Item - 2014.PG35.3

The Planning and Growth Management Committee recommends that:

Over the last two years, the Eglinton Connects Planning Study examined the future land uses, built form, public realm, and road layout for 19 kilometers of Eglinton Avenue in anticipation of the Eglinton Crosstown LRT, which is expected to open in 2020.  Together with many stakeholders and communities along the corridor, a vision for the future of Eglinton Avenue was developed.

The study resulted in a Plan with 21 recommendations, which were adopted by City Council in May 2014, along with direction to consult further on initial implementation measures.   Through a detailed study of local conditions and intensive feedback, a site by site strategy has emerged.

This report is the second implementation report related to the Eglinton Connects Planning Study.  In July 2014, Council adopted the recommendations of the first implementation report, which included Official Plan Amendments comprised of site and area specific policies, land use changes, and laneway policies.  City Council also adopted resolutions to implement the Streetscape Plan.

This report only deals with specific implementation measures related to mid rise buildings.  It does not make any recommendations regarding rear laneways, road configurations, cycling infrastructure, Neighbourhood Transition Areas, or tall buildings. 

Eglinton will not evolve as a continuous mid rise corridor, but rather, it will change incrementally according to local character and conditions. Of the 19 kilometres, approximately 8.6 kilometres or 45 percent will remain relatively stable, and no changes are recommended to existing land use or zoning permissions.  These are Apartment Neighbourhoods, Open Spaces and the single-detached housing Neighbourhood section between Bayview Avenue and Laird Drive.

Other areas, approximately 4.6 kilometres or 25 percent of the corridor, will require further study to determine appropriate land uses and built form, transportation infrastructure needs and community services and facility needs.  These are the six Focus Areas (West Side, Dufferin, Bayview, Laird, Don Mills and the Golden Mile) and the two Mobility Hubs (Mount Dennis and Kennedy).  The study did not include Yonge-Eglinton, which accounts for approximately 0.8 kilometres or 5 percent since the planning controls in place are specific to that Centre. 

For the remaining 5.0 kilometres or 26 percent of the corridor, this report recommends zoning changes to permit appropriately scaled mid-rise buildings.  The lands identified are based on local conditions and context including land use designations, the width of the street and existing lot depths.

Existing height permissions within the areas where zoning changes are proposed vary considerably from 11 metres, 3 storeys to 24 metres, 8 storeys.  The study proposed new height limits based on the Performance Standards for Mid-Rise Buildings adopted by Council in 2010 and existing lot depths.  New height limits range from 13.5 metres, which translates to 4 storeys, to 25.5 metres, which translates to an 8 storey building.  In some cases the height permissions will remain the same, in other cases the change allows increased permissions of 1 to 3 storeys.

The Performance Standards for Mid Rise Buildings direct a 1:1 ratio between the height of a building to the adjacent street right-of-way, so that a mid rise building is never taller than the street is wide.  The portion of Eglinton Avenue where mid rise buildings are most appropriate has a 27 metre right-of-way width, which would permit buildings up to 27 metres in height.  However, a number of factors including shallow lot depths, the need for rear angular planes to provide transition to the Neighbourhoods and required floor heights, prevent this height from being achieved.  Therefore, the maximum heights proposed in the report range from 13.5 metres to 25.5 metres.

Site Plan Approval will continue apply as well as other City policies, guidelines and approvals.

In consultation with local residents and stakeholders, the study acknowledges that in some areas along the corridor such as the West Side focus area, the intersection around Don Mills, parts of the Golden Mile and the Mobility Hubs at Mount Dennis and Kennedy, taller buildings may be appropriate.  However, consideration of tall buildings will be the subject of Phase 2 implementation measures, and are not part of this report.

Other changes to the City-wide zoning By-Law No. 569-2013 include refined building setbacks to achieve 4.8-metre sidewalk zones, the provision of a step-back above the fourth storey, and requirements for ground-floor retail in certain areas.

Finally, this report recommends zone category change in a limited number of areas to allow mixed-use buildings, a change from Policy Area 4 to Policy Area 3 to permit a small reduction in parking requirements for certain land uses, and removing minimum height, setback and other requirements for LRT station entrances.  This report also recommends adoption of Urban Design Guidelines to implement matters not covered by the zoning changes.