas; rather than having parking lots there will be more open space surrounding public buildings; and Communicate with both the TTC and GO Transit to schedule service in coordination of one another. It is a focus of the Secondary Plan to encourage connectivity and accessibility. Linking GO Transit and the TTC services together will increase efficiency and it will allow for more accessible use for riders.


13.0 Interpretation
This Secondary Plan is a statement of policy. It is intended as a guide to the development. Some flexibility in interpretation is permitted, provided the general intent of the policies and principles of this Plan are maintained.

13.1 Policies
13.1.1 In order to understand this plans comprehensive and integrative intent as a policy framework for priority setting and decision making, the plan should be read as a whole. 13.1.2 All text and map form part of this Secondary Plan. 13.1.3 Where the meaning of any phrasing or any part of any section is unclear, the meaning of such will be determined within the context of the general policy direction provided in this Secondary Plan. 13.1.4 Illustrations, sidebars and photos are included for the purpose of illustration only and are not part of the Plan. 13.1.5 All boundaries of land use designations in schedules are general except where they coincide with fixed distinguishable features such as roads, railroads, or other clearly defined physical features. Where a minor boundary change in the implementing Zoning-By law occurs, no amendment shall be required to this plan, provided that the By-law conforms to the intent and purpose of the Plan and the Official Plan. 13.1.6 It is intended that all numerical criteria and standards listed in the text will be considered as approximate only and not absolute. The numbers are intended only for the general guidance in the administration of the plan. 13.1.7 Net density is the measure of the amount of building that can be developed on a given site (either in number of dwelling units or amount of floor space), divided by the net land area of the site. Net land area is calculated following all land takings for public purposes. Public land takings include road rights-of-way, schools, parks, hazard lands etc. 13.1.8 Development within the area affected by this Secondary Plan shall be subject to all policies of this Secondary Plan and any applicable policies of the parent Official Plan. However, where there is a conflict between this Secondary Plan and the parent Official Plan, the policies of this Secondary Plan shall take precedence. 13.1.9 The implementation of this plan will take place over time and the use of words such as will or must should not be constructed as Councils commitment proceed with all of these undertakings immediately. These will typically occur in a phased manner, subject to budgeting and program availability.


13.1.10 The indication of any proposed roads, parks, municipal services or infrastructure in policy text or on Plan maps or appendixes, will not be interpreted as a commitment by the City to provide such services within a specific time frame. Minor adjustments to the location of these features do not require an amendment to the plan provided they meet the general intent of the plan. 13.1.11 The indication of any proposed roads, parks, services or infrastructure in policy text or on Plan maps or appendixes, will not be interpreted as necessarily being specifically or solely the responsibility of the City to provide, finance or otherwise implement. 13.1.12 The Appendixes are part of the Secondary Plan and it is intended to be read in conjunction with the text.


Part IV: Supporting Documents


Capital Budget (To be added)


Glossary of Terms
Affordable: means a) in the case of ownership housing, the least expensive of: 1) housing for which the purchase price results in annual accommodation costs which do not exceed 30 percent of gross annual household income for low and moderate income house holds; or 2) housing for which the purchase price is at least 10 percent below the average purchase price of a resale unit in the regional market area; b) in the case of rental housing, the least expensive of: 1) a unit for which the rent does not exceed 30 percent of gross annual household income for low and moderate income households; or 2) a unit for which the rent is at or below the average market rent of a unit in the regional market area. Brownfield sites: Means undeveloped or previously developed properties that may be contaminated. They are usually, but not exclusively, former industrial or commercial properties that may be underutilized, derelict or vacant. Built heritage resources: Means one or more significant buildings, structures, monuments, installations or remains associated with architectural, cultural, social, political, economic or military history and identified as being important to a community. These resources may be identified through designation or heritage conservation easement under the Ontario Heritage Act, or listed by local, provincial or federal jurisdictions. Conserved: Means the identification, protection, use and/or management of cultural heritage and archaeological resources in such a way that their heritage values, attributes and integrity are retained. This may be addressed through a conservation plan or heritage impact assessment. Designated and available: For the purposes of policy 1.4.1(a), means lands designated in the official plan for urban residential use. For municipalities where more detailed official plan policies (e.g., secondary plans) are required before development applications can be considered for approval, only lands that have commenced the more detailed planning process are considered to be designated for the purposes of this definition. Designated growth areas: Means lands within settlement areas designated in an official plan for growth over the long-term planning horizon provided in policy 1.1.2, but which have not yet been fully developed. Designated growth areas include lands which are designated and available for residential growth in accordance with policy 1.4.1(a), as well as lands required for employment and other uses.

Development: Means the creation of a new lot, a change in land use, or the construction of buildings and structures, requiring approval under the Planning Act. Employment area: Means those areas designated in an official plan for clusters of business and economic activities including, but not limited to, manufacturing, warehousing, offices, and associated retail and ancillary facilities. Hazardous sites: Means property or lands that could be unsafe for development and site alteration due to naturally occurring hazards. These may include unstable soils (sensitive marine clays [leda], organic soils) or unstable bedrock (karst topography). Heritage attributes: Means the principal features, characteristics, context and appearance that contribute to the cultural heritage significance of a protected heritage property. Infrastructure: Means physical structures (facilities and corridors) that form the foundation for development. Infrastructure includes: sewage and water systems, septage treatment systems, waste management systems, electric power generation and transmission, communications/telecommunications, transit and transportation corridors and facilities, oil and gas pipelines and associated facilities. Intensification: Means the development of a property, site or area at a higher density than currently exists through: a) redevelopment, including the reuse of brownfield sites; b) the development of vacant and/or underutilized lots within previously developed areas; c) infill development; and d) the expansion or conversion of existing buildings. Low and moderate income households: Means a) in the case of ownership housing, households with incomes in the lowest 60 percent of the income distribution for the regional market area; or b) in the case of rental housing, households with incomes in the lowest 60 percent of the income distribution for renter households for the regional market area. Natural heritage features and areas: Means features and areas, including significant wetlands, significant coastal wetlands, fish habitat, significant woodlands south and east of the Canadian Shield, significant valley lands south and east of the Canadian Shield, significant habitat of endangered species and threatened species, significant wildlife habitat, and significant areas of natural and scientific interest, which are important for their environmental and social values as a legacy of the natural landscapes of an area. Planned corridors: Means corridors identified through provincial plans or preferred alignment(s) determined through the Environmental Assessment Act process which are required to meet projected needs.


Public service facilities: Means land, buildings and structures for the provision of programs and services provided or subsidized by a government or other body, such as social assistance, recreation, police and fire protection, health and educational programs, and cultural services. Public service facilities do not include infrastructure. Recreation: Means leisure time activity undertaken in built or natural settings for purposes of physical activity, health benefits, sport participation and skill development, personal enjoyment, positive social interaction and the achievement of human potential. Redevelopment: Means the creation of new units, uses or lots on previously developed land in existing communities, including brownfield sites. Residential intensification: Means intensification of a property, site or area which results in a net increase in residential units or accommodation and includes: a) redevelopment, including the redevelopment of brownfield sites; b) the development of vacant or underutilized lots within previously developed areas; c) infill development; d) the conversion or expansion of existing industrial, commercial and institutional buildings for residential use; and e) the conversion or expansion of existing residential buildings to create new residential units or accommodation, including accessory apartments, secondary suites and rooming houses.

Secondary uses: Means uses secondary to the principal use of the property, including but not limited to, home occupations, home industries, and uses that produce value-added agricultural products from the farm operation on the property. Settlement areas: Means urban areas and rural settlement areas within municipalities (such as cities, towns, villages and hamlets) that are: a) built up areas where development is concentrated and which have a mix of land uses; and b) lands which have been designated in an official plan for development over the long term planning horizon provided for in policy 1.1.2. In cases where land in designated growth areas is not available, the settlement area may be no larger than the area where development is concentrated. Site alteration: Means activities, such as grading, excavation and the placement of fill that would change the landform and natural vegetative characteristics of a site. For the purposes of policy 2.1.3(b), site alteration does not include underground or surface mining of minerals or advanced exploration on mining lands in significant areas of mineral potential in Ecoregion 5E, where advanced exploration has the same meaning as in the Mining Act. Instead, those matters shall be subject to policy 2.1.4(a). Transportation systems: Means a system consisting of corridors and rights-of way for the movement of people and goods, and associated transportation facilities including transit stops and stations, cycle lanes, bus lanes, high occupancy vehicle lanes, rail facilities, parknride lots, service centres, rest stops, vehicle inspection stations, intermodal terminals, harbours, and associated facilities such as storage and maintenance.

City of Toronto. (2009). 3500 Eglinton Avenue West and 55 Ray Avenue Zoning Amendment - Preliminary Report. Retrieved 4 October 2009 from: City of Toronto. (2008). York South-Weston (11). Retrieved 12 October 2009, from Toronto Road Classification System: < pdf/ward11.pdf> City of Toronto. (2007). City of Toronto Official Plan. Retrieved 3 October 2009, from: City of Toronto. (2006). Weston-Mt. Dennis Priority Area Profile. Retrieved 5 October 2009 from: City of Toronto. (2005). Strong NeighbourhoodsA Call to Action. Retrieved 3 October 2009, from: Greater Toronto Transit Authority (GO Transit). (2009). Georgetown GO Train & Bus. Retrieved 12 October 2009, from: serdt.aspx?table=31&station=WSGO&new= Province of Ontario Ministry of Municipal Affairs and Housing. (2005). Ontario Provincial Policy Statement. Retrieved 4 October 2009, from: aspx Province of Ontario Ministry of Energy and Infrastructure. (2006). Growth Plan for the Great er Golden Horseshoe, 2006. Retrieved electronically 3 October 2009 from: https://www. Province of Ontario Ministry of Municipal Affairs and Housing. (2007). A Practical Guide to Brownfield Redevelopment in Ontario. Retrieved 6 October 2009, from: Toronto Transit Commission (TTC). (2009). Buses. Retrieved 11 October 2009 from: http://


Part V: Appendices