Beruflich Dokumente
Kultur Dokumente
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
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..........................................................
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......................................................
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.
Eglinton Avenue looking east from the Kodak Plant across Black Creek Drive - Then (1929) and Now (2009). Source: BlogTO
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).
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
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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.
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.
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.
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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).
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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
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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.
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-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.
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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.
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.
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
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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
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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
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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) 3.7.1.1 Residential home 3.7.1.2 Apartment building 3.7.1.3 Nursing home
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3.7.1.4 Residential Care home 3.7.1.5 Private Home Day care 3.7.1.6 Home Occupation 3.7.1.7 Parking facilities 3.7.1.8 Green/open spaces 3.7.1.9 Parks, playgrounds, recreational areas 3.7.2. Commercial zone (C) 3.7.2.1 Retail - first floor of mixed used buildings 3.7.2.2 Farmers market 3.7.2.3 Supermarket 3.7.2.4 Restaurant Locations a. Standard b. Fast food c. Convenience d. Patio 3.7.2.5 General Commercial Services a. Wholesale and retail 3.7.2.6 Office spaces 3.7.2.7 Medical services 3.7.2.8 Parking Areas 3.7.2.9 Green/ open areas a. Terraces b. Walkways c. Ponds
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d. Fountains 3.7.2.10 Financial institution 3.7.3. Open space zone (O) 3.7.3.1 Fountain 3.7.3.2 Garden space 3.7.3.3 Patio space 3.7.3.4 Boardwalks 3.7.3.5 Public esplanade 3.7.3.6 Outdoor entertainment a. Farmers market and market gardens b. Festival, cultural and ceremonial uses c. Vendor stands 3.7.3.7 Public venue space 3.7.3.8 Outdoor, recreation, and education space 3.7.3.9 Cultural heritage space 3.7.3.10 Parks and Public open space 3.7.3.11 Neighbourhood Park a. Neighbourhood parks and parkette b. Outdoor community and recreational facilities c. Special resource areas 3.7.3.12 Parking area
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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.
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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.
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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.
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want to go to, and will be able to identify as being located in the Weston-Mt. Dennis community. 4.1.1.2 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.
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5.2.1.3 Public uses such as schools, places of worship, other community institutions and parks shall be located to form landmarks within the overall community structure. 5.2.1.4 Easy accessibility for pedestrians shall be provided for in the location of major community functions and spaces. 5.2.1.5 Open space and buffering landscaped areas should be employed to create smooth transitions between disparate land use elements. 5.2.1.6 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.
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6.2.2.3 Provide bicycle parking for employees, students and visitors and sufficient below grade parking; 6.2.2.4 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: 6.3.3.1 Follow the patterns of established streets; 6.3.3.2 Ensure connectivity to Touchstone Dr and Via Cassia Dr; and 6.3.3.3 Continue prevailing setbacks similar to those on Touchstone Dr.
6.4.2.4 Consolidating and minimizing the width of driveways and curb cuts across the public sidewalk; 6.4.2.5 Limiting surface parking between the front face of a building and the public street or sidewalk; and 6.4.2.6 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
6.4.3.1 Locate the new building in the block along similar setbacks, regardless of height in order to achieve a defined street line; 6.4.3.2 Structures greater than 4 storeys must incorporate a step back architectural design to achieve human scale at street level; 6.4.3.3 Provide a communal bike storage facility that is capable of storing a minimum of one bicycle per unit; and 6.4.3.4 The design of the structure must respect the cultural and architectural style of the greater Mount Dennis community.
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7.1.3 Built Form 7.1.3.1 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; 7.1.3.2 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; 7.1.3.3 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. 7.1.4.1 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; 7.1.4.2 Inclusion of greenery at the street level; and 7.1.4.3 Streetscapes will be clean in terms of building frontages and there will be a concerted effort to provide consistent and pleasing building faces.
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7.2.2 Sustainable Land Use and Construction Principles. 7.2.2.1 Proposed land-uses and design will promote mass transit methods in an effort to diverge the dependence on cars; 7.2.2.2 The buildings will utilize recent methods of green building with use of recyclable materials whenever possible; 7.2.2.3 LEED guidelines should be considered and encouraged; 7.2.2.4 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. 7.2.3.1 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 7.2.3.2 In conjunction, there should be an attempt to create new green spaces and corridors.
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8.2.2.4 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 8.2.3.1 Infrastructure systems will evolve towards low carbon, cost-effective, efficient and more sustainable practices. 8.2.3.2 Provided in a manner that creates no significant adverse environmental effects; and designed within acceptable safety and building standards. 8.2.3.3 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. 8.2.3.4 All development will maintain acceptable sustainable traffic, building and infrastructural engineering standards.
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: 8.5.7.1 Investments in water receptacle and storage tanks as a means of redistributing and reusing filtrated water back into the water network. 8.5.7.2 Below grade systems will be designed in a way such to protect the efficiency of downstream drainage. 8.5.7.3 Direct storm water to one or more points of discharge to prevent backups in drainage. 8.5.7.4 Each system shall work to prevent the erosion and the accumulation of sediment within piping and drainage systems. 8.5.8 Waste Management System: 8.5.8.1 Sanitary sewage treatment removal systems must ensure that the segregation, storage, handling and transportation processes complies with health and safety standards. 8.5.8.2 Adequate piping and underground systems that work to control sewage discharge and urban storm water runoff . 8.5.8.3 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.
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8.6.4 Buildings 8.6.4.1 Residential: 8.6.4.1.1 Residential development shall be designed to face onto adjacent open space land through a vibrant landscape plan. 8.6.4.1.2 Development shall also be sensitive to road conditions and safety considerations such as speed bumps, traffic signs and visibility from entrances and driveways. 8.6.4.1.3 Building faades shall be articulated with colour, material variations, windows and other treatments to provide a high quality of design and detail. 8.6.4.1.4 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. 8.6.4.1.5 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. 8.6.4.2 Commercial: 8.6.4.2.1 Commercial areas will front only onto the major streets, and will have access only onto these major streets. 8.6.4.2.2 Commercial areas shall be designated to provide for the shopping needs of local residents, as well as to provide specialty shopping areas for visitors. 8.6.4.2.3 Building heights of up to three storeys are permitted for the Commercial areas. 8.6.4.2.4 Appropriate signage and windows shall face streets to help provide directions. 8.6.4.2.5 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. 8.6.4.3 Industrial: 8.6.4.3.1 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. 8.6.4.3.2 Building heights for Industrial areas will be permitted to be up to 3 storeys in height.
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8.7.4.3.3 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. 8.7.4.3.4 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. 8.7.4.3.5 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. 8.7.4.4 Recreational Facilities: 8.7.4.4.1 Recreational facilities will provide the community, local college and neighbouring region with park related area which includes:. 8.7.4.4.1.1 Playgrounds with play equipment; 8.7.4.4.1.2 Playing fields for soccer, football, baseball, and outdoor related sporting games; 8.7.4.4.1.3 Hard surfaced areas for basketball, volleyball, etc; 8.7.4.4.1.4 Landscaped open space, natural area that contains shelters, benches and picnic tables; and 8.7.4.4.1.5 Service and maintenance buildings. 8.7.4.5 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.
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9.1.2.3 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. 9.1.2.4 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. 9.1.2.5 The provision of additional Parks and Open Space areas will be encouraged, should opportunities arise in future. 9.1.2.6 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. 9.1.2.7 Identify opportunities to create or enhance linkages between greenspaces and greenway corridors.
9.2.2 Air quality protection and energy efficiency guideline 9.2.2.1 Encourage walking and cycling to become predominant modes of transportation by creating walking and cycling friendly environment. 9.2.2.2 Designing complete mixed use communities with good access to employment, shopping, education, recreation opportunities and health care and reduce car trips to reduce GHG. 9.2.2.3 Promote public transit by providing better access and service. 9.2.2.4 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. 9.2.2.5 Maintaining and enhancing forest cover and treed areas and protecting wetlands as carbon sinks and natural filters of pollutants.
9.3.2.2 Prevent the discharge of industrial chemicals into sewers as it is harmful to workers and operations of water treatment plants and agricultural land.
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10.2.1.2 To promote an appreciation of the Historic resources of the site for both the residents and visitors. 10.2.1.3 Additional infrastructures will be designated as Cultural Districts to encourage the sense of community as well as social cohesion for the residents.
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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.
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11.4.2 Transportation Hub 11.4.2.1 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. 11.4.2.2 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.
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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.
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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: 12.4.3.1 Water, sanitary sewage, and storm water plans; 12.4.3.2 Zoning by-law regulations; 12.4.3.3 Site plan control; 12.4.3.4 Community Improvement Plan; 12.4.3.5 Community Services Strategy; 12.4.3.6 Marketing and Promoting Campaign; and 12.4.3.7 Transit Service Strategy
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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: 12.7.3.1 Social sport and recreational leagues such as basketball, roller hockey, and many others; 12.7.3.2 Photography learning classes and competitions; 12.7.3.3 The coordination of the delivery of services to residents; and 12.7.3.4 Identifying opportunities to establish partnerships with social agencies, community centres, local service agencies, etc.
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12.9.1.1 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; 12.9.1.2 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; 12.9.1.3 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; 12.9.1.4 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; 12.9.1.5 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; 12.9.1.6 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; 12.9.1.7 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; 12.9.1.8 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; 12.9.1.9 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 12.9.1.10 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.
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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.
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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.
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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.
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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.
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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.
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References
City of Toronto. (2009). 3500 Eglinton Avenue West and 55 Ray Avenue Zoning Amendment - Preliminary Report. Retrieved 4 October 2009 from: http://www.toronto.ca/legdocs/mmis/2009/ey/bgrd/backgroundfile-20825.pdf City of Toronto. (2008). York South-Weston (11). Retrieved 12 October 2009, from Toronto Road Classification System: <http://www.toronto.ca/transportation/road_class/ pdf/ward11.pdf> City of Toronto. (2007). City of Toronto Official Plan. Retrieved 3 October 2009, from: http://www.toronto.ca/planning/official_plan/introduction.htm City of Toronto. (2006). Weston-Mt. Dennis Priority Area Profile. Retrieved 5 October 2009 from: http://www.toronto.ca/demographics/pdf/priority2006/area_weston_full.pdf City of Toronto. (2005). Strong NeighbourhoodsA Call to Action. Retrieved 3 October 2009, from: http://www.toronto.ca/demographics/sntf.htm Greater Toronto Transit Authority (GO Transit). (2009). Georgetown GO Train & Bus. Retrieved 12 October 2009, from: http://www.gotransit.com/publicroot/en/schedule/lst 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: http://www.mah.gov.on.ca/Page215. 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. placestogrow.ca/index.php?option=com_content&task=view&id=9&Itemid=14 Province of Ontario Ministry of Municipal Affairs and Housing. (2007). A Practical Guide to Brownfield Redevelopment in Ontario. Retrieved 6 October 2009, from: http://www.mah.gov.on.ca/Page220.aspx Toronto Transit Commission (TTC). (2009). Buses. Retrieved 11 October 2009 from: http:// www3.ttc.ca/Routes/Buses.jsp
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Part V: Appendices
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