mimico 20 20 draft official plan amendment

7/28/2019 Mimico 20 20 Draft Official Plan Amendment

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Draft Official Plan Amendment

Authority: Etobicoke York Community Council Item ~[or Report No. ~, Clause No.~] as adopted by City of Toronto Council on ~, 20~

Enacted by Council: ~, 20~

CITY OF TORONTO

Bill No. ~BY-LAW No. ~-20~

To adopt Amendment No. 197 to the Official Plan of the City of Torontorespecting the Mimico-by-the-Lake Secondary Plan area

WHEREAS authority is given to Council under thePlanning Act, R.S.O. 1990, c.P.

13, as amended, to pass this By-law; and

WHEREAS the Council for the City of Toronto, at its meeting of ~20~, determinedto amend the Official Plan for the City of Toronto adopted by By-law No. 1082-2002;and

WHEREAS Council of the City of Toronto has provided adequate information to thepublic and has held at least one public meeting in accordance with thePlanning Act.

The Council of the City of Toronto HEREBY ENACTS as follows:

1. The text and maps attached hereto are adopted as an amendment to the OfficialPlan for the City of Toronto.

2. This is Official Plan Amendment No. 197.

ENACTED AND PASSED this ~day of ~, A.D. 20~.

ROB FORD, ULLI S. WATKISS,

City ClerkMayor

(Corporate Seal)


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AMENDMENT NO. 197 TO THE OFFICIAL PLAN OF THE CITY OF TORONTO

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

1.

Chapter 6 is amended by adding Section 33, the Mimico-by-the-Lake SecondaryPlan, attached hereto as Schedule II.

2. Map 15, Land Use Plan, is amended by re-designating parts of the lands in theMimico-by-the-Lake Secondary Plan area as shown in Schedule I, attached hereto,as follows:

a) Apartment NeighbourhoodstoMixed Use AreasandParks and Open SpaceAreas (Parks)

3. Schedule 2, the Designation of Planned but Unbuilt Roads, is amended by addingthe following planned but unbuilt roads:

b) Parks and Open Space Areas (Parks) toApartment NeighbourhoodsandMixed Use Areas

c) Mixed Use Areas toParks and Open Space Areas (Parks)

Street Name From To

New Link Street 'A' Superior AvenueNew Link Street 'B' Douglas Boulevard New LinkNew Link Superior AvenueNew Link Superior Avenue

New Link Douglas BoulevardNew Link Douglas BoulevardNew Link Lake Shore Boulevard WestNew Link Lake Shore Boulevard WestNew Link Lake Shore Boulevard WestNew Link Lake Shore Boulevard WestNew Link Lake Shore Boulevard WestSuperior Avenue Existing terminus of Superior New Link Street 'A'

Avenue


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Schedule 'I '


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Schedule 'II '

33.MimicobytheLakeSecondaryPlan

1. IntroductionMimicobytheLake is a unique and historic communitylocatedalongToronto'swesternwaterfront. TheMimicobytheLake Secondary Plan is centered on Lake ShoreBoulevardWestgenerallybetweenMilesRoadtothesouthand Fleeceline Road to the north. This area includes themainstreet commercial strip along Lake Shore Boulevardand two significant clusters of rental apartment housing.CentrallylocatedintheSecondaryPlanareaisAmosWaitesPark, a large public park extending from Lake ShoreBoulevard West to the recently completed MimicoWaterfrontLinearParkandTrail thatnow linksMimico tothe rest of the TorontoWaterfront Trail and open spacesystem.Mimico has evolved from its time as one of Torontosoriginal villages. However, little reinvestment in someareas,sincethe1950shasresultedinthedeclineofsomeofthecommunitysbuildingsandphysicalattributes. Aswell,theareaischaracterizedbyafragmentedownershipandlotpattern with buildings behind buildings and long andnarrow private driveways providing access to the street,which is not a desirable form of development. This hascreatedbuilt formandaccess issues,particularlybetweenLakeShoreBoulevardWestand LakeOntario. There is aneedforrevitalizationintheareatofacilitatereinvestmentand provide for comprehensive redevelopment in certainareas to unlock the true potential of this lakesidecommunity.TherevitalizationoftheMimicobytheLakeSecondaryPlanareawillbe realizedover time. Aswell, a continuum ofrevitalization options are available to ensure thatrevitalizationcanoccurovertheentirePlanareaincluding:renewal of existing housing; infill development onunderutilized lands; and redevelopment of larger siteswhere appropriate. The Secondary Plan presents aframeworkthatsupportsreinvestmentthroughthecreationof a new street and block pattern that facilitatesredevelopmentunderabuiltformandheightregimethatissensitivetoitscontext.Page | 1

MimicobytheLakeSecondaryPlanDRAFT


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The goal of the Secondary Plan is to ensure thatreinvestment and city building initiatives over a 20 yeartimehorizonachieveabuilt formandpublic realm that isdesirable, rejuvenates the existing community andenhancesthequalityoflifeforarearesidents.Thispolicyframework: builds on the positive rejuvenation momentumgeneratedbytherecentlycompletedMimicoWaterfrontLinearParkandTrail;

implements theOfficial Plan'sAvenuespolicies for thissectionofLakeShoreBoulevardWest;

establishes a clear structure of streets and blocks tosupportthevisionforrevitalization;

provides for a future concentrated Village Heart, thesocialandcommercialcommunityhubonaninvigoratedmainstreetofLakeShoreBoulevardWestbetweenAllenAvenue and Albert Avenue with a connection to thelakesidealonganextendedSuperiorAvenue;and

provides clear direction on appropriately scaleddevelopmentforthiscommunity.

HowtoReadThisSecondaryPlanThisSecondaryPlanisdividedintosixsections:1. Introduction: Introduces theMimicobytheLake

SecondaryPlan.2. Vision and Priorities: Presents the Vision

Statement and the core priorities forredevelopment,renewalandrevitalization.

3. Development Framework: Sets out the urbanstructure and introduces the precincts thatcomprisetheSecondaryPlanarea.

4. ShapingtheCommunityTheBuiltEnvironment:ProvidestheframeworktosupporttheSecondaryPlan and achieve theVisionand includespolicieson the public realm and built form, land uses,housing, transportation, community services andfacilities, parks and open spaces, heritage andarchaeology,andthenaturalenvironment.

ThebackgroundstudiesforthepreparationofthpoliciesandobjectivesofthisSecondaryPlaninclude: Mimico 20/20 Final Report (February, 2013byUrbanStrategiesInc.

Community Facilities Gap Analysis (January2013)byUrbanStrategiesInc.

Community Services and Facilities Study FoWard6,EtobicokeLakeshore(October,2012byPolicyandResearchSection,CityPlanninDivision

Mimico20/20RevitalizationCulturalHeritagResource Assessment (May, 2012) by URCanada

Mimico 20/20 Revitalization InfrastructurAnalysis and Functional ServicinRequirements(January,2013)byURSCanada

Mimico 20/20 Revitalization CommunitEnergyStudy(November,2012)byHalsallInc

Mimico 20/20 Land Use Study Transportation (November, 2012) by HDInc.

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5. Making It Happen/Implementation: ArticulatesthetoolstoimplementthisSecondaryPlan.

6. SiteSpecificPolicies: Identifiesareaswheremorespecificpoliciesarerequired.

For orientation purposes, Lake Shore Boulevard Westextends in a northsouth direction throughout theSecondaryPlanarea.The Council adopted Mimico 20/20 Urban DesignGuidelines,asmodifiedbyCouncilfromtimetotime,willbeusedinconjunctionwiththepoliciesofthisSecondaryPlanto ensure high quality built form and public realmstandards.2. VisionandPrioritiesThegrowthandchangeprovidedforinthisSecondaryPlanis based on the following Vision Statement that wasdeveloped with the community and other stakeholdersthroughtheMimico20/20Study.

MimicobytheLake is a historic TorontoCommunitythat isknownfor itsunique lakesidelocation within Torontos waterfront. It hasexemplarypublicspacesandconnectionstoandalongthewaterfrontwithtrails,parksandplacesforcommunitygatheringandplay;anaccessible,attractiveandvibrantmainstreetthatsupportstransitandamixofshops,services,employmentopportunitiesand communityactivitiesand isadrawfor residentsandothersoutside thearea;housing choices and opportunitiesfor renewedrentalandownership;andinclusiveparticipationfromanactivemixed income communitywhichcelebratesitshistory,diversity,environment,artsandculture.

Throughthe

community

consultation

process,

the

following

studyareaprioritieswerealsoidentified:Housing:Maintainamixofhousingtypesandtenuresandexploreoptionstoupgradethecurrentrentalhousingstock.Parks:Expandandimproveexistingparksandrecreationalfacilitieswithafocusonwaterfrontlocations.Page | 3



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sizeandisorganizedarounda1.5kilometrenorthtosouthsegment of Lakerevitalization,establishes a

PublicRealm/Infrastructure: Undertakebeautificationmeasuresonpubliclandsincludingroads,sidewalks,lightingandsignage.EconomicDevelopment:Supportlocalbusinessesandpromotetheuniqueassetsoftheareamoreaggressively.LandUse/BuiltForm:Establishprinciplestoguidefuturereinvestmentanddevelopment.TransportationandMovement:Ensurethatmovementsystemsforalltypesofusersoperateeffectively.SocialServices: Identifyandprovideforcommunityneeds.Heritage: Identifyandprotectheritageresources.Environment: Identifypoliciesthatfostersustainabledevelopment.Policies2.1 ThepoliciesoftheMimicobytheLakeSecondary

Planapply to theareawithintheSecondaryPlanboundariesshownonMap331.

3. DevelopmentFramework3.1 UrbanStructure

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The Secondary Plan area is approximately 23 hectares inShore Boulevard West. To support

the MimicobytheLake Secondary Planframework of streets and blocks to direct

growth to areaswhere it is appropriate and supportableandcanimplementtheVisionoftheSecondaryPlan.Revitalization in the Secondary Plan area is expected tooccurthrough:

Renewaloftheexistingrentalhousingstock; Infill development on underutilized portions ofexistingdevelopedsites;and

Redevelopmentofproperties inaccordancewiththisSecondaryPlan.


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Revitalizationisexpectedtooccuroverthelongterm. TheMimicobytheLake Secondary Plan provides adevelopmentframeworkthatsupportsthisevolution.Policies3.1.1 TheUrbanStructurefortheSecondaryPlanareais

identifiedonMap334.3.1.2 Thephysical structurewithin theSecondaryPlan

areawillimplementtheobjectivesandpoliciesoftheOfficialPlanby:a) achieving a connected local public streetnetworkeastofLakeShoreBoulevardWesttoLakeOntario;

b) securingpublicaccess to thewaterfrontviaalocal public lakeside street of a distinctcharacter,inPrecinctsA,B,C,andF;

c) enhancing parks and open spaces, byexpanding and extending the MimicoWaterfront Linear Park and Trail, supportingthe evolution of Amos Waites Park as theprimary community park space, and creatinglinkagesbetweenexistingandproposedparksandopenspaces;

d) identifying and reinforcing the Village Heartshown

on

Map

33

4as

the

centre

of

the

community through abroadmixof landusesandanenhancedpublicrealm;

e) achieving a built form regime comprisedof amix of building types with heights andmassing/scales that achieve appropriaterelationshipstostreetsandblocks,transitiontoadjacentlanduses,andsupporttheprincipleofpublicaccessandviewstoLakeOntario;and

f) achievingdevelopment that isnotbasedonabuilding located behind a building with longandnarrowdrivewaysorfragmentedparcels.

3.2 PrecinctsTheSecondaryPlanareaisorganizedintodistinctPrecinctsprimarilybasedonlanduse. DevelopmentwithinPrecinctsAtoFwillbesubjecttothecompletionofaPrecinctPlanwhichwillillustratetheimplementationofthepoliciesandguidelinesofthisSecondaryPlantothesatisfactionofthePage | 5



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City. APrecinctPlanisnotcontemplatedfordevelopmentin Precinct G, where new lot patterns and newinfrastructure are not anticipated, and the application oftheAvenuespoliciesoftheOfficialPlan,consistentwiththeperformancestandardssetout intheCityCounciladoptedAvenuesandMidRiseBuildingStudy,willformthebasisforreview.Policies3.2.1 ThesevenPrecinctsintheSecondaryPlanareaare

shownonMap332andaredescribedasfollows:a) Precinct A Envisions new public streets,improved views and access to Lake Ontario,and,where possible expansions to the publicopenspacesystemalongthewaterfront.

b) PrecinctB Isenvisioned as aprimarily stableresidential Precinct with some potential forfuture infill development, primarily on thesurface parking lots at the rear of existingbuildings frontingLakeShoreBoulevardWest.Shouldintensiveredevelopmentactivityinthisprecinctoccur,itshallbecoordinatedwiththevisionofPrecinctsAandC.

c) PrecinctC IdentifiesandreinforcestheVillageHeart

as

being

focussed

on

Lake

Shore

Boulevard West between Allen Avenue andAlbert Avenue with a direct lakefrontconnection along an extended SuperiorAvenue. Itisintendedtosupportthebroadestmixofuses,anenhancedpublicrealmandanextensionofSuperiorAvenuetoachievepublicaccess and better views to LakeOntario. Tosupport its role as the centre of thecommunity, commercial and community useswillberequiredaspartofnewdevelopment.

d) Precinct D Is primarily comprised of AmosWaites Park. The primary objective of thisPrecinct istocreateacentralrecreationalandsocial focus for the community,complementaryto theVillageHeart.Thismayinclude the expansion of the public park andenhancedparkfacilitiesandprogramming.

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e) PrecinctE Is envisioned as aprimarily stableresidential Precinct where revitalizationthrough renewal is encouraged. Whereredevelopment or infill opportunities exist, itwill relate appropriately to the Lake ShoreBoulevard West Avenues, adjacent parklandand existing development. Should newdevelopment occur in this Precinct, the Citywould expect anewpublic streetnetwork tobeprovided,consistentwith thevisionof thisSecondaryPlan.

f) PrecinctF Isprimarilyalargesiteundersingleownership currently developed with multiplerental residentialbuildingsanda collectionofheritageresources. Redevelopmentofthissitewill includenewpublicstreets, rentalhousingprotection, heritage preservation and publicaccess to LakeOntario. Developmentwithinthis Precinct will provide for an appropriatetransition to the adjacent lands designatedNeighbourhoods.

g) PrecinctG Isenvisionedtodevelopasamainstreet, with mixed use midrise buildingsconsistentwithperformancestandardssetoutintheCityCounciladoptedAvenuesandMidRiseBuildingStudy(2010),asmaybeamendedfrom

time

to

time.

3.2.2 PrecinctPlanswillbeusedasatooltoidentifythe

vision of the subject and adjacent precincts andthe overall vision of the Secondary Plan area.PrecinctPlanrequirementsaresetoutinSection5ofthisSecondaryPlan.

3.2.3 For Precincts A to F, where development isproposed, a Precinct Plan will be required inaccordancewithSection3.2.2above. APrecinctPlanmaynotbe required forPrecinctGand theapplicationoftheAvenuespoliciesoftheOfficialPlanwillbethebasisforreview.

3.2.4 It is the intent of this Secondary Plan that allPrecinct Plans will be brought forward forendorsementbyCouncil,asappropriate.

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the public

or adjacent to

as

4. ShapingtheCommunityTheBuiltEnvironmentPublicRealm

The public realm is comprised of streets, parks, civicbuildingsandotherpubliclyownedandaccessible land. Inadditiontoitspracticalfunctionofidentifyingdevelopmentblocks, access locations, providing street addresses andpublic amenity space, the public realm is the setting forsharedcommunity lifeandprovidesthesettingtocreateadistinctiveidentifyforthecommunity.The quality of open space on privatedevelopments such as courtyards, development setbacks,walkways and open rooftop terraces contributes to theoverallattractivenessandcharacterofthepublicrealm. Toachieve this objective, realm provisionsprimarilycontained inSections6and7withintheMimico20/20 Urban Design Guidelines will be the basis for allfuturedevelopmentandcitybuildingactivities.Inkeepingwith theobjectiveofenhancing themainstreetand to highlight the importance of theVillageHeart, the

4.1

sectionof Lake ShoreBoulevardWest fromwestofAllenAvenuetoeastofAlbertAvenuehasbeen identifiedasan"Enhanced Pedestrian Area" onMap 335. As the focalpointofthecommunity,thepolicyintentforthisstretchofLake Shore Boulevard West is to ensure upgradedtreatmentof thepublic realm,aboveandbeyondwhat isidentified in theCity'sStreetscapeManualtoenhance thepedestrian experience along this stretch of Lake ShoreBoulevardWest.Public art can also assist in the beautification andrecognition of the area through its ability to createcharacterandidentitybycelebratingthehistory,character,identityandcreativityoftheareaanditspeople.Policies4.1.1 Thepublicrealmwillreinforcevisualandphysical

connectionsbetweenLakeShoreBoulevardWest,theMimicoWaterfrontLinearParkandTrailandthe water's edge based on the following keycomponents:a) theintroductionofnewpublicstreets;

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b) anexpansionandenhancementoftheMimicoWaterfrontLinearParkandTrail;

c) the establishment of a public lakeside streetwithadesignandcharacterthatcomplementstheMimicoWaterfrontLinearParkandTrail;

d) theprotectionandenhancementofviewsandvistas to Lake Ontario from both public andprivatelands;

e) expansions and improvements to local parks;and

f) expansions and improvements to pedestrianandcyclinglinkages.

4.1.2 Thepublic realmprovisionsof theMimico20/20UrbanDesignGuidelines,primarilywithinSections6 and 7, establish the principles that ensurestreetscapedesignwill reinforce the connectionsto the existingneighbourhood, streets andopenspaces to achieve a cohesive interconnectedcommunity.

4.1.3 PrecinctPlansAtoF,aswellasanydevelopmentapplication in Precinct G, will be required toinclude a public realm plan, addressingstreetscape elements including paving, lighting,coordinated street furniture and landscaping toillustratehow the public realmprovisionswithintheMimico20/20UrbanDesignGuidelineswillbeimplemented.

4.1.4 Aspartof thepublic realm component foreach

Precinct Plan or development application inPrecinct G, the applicant will identify potentialopportunities forpublicart installationsandshallhave regard to applicable City policies andguidelines such as the Per Cent for Public ArtGuidelines.

4.1.5 The area identified as an "Enhanced PedestrianArea"onMap335willbe the focusarea foranenhanced treatment of the public realm thatexceeds theminimum requirementsof theCity'sStreetscape Manual including: enlargedboulevards; special paving treatment; enhancedstreet tree planting; enhanced planting bedswithin curbed planters; special landscaping;pedestrian lighting;environmental initiativessuchas bio swales to capture storm water runoff;

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streetfurniture;andopportunitiesforakeypublicartinstallation.

4.1.6 Elements such as lighting, furniture, paving andlandscapingonprivatelandswillcomplementandbeintegratedwiththoseonpubliclands.

4.1.7 The incorporationofenvironmentally sustainableinfrastructurewherepossiblewillbeencouragedthroughoutthepublicrealm.

4.1.8 Thedesignand locationofpublicrealmelementswithin a Precinct will have consideration forinterconnectivitywithadjacentPrecinctsand thesurroundingneighbourhood.

4.2 BuiltFormRevitalization in the Secondary Plan area is expected tooccur through redevelopment, renewal and infill. TheSecondary Plan provides for different heights andmassing/scales of development consistentwith the goalsandobjectivesoftheOfficialPlan.TogetherwiththepoliciesofthisSecondaryPlan,theMimico20/20UrbanDesignGuidelineswillbeusedtoensurehighquality,appropriatelyscaleddevelopmentwhichrelatespositivelytotheexistingandplannedcontextand

that

both

contributes

to

and

achieves

an

enhanced

publicrealmthroughthedesignofthesurroundingstreets,parksandopenspaces.Asredevelopmentoccurs,appropriatelyscaledanddesignedbuildingswillcreateasenseofplacewithapedestrianfriendlyseriesofsmallwalkableblocksandsafeandattractivestreets,andachieveanoverallcoordinatedandinterconnectedcommunity.Policies4.2.1 New development and intensification will be

sensitive in height, mass, location, and intransition and will fit to its surroundings,particularly relative to stable low rise residentialareas.

4.2.2 Consolidation of properties is encouraged in allareas of the Secondary Plan in order to achieveappropriatelysizedanddimensioneddevelopment

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blocks to meet the objectives of the Plan, inaccordancewiththefollowing:a) aminimum lot frontage of 30metres and aminimum30metre lotwidthwithan ideal lotdepthof40metres,with frontageonat leastone public street is required for midrisedevelopment;

b) aminimum50metre lotwidthand50metrelot depth is required for each tall buildingdevelopment, with frontage on at least onepublicstreet;and

c) where development occurs on a block, nobuildings shall be directly located behindanotherbuildingwithoutdirectaccessontothepublicfrontage.

4.2.3 Map 336 identifies locations were some tallerbuildings with building bases that appropriatelydefinethestreetwithanappropriateproportionalrelationship to the existing and planned contextmaybelocated.

4.2.4 The Mimico 20/20 Urban Design Guidelinesadopted by City Council will provide directionrelating to the public realm and built form toachievethegoalsandobjectivesofthisSecondaryPlan. All development will comply with theMimico

20/20

Urban

Design

Guidelines

and

all

other Counciladopted urban design guidelines.This includes but is not limited to those thataddress specific building types such as TallBuildings Guidelines and MidRise BuildingsGuidelines. Additional guidelines, specific to theMimicoSecondaryPlan,areasfollows:a) AvenuesMidRiseBuildings(AreaAonMap336)i. aminimumbuildingheightof10.5metres

or3storeys;ii. amaximumbuildingheightof21.5metres

or 6 storeys along the Lake ShoreBoulevardWestfrontagesteppinguptoamaximum 27 metres or 8 storeys, asillustratedonMap336tothisSecondaryPlan;

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iii. aminimum 7.5metre rear yard setback,witha45degreeangularplaneprojectedfromaheightof10.5metresabovegradeattherearyardsetback,withinwhichthebuilding is to be located under whenadjacent to a Neighbourhoodsdesignation;and

iv. a minimum separation distance of 20metres between apartment buildingswhen there are primary windows facingeach other; and a minimum separationdistanceof15metresbetweenapartmentbuildingswhen there are only secondarywindowsfacingeachother.

b) TallBuildings(AreaBonMap336)i. maximum building heights as illustrated

onMap336of thisSecondaryPlanshallrange in height from 50 metres or 16storeysto76.5metresor25storeys;

ii. amaximumfloorplatesizeof750m2perfloor;

iii. aminimum tower separationdistance of25metresbetweentallbuildings;

iv. atallbuildingmustbelocatedaminimumof 12.5metres away from the side andrearpropertylines;

v.amaximum

podium

building

height

of

14

metresor4storeys;

vi. aminimum podium building height of 8metresor2storeys;

vii. a minimum ground floor height of 4.5metres;and

viii. atallbuildingisrequiredtolieundera45degree angular plane projected fromgradeatthepropertylineofanypropertydesignatedNeighbourhoods intheOfficialPlan.

c) LakeFrontTallBuildings(AreaConMap336)i. a minimum base building height of 8

metresor2storeys;ii. maximum building heights as illustrated

onMap336of thisSecondaryPlanshallrange in height from 31.5metres or 10storeysto46.5metresor15storeys;

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iii. amaximumfloorplatesizeof750m2perfloor;

iv. aminimum tower separationdistance of25metresbetweentallbuildings;

v. atallbuildingmustbelocatedaminimumof 12.5metres away from the side andrearpropertylines;and

vi. atallbuildingisrequiredtolieundera45degree angular plane projected fromgradeatthepropertylineofanypropertydesignatedNeighbourhoods intheOfficialPlan.

Where there is a conflict between applicableguidelines,theMimico20/20Urban DesignGuidelinesshallprevail.

4.2.5 TheMimico20/20UrbanDesignGuidelineswillbeused to set the framework fornewdevelopmentthat is consistentwith theOfficial Plan and thisSecondaryPlan,andtoguideimplementingZoningBylaw(s) standards. They will address issuesincludingbutnotlimitedto:a) the size, shape, proportion and preferredconfigurationofdevelopmentblocks;

b) the appropriate built form relationshipbetween development, private open spacesand

the

public

realm;

c) the appropriate built form relationshipbetweenadjacentdevelopments;

d) precinctand/or sitespecificdesignguidelines,wherenecessarytoaddressuniqueconditions;and

e) recommended locations for public art onprivatedevelopmentsites.

4.2.6 As part of Precinct Plans and developmentapplicationswithinPrecinctsA toFas shownonMap 332, Precinct level built form andmassingsubmissionswillberequiredtodemonstratehowdevelopment implements the Mimico 20/20UrbanDesignGuidelines.

4.2.7 New development, renovations or additions tobuildings are to be characterized by a highstandardofdesign,siteplanning,buildingdesign,materials,landscapingandstreetscaping.

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4.3 HousingFor about half a century, the apartment buildings andhouses in Mimico have served a vital role in providingmuchneededaffordableandmidrangeprivaterental,nonprofit cooperative and ownership housing to arearesidents. Recognizing its importance, theSecondaryPlanencourages themaintenance and renewal of the currenthousing stock, andmakingmore efficient use of existinglandandinfrastructure.The revitalization ofMimico is designed to encourage arangeofhousingopportunitiesintermsofform,tenureandaffordability.Newdevelopmentwillcomplementandstrikeabalancewithexistingsupply,andisnotintendedtoresultin the loss of valuable affordable and midrange rentalhousinginthearea.Policies4.3.1 Unlessotherwisespecified,thehousingpoliciesof

Section 3.2.1 of the Official Plan, including thehousingdefinitions,willapply to the lands intheSecondaryPlanarea.

InfillandIntensification4.3.2 New housing development may be permitted,

whereappropriate,

through

infill

and

intensificationthatisconsistentwithPolicy3.2.1.5of the Official Plan and the policies of thisSecondaryPlan.

4.3.3 Significant new development on sites containingsix or more rental units where existing rentalbuildings will be maintained in the newdevelopment:a) will secure the existing rental buildings thathave affordable rents andmidrange rents asrental housing for at least 20 (twenty) years;and

b) should enhance the viability of the existingrentalhousingtomeetthecurrentandfuturehousingneedsoftenantsby:i. securing any needed improvements and

renovationstotheexistingrentalhousing,Page | 14


Section111,CityofTorontoActIn2007,TorontoCityCounciladoptedtheRentalHousingDemolitionandConversionControlBylawunderSection111oftheCityofTorontoAct.TheBylawmakesitanoffencetodemolishorconvertrentalhousingwithoutapprovalbyCityCouncil.OwnerswishingtodemolishorconvertrentalhousingunitsmustsubmitanapplicationundertheBylaw.Councilsdecisionsonsuchapplicationsarefinaand

cannot

be

appealed

to

the

Ontario

MunicipalBoard.TheBylawisbasedontheCitysOfficialPlanhousingpoliciesandprovidetheCitywithadditionalpowerstoconservethesupplyofexistingrentalhousingandassisttenantsaffectedbydemolitionorconversionproposals.CityCouncmayrefuseanapplication,orapproveitwithconditions.Conditionsmayincluderequiringthereplacementofrentalunits,tenantassistanceprovisionsorotherrelatedmatters.


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including residential amenities andrecreational space,without pass throughofthecoststotenants;and

ii. encouraging the inclusion of renewalopportunitiesthatwouldextendthelifeofthebuildingamong the improvements tobesecured.

RedevelopmentandRentalReplacement4.3.4 The demolition and replacement policies of the

OfficialPlan, includingPolicies3.2.1.6and3.2.1.7whichrelatetofullreplacementofrentalunitslostdue to redevelopment, will continue to apply.Whereexistingrentalhousingisreplaced,itwillbemaintained as rentalhousing in accordancewithCitypractices forat least twenty (20)years fromthe date the units are first occupied, with anadditional three (3) year transition to marketrents.

4.3.5 The Official Plan policies concerning thedemolition and redevelopment of propertiesinvolving rental units will be applied. Whilemaintaining theobjectivesof goodplanning, theCityatitsdiscretionandinspecialcircumstances,may consider some flexibility in theimplementation of its replacement policies andpractices

in

terms

of:

a) the number of units by type to be replaced,where existing buildings contain a relativelyhighpercentageofunitsofa certain type. Ashiftinunittype(e.g.adisproportionatelyhighnumberof smallunits tobe replacedwithalesser number of large units containingmorebedrooms)maybeconsideredwherethetotalreplacement floor area is similar to the totalexisting floor area, and the total number ofbedroomsremainsthesameorgreater;and

b) the size of units replaced by type, whereexistingunitsaredeterminedbytheCitytobeunusuallylarge.

4.3.6 Opportunities for replacement of existing rentalhousingunitsmaybe considered throughmeanssuchas:

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a) infill and intensification on, or theconsolidation and reconfiguration of, existingproperties for rental housingpurposeswithintheSecondaryPlanarea;and

b) offsite replacement, through the creation ofrentalhousingunitsoutsideof theSecondaryPlan area or through cashinlieu, are lessdesirable alternatives, butmay be permittedwheresuchalternativesaretothesatisfactionoftheCity,and:i. the number of rental units affected by

eachalternativedoesnotexceed10(ten)per cent of the existing rental housingunits on the redevelopment site up to acombinedtotalof20(twenty)percentforbothalternatives;and

ii. any rentalhousingunits replacedoffsiteoutsideoftheSecondaryPlanareaaretobeplaced ingroupingsof6ormoreunitsandinlocationswheretheproposedbuiltform is otherwise permitted ordetermined to be suitable by the Citywithin the defined boundaries shown onMap338;and

iii. despite the exception stated in i) above,anadequatenumberofreplacementunitsshall be constructed to accommodate allexisting tenantswishing to remain in orreturn

to

rental

units

in

the

Mimico

by

theLakeSecondaryPlanarea.TenantRelocationandAssistance4.3.7 Existingtenantsrelocatedonatemporarybasisto

alternativehousingwithinoroutsidetheSecondaryPlanareaasaresultofdemolitionandredevelopmentwillbegiventherighttoreturnwithinareasonableperiodoftimetooccupynewreplacementunitsofthesametypeandsizeatsimilarrenttotheiroriginalunitsintheSecondaryPlanarea,ascontemplatedbyPolicy4.3.6(b)iii,anddespitetheexceptionsnotedinPolicies4.3.5and4.3.6b)iandii.

4.3.8 ExistingtenantsinrentalhousingunitstobedemolishedwillreceiverelocationassistancefromthedevelopertothesatisfactionoftheCity,includingtheprovisionofalternative

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accommodationatsimilarrents,andfinancialorotherassistancetomitigatethehardshipcausedbyrelocation.

LargeHouseholds4.3.9 Development of new housing suitable for large

households,suchasfamilieswithchildren,willbesupportedandprovidedforby:a) requiringthataminimumof5(five)percentofthe units constructed on a development site,not including the replacement rental housingunits,bebuiltwith threeormorebedrooms;and

b) encouraging unit designs that facilitate agreater number of three bedroom units,beyond the above 5 (five) percent, includingthe provision of adaptable interior layouts topermit changes in the number of bedroomsand/or knockout panels to allow for thepotentialmergerofsmallerunits;and

c) encouragingopportunities fora rangeofnewhousing types including grade relatedresidentialunits.

AffordableHousing

4.3.10 Developmentofnewaffordablehousingin

additiontoreplacementrentalhousing,suchasaffordableownershiphousingandnonprofitcooperativehousing,isencouragedtocontributetoafullrangeofhousingtenureandaffordabilityinthearea.

HousingRenewalandEnergyConservation4.3.11 The maintenance, improvement and renewal of

the existing housing stock is encouraged. Inparticular,renovationandretrofittingofmultiunitapartment buildings is promoted and owners ofsuch buildings are encouraged, through anyavailable financialprogramsandothermeans, toextendthelifeofsuchbuildingstoachieve:

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a) greaterconservationofenergyandreductionsingreenhousegasemissions;

b) greaterconservationofwaterresources;c) improvementofwastediversionpractices;d) improvementofsafetyandsecurity;e) improvementofbuildingoperations;andf) improvementoffacilitiesforsocial,educationalandrecreationalactivities.

4.3.12 Where infill development is proposed on a sitecontaining existing apartment buildings, thedevelopmentwill contribute to the reduction ofenergy andwater consumption in these existingbuildings through renovations, retrofits andchanges tomanagement practices. Applicationsfor infill development on existing multiunitapartment building sites will be required toundertakethefollowingforallexistingbuildingstoberetainedonthesite:a) completionofaBuildingConditionAssessmentand an implementation strategy toundertakeany identifiedphysicalrepairsormaintenancethat are anticipated during the minimum 20yearsthebuildingissecuredasrentalhousing;

b) completion of a water audit and waterefficiency strategy to implement itemsidentified to have a payback period of fiveyears

or

less;

c) completion of an energy audit and energyreduction strategy to implement measures,retrofits or upgrades that have a payback offiveyearsorless;and

d) completion of awaste audit and strategy toimplement waste reduction and diversionmeasures to achieve a 35% diversion targetthroughreuseandrecycling.

4.4 Transportation/MobilityRevitalizationanddevelopmentintheSecondaryPlanareawill includethe introductionofadditionalpublicstreetstosupportCitybuilding,createdevelopmentblocks,meetthetransportationneedsofnewdevelopment,connectlandstoLake Shore BoulevardWest and to provide public accessandviewstoLakeOntario.

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Publicstreetswillbedesignedandconstructedtosupportpedestrian activity and maximize public access to thelakefront aswell as to integrate the Secondary Plan areawithLakeShoreBoulevardWest.Policies4.4.1 The proposed public street network within the

Secondary Plan area is generally shown onMap335. Where possible, new local streetsconnecting toLakeShoreBoulevardWestshouldalignwithexistingstreetsonthewestsideofLakeShoreBoulevardWest.

4.4.2 The exact location and configuration of publicstreetswillbedeterminedthroughanyapplicableenvironmental assessment review process, thePrecinctPlanprocess,aswellasthedevelopmentapplication review process and may result inadjustments to what is shown on Map 335.Consideration of a staged implementation ofstreets will be based on balancing therequirements to support development, theachievement of an integrated public streetnetwork, public access to the lakefront and theprovisionofmunicipalinfrastructure.

4.4.3 Inadditiontothepolicies intheOfficialPlan,thepublic

street

network

in

the

Secondary

Plan

area

will:a) providealegiblehierarchyofstreettypesandaconnected network of travel routes for allmodesoftravel;

b) define the physical structure of theneighbourhood and create compact, andappropriatedevelopmentblocks;

c) connect pedestrian routes with publicdestinations, including transit stops, bicycletrailsandopenspaces;

d) contribute to developing a fine grain ofpedestrianandcyclingroutes;

e) will integrate new development with theexistingarea;

f) allocate generous space for treeplanting andlandscaping to create vibrant and attractivecivicspaces;

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g) be located and organized along the edges ofparksandopenspacestoprovideahigh levelofvisualsurveillanceandsafety;

h) ensurepublicaccesstothelakefrontandviewterminishownonMap334;

i) bepublicstreetsmaintainedbytheCity;andj) provide, in appropriate locations, onstreetpublic parking to enhance street activity,provide a buffer between vehicle traffic andsidewalks,andcreateadesirableenvironment.

4.4.4 ATransportationPrecinctStudywillberequiredtodetermine the adequacy of the roadnetwork toaccommodate development including necessaryoffsiteimprovementsforPrecinctsAtoF.

4.4.5 Transportation ImpactStudiesarerequiredtobesubmittedinsupportofanynewapplicationsonablock and site basis andmust demonstrate thattraffic can be accommodated on the area roadnetwork including any necessary offsiteimprovements.

4.4.6 The lakeside streets shown on Map 335 aresecondary local streetsorwaterfrontstreetsandareintendedtohaveareducedminimumrightofway width of 13.5 metres to establish a localcharacter along the waterfront. All other newpublic

streets

shown

on

Map

33

5will

be

local

streets and shall have a minimum 16.5 metrerightofway width. The exact widths will besubject to detailed planning and engineeringstudies conducted in relation to developmentapplications.

4.4.7 The mainstreet appearance of the Lake ShoreBoulevard West frontage will be enhanced byreducing vehicular access points to Lake ShoreBoulevardWest,wherepossible,asdevelopmentoccurs.

4.4.8 With limited exceptions where appropriate ornecessary, parking for new development,includinginfilldevelopment, shall be providedbelowgrade.

4.4.9 Thepublicstreetnetworkwillbeimplementedsothatthefunctional integrityofthetransportation

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an

systemismaintainedtothesatisfactionoftheCityatalltimes.

TransitLake Shore BoulevardWest through the Secondary Planarea is identified in the Official Plan as a transit priorityroute.Metrolinx's regional transportation plan, "The BigMove",identifies Lake Shore BoulevardWest as a transitpriorityexpansion element. The timing of EnvironmentalAssessment for theportionofLakeShoreBoulevardWestthroughtheSecondaryPlanareaisunknownatthetimeofwritingthisSecondaryPlan.Policies4.4.9 DevelopmentonLakeShoreBoulevardWestwill

have regard for the potential requirement toaccommodate future transit improvementsalongthe street. In particular, the design of newdevelopmentmay be required to accommodatefuturetransitplatformsthroughbuildingsetbacksor similar design responses to accommodatefuturetransitrightofwayatornearthefollowingintersectionsofLakeShoreBoulevardWest:a)

Burlington

Street;

b) SuperiorAvenue;c) MimicoAvenue;andd) HillsideAvenue.

CyclingandPedestrianNetworkPolicies4.4.10 Enhancementsandextensions to the cyclingand

pedestrian network to support people living,working, or visiting in the area and to providegreater public access to the waterfront, will beachieved incrementally as the street networkdevelops. Connections toexisting cycling routeswillbeprovidedtoenhancetheCitysestablishedBike Plan, as shown inMap 335. These newcycling connectionswill not requireOfficial Planamendments.

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4.4.11 The introduction and establishment of bicyclesharing stations is encouraged to connect theWaterfrontTrail to the largerCitybicyclesharingprogram.

4.5 LandUseDesignationsThe Secondary Plan area contains a number of land usedesignations that contribute to a vibrant, selfsustainingcommunity including Mixed Use Areas, ApartmentNeighbourhoods and Parks andOpen SpaceAreas. Thesedesignations allow for mixed use buildings combiningresidential and commercial/office uses, opportunities foradditional residential units, walking and cyclingopportunitiesandenhancedopenspaceareas.Policies4.5.1 Landusedesignationswithin thisSecondaryPlan

area are shown on Map 333. Lands will bedevelopedinconformitywiththerelatedlandusedesignation policies in the Official Plan and thefollowingpolicies:

MixedUseAreas4.5.2 With the exception of residential lobbies and

secondary entrances/exits, the ground floor ofnew

buildings

will

contain

non

residentialuses

up

toaminimumdepthof10metresorhalfof thebuildingdepthinthefollowinglocations:a) LakeShoreBoulevardWestfrontagefromAllenAvenuetoAlexanderAvenue;and

b) all of Superior Avenue east of Lake ShoreBoulevardWest.

ApartmentNeighbourhoods4.5.3 The new prevailing building type in Apartment

Neighbourhoodswillconsistofsome tallbuildings.Townhouses and grade related units will beencouraged to form part of the base element oflargerdevelopmentblocks.

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ParksandOpenSpacesAreas4.5.4 Theexistingandproposedparksandopenspace

patternwithin theSecondaryPlanarea is shownonMap337.

4.5.5 Areas of focus will include safety, accessibility,visibility,useandamenityofexistingparks intheSecondaryPlanarea.

4.5.6 Thepriorityparks andopen spaceobjectives forthisSecondaryPlanare:a) AmosWaitesParkisrecognizedastheprimarycommunity social and recreational hub. Assuch, priority consideration shall be given fornew investment in facilitiesandprogrammingas well as opportunities for further parklandacquisition.

b) anexpandedandcontinuouspublictrailontheMimicoWaterfrontLinearParkandParkwhichshall be a minimum of 4.5 metres wide toaccommodate separate trails for passive andactiveuse;

c) naturalizationinappropriatelocationsneartheshoreline is encouraged to improve itsecological functionsuchasastopoverhabitatformigratorybirds;and

d)creation

and

expansion

of

parks

within

the

Secondary Plan area with a high designstandard, that arewellmaintained, animatedand safe and that provide diversity toaccommodate a range of recreationalexperiences, includingactive andpassiveusesduringallseasonsoftheyear.

4.5.7 Newparksandopenspaceswill:a) provideincreasedvisualandphysicalaccesstothe waterfront and create linkages betweenexisting andproposed parks, open space andtrailnetworks;and

b) beintegratedintothebroaderpublicrealm.4.5.8 Anynewparklanddedicationwillbeofasizeand

shapethatenhancesrecreationprogrammingandwillbe located to achieve a fully connected andintegratedparksandopenspacesystem.

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The Citys parks and open space system isfundamental element to providing recreationopportunities and spaces for social activity. OpespaceintheSecondaryPlanareaispartoftheCitylargergreenspacesystemwhichcontributestoboquality of life and the health of the ecosystemLandsnear thewater's edgeprovide an importalinkintheCity'snetworkofpubliclyaccessibleopespacesandhabitatformigratorybirds.The intent of this Secondary Plan is to achievesystem of high quality, useable, linked parks anaccessible open spaces thatwill contribute to thextensionof theWaterfrontTrail,assist increativisual and physical connections to and from thwaterfront,providehabitat inappropriate locatioandprovideavarietyofyear roundoutdooractiandpassiverecreationalopportunities.It is recognized that additional parkland and opespaces are needed to serve the expected growprovidedbythisSecondaryPlan. AccordingtoMa8B of the Official Plan, entitled Local ParklanProvision, the lands east of Lake Shore BoulevaWesthaveahighlevelofparklandpercapita,whthe landswestof Lake Shore BoulevardWest anthe largerMimico community have a low levelparkland per capita. Revitalization presents aopportunitytoincreasetheamountandimprovethqualityofparklandwithin the SecondaryPlanarandmakeapositivecontributiontothegreenspasystem of the City. As well, connectivity to thparkland system can be improved in particular fthecommunitybeyondthewestsideofLakeShoBoulevardWest.


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4.5.9 Alldevelopmentwillbesubject to theprovisionsof the City Wide Alternative Rate ParklandDedication Bylaw. The dedication of land isstronglypreferredovercashinlieudedications.

4.6 CommunityServicesandFacilitiesCommunityServicesandFacilitiesareimportanttocreatingwell functioning and liveable communities. As newresidents move to the area, review and evaluation ofcommunityservicesandfacilitieswillbedonethroughtherequirement for studies completed in supportof PrecinctPlansanddevelopmentapplications.Policies4.6.1 Communityservicesandfacilitieswillberequired

tosupportandmeettheneedsoftheresidentsofthe Secondary Plan area. New communityfacilities will be established or existing facilitieswillberenovatedorexpandedtoachievetheleveland type of community facilities and servicesnecessary to support development in theSecondaryPlanarea.

4.6.2 Community service and facility priorities for thisarea include:additionaldaycarespace;additionalor

expanded

community

room

space;

additional

activerecreationamenities;andexpanded libraryservices. These prioritiesmay bemodified as aresult of evaluation of community services andfacilities and the preparation of communityservice and facility strategies completed insupport of Precinct Plans and developmentapplications.

4.6.3 New,renovatedorexpandedcommunityservicesandfacilitiesrequiredfortheSecondaryPlanareawillbe:a) located within or in close proximity to theSecondary Plan area, or in locations offeringconvenientaccessalongmajortransitlines;

b) geographically distributed to provide broadaccess;

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c) located in highly visible and accessiblelocations with strong pedestrian, cycling andtransitconnections;

d) designed to provide flexible multipurposefacilitiesthatcanbeadaptedovertimetomeetvariedneeds;

e) delivered in a timely manner to supportresidentialgrowth;and

f) incorporatedwithinmixedusebuildingsorasstandalonefacilities.

4.6.4 CommunityServiceandFacilityStrategieswillberequiredaspartofeachPrecinctPlanaswellasanydevelopment application in PrecinctG.Theywill be required to confirm priorities and thepreferred locations for community services andfacilitiesbasedon:a) updated information on the demographicprofileofresidentsintheSecondaryPlanarea;

b) updated inventories of existing facilities andservices;

c) identificationofgapsinserviceprovision;andd) information regarding capital improvementsplanned for the area as well as plans forexpansion/downsizing.

4.6.5 Innovative approaches for providing communityservices

and

facilities

will

be

considered,

including

shared uses and integrating facilities withinprivatedevelopments.

4.6.6 Section37ofthePlanningActmaybeoneofthetools used by the City to secure communityservices and facilitieswithin the Secondary Planarea in accordance with the provisions of theOfficialPlan.

4.7 HeritageandArchaeologyMimico developed as a railway town in the 19th centurywithastrongcivicandcommercialmainstreetarea. Today,Mimicoismainlyaresidentialareawithasmallcommercialcore, defined by a diverse range of commercial andresidential properties. The housing stock in Mimicodevelopedwith a rangeofhousing forms including grandlakesideestatesdating fromthe1890stotheearly1900s,bungalowsbuiltduringthe1920sto1940s,alargenumberPage | 25



29/48

oftwostoreyhousesdatingfromthe1930sand1940s,andapartmentcomplexesdevelopedprimarilyinthe1950sand1960s. Parts of Mimico maintain a strong heritagecharacterandarerepresentativeofvariousperiodsof theareashistory,whilesomeindividualheritageresourcesaresignificantintheirownright.Mimicos heritage resources include buildings andneighbourhoods,aswellas landscape features. ThereareheritageresourceswithintheSecondaryPlanareathatarelistedon theCityofTorontoHeritageRegisterandothersthat are being considered for inclusion. Designation ofsome of the resources under theOntarioHeritageAct isalsocurrentlyunderconsideration.Policies4.7.1 Buildings possessing cultural heritage value or

interestandpotentialculturalheritagelandscapeswill be evaluated, protected and conserved inaccordancewithrelevantlegislation,includingtheOntarioHeritageActandthePlanningAct, aswellas provincial policy, the heritage policies in theCity Official Plan, the policies in this SecondaryPlan and the Standards and Guidelines for theConservationofHistoricPlacesinCanada.

4.7.2 Heritage ImpactAssessmentswillbe required tobe

included

in

Precinct

Plans

and

development

applications that affect identified and potentialheritageresourcesintheSecondaryPlanarea.

4.7.3 Development shouldwhereverpossible conservebuiltandlandscapeheritageresourcesandbeofascale, form and character that supports,complementsandintegratestheseresources.

4.7.4 Areasidentifiedashavingarchaeologicalpotentialare shownon theCityofTorontoArchaeologicalMaster Plan. Any soil disturbance or proposeddevelopmentintheseareaswillrequireaStage2ArchaeologicalAssessmenttobesubmitted.

4.8 NaturalEnvironmentandEnergySustainabledevelopment isabout improvingthequalityofhuman lifewhile livingwithin thecarryingcapacityof thePage | 26



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environmental benefits of reduced

ecosystem. It isaboutprotecting thenaturalenvironmentwhile fostering a neighbourhood that is socially andeconomicallyhealthy.This Secondary Plan envisions a vibrant neighbourhoodachieved through: renewal and redevelopment thatpromoteswalking,cycling,andtransituse;improvedaccessto green spaces; and development that reducesconsumption of energy and water,manages stormwater,ensures life and property are protected from naturalhazards,increasesthetreecanopyandgivesprominencetoitswaterfrontlocation.Citywide targetshavebeenestablished to reduceenergyusageandgreenhousegasemissions. Redevelopmentthatisenergyefficientnotonlyprovideseconomicbenefits inreducedenergycosts, itcancontribute toenergy securitythroughlessimpactonpeakload(usinglesscapacityinthesystem), as well asemissions. Newenergyefficientgreenbuildings,upgradingmaycontributetothesetargetsbyincorporatingrenewableenergygenerationandefficientenergydistribution innewofexistingbuildingsandnewenergyefficientinfrastructure

developmentsthataddressenergyneedscomprehensively.TheCitywillsupportactionsandinnovationstomakethisSecondaryPlanareaanenvironmentallysustainablecommunitywhilemeetingtheotherobjectivesofthisSecondaryPlan.Policies4.8.1 LandwithintheLakeOntarioShorelineHazard

Limitandwaterlotsmaynotbeusedtocalculatepermissibledensityinthezoningbylawsorusedtosatisfyparklanddedicationrequirements.

4.8.2 All private development, including privatelanes/driveways, landsand infrastructureshallbelocated aminimumof10metresaway from theShorelineHazardLimitasdefinedbytheTorontoandRegionConservationAuthority.

4.8.3 Development as well as renewal of existingbuildings in the Secondary Plan area willcontribute to achieving the City's targets forreducingenergyuseandreducinggreenhousegasemissions. Development proponents shall have

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regard for theCommunityEnergy Studyandwillwork with the City to assess opportunities andplan comprehensively to contribute to the City'senergytargetsthroughsustainabledevelopment.

4.8.4 Development is encouraged to promote andaccommodate renewable energy generation anddistribution systems to assist in reducinggreenhouse emissions,off settingon siteenergyconsumption, and securing a sustainable andstable energy distribution and supply. Energytechnologies suchasgeothermal, combinedheatand power cogeneration, solar thermal heating,solarcooling,heat recovery,shortand long termenergy storage, solar photo voltaic and buildingintegrated photo voltaic will be encouraged.Building design and site planning to achievepassivesolarheating incoldweathermonthswillalso be encouraged. New buildings will beencouraged tobecommunityenergy ready (e.g.,securing easements for infrastructure and theinstallationofpiping).

4.8.5 New sidewalks, walkways, streets and parkingareaswillbeencouragedtousepermeablepaving,natural stormwater treatment suchasbioswales,and to plant large shade trees to addressstormwater management, reduce urban heatisland

effect

and

improve

energy

efficiency.

4.8.6 Due to the proximity to Lake Ontario, Mimico

Creek,Humber River andHumber Bay Park, theSecondaryPlanareaislocatedinamigratorybirdflyway.Newdevelopment is required tobebirdfriendlyandtheretrofitofexistingbuildingstobebirdfriendlyisencouraged.

4.8.7 The restoration andenhancementof thenaturalfeatures and functions associatedwith the LakeOntarioShoreline,suchasastopoverhabitatformigratorybirds,willbeencouraged.

4.8.8 Local urban agriculture is encouraged throughsupport for community gardens in newdevelopment,localparksandonrooftops.

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4.9 MunicipalServicingMunicipal servicing infrastructure includes the waterdistribution system, sanitary sewers and storm sewers.Effectiveservicing isessentialtomaintainingqualityof lifein any neighbourhood. Servicing infrastructure is alsocentral to efforts to build a sustainable community byensuringstrongmanagementofToronto'swaterresourcesand protectingwater quality. Infrastructure investments

and

Policies

4.9.1 Development proponents in the Secondary Planarea will have regard for the Mimico 20/20Infrastructure Analysis and Functional ServicingPlanandwillberequiredtofundand/orconstruct

will ensure a reliabledeliveryofdrinkingwater, safe andmanageable conveyance of wastewater, successfulimplementationofstormwatermanagementpractices.

upgrades to municipal servicing infrastructurewhere existing infrastructure capacity isinadequate to support proposed and plannedgrowth. Development proponents will berequired to identify these requirements at thePrecinctPlananddevelopmentapplicationstages.Implementation of municipal servicinginfrastructure and stormwater managementinfrastructurewillbecosteffectiveandefficient.

4.9.2 Public street rightsofway will accommodatemunicipal servicing infrastructure. Municipalservicing will be coordinated with the detaileddesign and implementation of the public streetnetwork.

4.9.3 Public streets and municipal servicing will beconstructed toCitystandardsandbeprovidedatapproved locations and conveyed to the City atnominal cost and free of encumbrances as aconditionofdevelopmentapproval.

4.9.4 New development willmeet the objectives andtargets of the City's Wet Weather FlowManagementGuidelines.

4.9.5 Opportunities will be investigated through thedesign and construction of the public realm toincorporate stormwatermanagement facilities to

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manage stormwater from the public realm anddivertstormwaterfromtheCity'sstormsewers.

5. MakingitHappen/ImplementationThepoliciesofthisSecondaryPlanprovideforreinvestmentandrevitalizationoftheMimicoSecondaryPlanarea. Thecurrentfragmentedownershipandlotpatternhasbeenanimpediment to redevelopment of the area. Tomaximizethe redevelopment potential of development sites, theconsolidation of individual properties within Precincts isexpectedaspartof the implementationof thisSecondaryPlan. The consolidation of properties will provide theopportunity for a new street network thatwill transformthe existing condition of long narrow lots into a morefunctionalurbanblockpattern. Thenewstreetpatternwillalso facilitate an expanded public realm withinterconnectedphysicalandvisualaccesstothelake.The implementationoftheSecondaryPlanvisionreliesontoolsprovidedbythePlanningActaswellasthereviewofsupporting materials in Precinct Plans and applicationssubmittedbydevelopmentproponents inaccordancewiththepoliciesofthisSecondaryPlan.RegulatorytoolsunderthePlanningAct including,butnotlimited to, Zoning Bylaws, Holding Provisions, Plans ofSubdivisionandSitePlanControlwillbeusedtoestablishalegal framework to manage and implement change andpromote the orderly redevelopment ofMimico with thecontemplatedinfrastructure.Consistent with the division of the Secondary Plan intoPrecincts, proponentswill be required to submit PrecinctPlans with the exception of Precinct G, to assist in theevaluationoftheconformityoftheproposeddevelopmentwiththerelevantprovisionsofthisSecondaryPlan.5.1 DevelopmentFrameworkforPrecinctsPolicies5.1.1 In addition to the requirements of the Planning

ActandOfficialPlan,proponentswithinPrecinctsA to F will be required to submit a detailedPrecinct Plan, in accordancewith the policies of

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this Section, aspartof a completedevelopmentapplication submission. Development proposalswithin Precincts A to F along the Lake ShoreBoulevardWest frontagewill be consistentwiththe City Council adoptedAvenues andMidRiseBuilding Study (2010), asmaybe amended fromtimetotime.

5.1.2 Precinct Plans will not be required fordevelopment proposals within Precinct G.DevelopmentproposalswithinPrecinctGwillbeconsistentwiththeCityCounciladoptedAvenuesandMidRise Building Study (2010), as may beamendedfromtimetotime.

5.1.3 ApplicationsincludingZoningBylawAmendment,Draft Plan of Subdivision, Part Lot Control orConsentinPrecinctsAtoFwill includeaPrecinctPlan toassist inevaluatingtheconformityof theproposeddevelopmentwithallprovisionsof thisSecondaryPlan.

5.1.4 Inordertoensurecomprehensivedevelopmentofasite,PrecinctPlanswillexaminetherelationshipof theproposeddevelopmentwithin thecontextoftheexistingprecinct,itsrelationshiptoadjacentprecincts,andtheplannedcontextprovidedforbythisSecondaryPlan.

5.1.5 PrecinctPlansareexpectedtotypicallybeaccompaniedbyandincludeadraftplanofsubdivisionfortheentireprecincttothesatisfactionoftheCityinordertofacilitateorderlyandcomprehensivedevelopment. PrecinctPlanswillgenerallyincludethefollowingunlesstheCityissatisfiedarequirementisnotapplicableorhasbeenotherwiseaddressed:a) landusemap;b) proposedstreetandblockpattern;c) Transportation Precinct Study to determineadequacy of road network to accommodatedevelopment / redevelopment including anynecessaryoffsiteimprovements;

d) the proposed massing of buildings includingheights,setbacksanddistributionofdensityonthedevelopment siteandadjacentpropertieswithintheprecinct;

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e) the size and location of public lands to beconveyed to the City including additionalstreets,parksandopenspacesforthesiteandotherblockswithintheprecinct;

f) the location, dimensions and character ofpublic space, publicly accessible private openspaces and pedestrian routes showing theirconnection, continuity and complementaryrelationship to adjacent public spaces for thesite,blockandotherblockswithintheprecinct;

g) view studies that includeconsiderationof theprotection and enhancement of significantviews of Lake Ontario and landscape focalpointsforthesiteandotherblockswithintheprecinctandadjacentprecincts;

h) the general location, size and treatment ofvehicular access points in sufficient detail toidentify locations where parking amongstdifferentbuilding sitesmaybe shared and toassess the effect of these facilities on publicsidewalksandpedestrianroutes;

i) thelocationofstreetrelatedusesandprincipalpedestrian entrances to buildings and therelationships of such use and entrances tostreetfrontagestoensurethattheroleofthepublicstreetandpedestrianmovementsalongthestreetissupportedandreinforced;

j) the location of identified cultural heritageresources

and

adescription

of

their

surrounding context and in particular itsrelationship to other identified heritageresourcesforthesiteandprecinct;

k) identification of the shoreline hazard line tothe satisfaction of the TRCA wheredevelopment is proposed on propertiesadjacent to LakeOntario or lands designatedParksandOpenSpaceAreas;

l) functional servicing and stormwatermanagementreports;

m)completion of an energy strategy for theproposed development that satisfies policies4.3.12 and 4.8.6 of this Secondary Plan andidentifies how opportunities for block andprecinctenergystrategiescanbeimplementedand identifies opportunities to contribute totheCity'senergyandgreenhousegasreductiontargets;

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n) completion of a Community Service andFacilities Strategy that addresses the policiesundersection4.6ofthisSecondaryPlan;

o) draftplanofsubdivisionfortheprecinct;p) phasingplanfortheentireprecincttoillustratehow roads and municipal servicing will beprovided toeach lotandblockandhow theywillbesecured;

q) Natural Heritage Impact Study for propertiescontaining the Natural Heritage Official Plandesignation;and

r) IdentifylocationsforPublicArtonthesiteandintheprecinct,inaccordancetotheCity'sPerCentforPublicArtGuidelines.

5.2 ZoningBylawsPolicies5.2.1 ZoningBylawprovisionswillserve to implement

thepoliciesofthisSecondaryPlanandwillcontainperformance standards to achieve appropriateanddesirabledevelopment.

5.3 LandDivisionPolicies5.3.1 Division of landwithin the Secondary Plan Areawillcreatelandparcelsthatfacilitatedevelopment

consistentwiththeintentofthisSecondaryPlan.5.3.2 It is expected that division of landwithin those

precincts where new street infrastructure isproposed will proceed by way of plan ofsubdivision.

5.4 SitePlanControlPolicies5.4.1 ApplicationsforSitePlanControlwillimplementthe

intentandobjectivesofthisSecondaryPlanandwillbe guidedby the associatedMimico 20/20UrbanDesign Guidelines and other applicable Cityguidelines, as well as the vision presented inprecinctplansandothersupportingdocumentationcontemplatedbythesepolicies.

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5.4.2 Site Plan reviewwill consider the proposalwithinthe context of a larger development block, theprecinct and adjacent precincts as well assurroundingareas.

5.5 HoldingBylawsPolicies5.5.1 Tosequencedevelopmentinphasesorotherwise

address provisions in the Secondary Plan,implementing zoning bylaws may include aHolding(H)symbolpursuanttoSection36ofthePlanningActandascontemplated inPolicy5.1.2of theOfficial Plan. When a Zoning Bylaw hasbeen enacted that incorporates a Holding (H)symbol,itwillspecifyboththeusesandbuildingsthat arepermittedupon removalof theHolding(H)symbolbyamendmenttotheBylawandanyuses, including existing uses, interim uses andminor alterations thereto, that are permittedwhilethe landsremainsubjecttotheHolding(H)symbol.

5.5.2 An implementing Zoning Bylaw will define andincorporateconditionsthatmustbesatisfiedpriorto the removal of the Holding (H) symbol. Inaddition to those conditions identified in theOfficialPlan, conditions tobemetor secured tothe City's satisfaction prior to the removal of aHolding(H)symbolmayinclude:a) constructionofor securingof requiredpublicstreets and rightofways including pedestrianwalkwaysandcyclingpaths;

b) conveyanceofwaterfrontparkland;c) construction of or securing required water,sewerandstormwaterinfrastructure;

d) implementationofoffsitetrafficimprovements;

e) construction of or securing of communityfacilities or improvements to existingcommunityfacilities;

f) constructionofor securingofparkprovisionsincluding parkland dedications, works and/orimprovements;and

g) registrationofadraftplanofsubdivision.Page | 34



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5.5.3 The Citymay remove theHolding (H) symbol inphasesfromsubject lands,onlyastheassociatedconditions have been satisfied and mattersappropriate secured through an agreement oragreementsenteredintopursuanttothePlanningAct, includingSections37,41,51and53andtheCityofTorontoAct.

5.6 Section37Policies5.6.1 The policies of Section 5.1.1 of theOfficial Plan

regarding Section 37 of the Planning Act shallapply to thisSecondaryPlanareawithadditionalpoliciessetoutbelow. Indeterminingcommunitybenefitsthefollowingwillbeconsideredpriorities,although others may also be secured asappropriate, and should be considered in thecontext of the policies of the Official Plan, theSecondary Plan and associated Mimico 20/20UrbanDesignGuidelines:a) securinglongtermrentalhousing;b) improvementsincludingexpansionswherepossibletolocalparksandassociatedfacilities;

c) establishmentofneworexpansionstoexistingnon

profitcommunity

services

and

facilities,

includingcommunityserviceprogramspace;

d) nonprofitchildcarefacilities;e) improvementstolibraryfacilities;f) publicart;g) installationofacommunityenergysystemasidentifiedintheenergystrategy;

h) affordablehousing;i) affordablerentalhousing;j) additionalthreebedroomunitsbeyondtherequired5percent,includingthosecreatedthroughtheuseofadaptableunitdesigns;and

k) facilitiesandamenitiesforpedestriansandcyclists.

PriorityconsiderationwillbegivenforcommunitybenefitsthatarewithinorincloseproximitytotheSecondaryPlanarea.

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5.7 InterpretationPolicies5.7.1 ThisSecondaryPlanshouldbereadasawholeand

withthepoliciesoftheOfficialPlantounderstandits comprehensive and integrative intent as apolicyframeworkfordecisionmaking.

5.7.2 TheshadedtextofthisSecondaryPlancontainsitspolicies. Unshadedtextandsidebarsareprovidedto give context and background and assist inunderstanding the intent of the Secondary Planpolicies. Illustrations and photos are for thepurposeofillustrationonlyandarenotpartoftheSecondaryPlan.

5.7.3 WherethegeneralintentoftheSecondaryPlanismaintained,minoradjustmentstotheboundaries,aswell as the location of proposed streets andcycling or pedestrian connections shown on therespective Secondary Planmapswill not requireamendment(s)totheSecondaryPlan.

5.7.4 The policies of the Official Plan apply to theMimicobytheLake Secondary PlanArea, exceptincaseofaconflicttheSecondaryPlanpolicywillprevail.

5.7.5 The indication of any proposed streets, parks,services or infrastructure in policy text or onSecondaryPlanMaps, isnottobe interpretedasbeingspecificallyorsolelytheresponsibilityoftheCitytoprovide,financeorotherwiseimplement.

6. SiteSpecificPolicies6.1 SpecialPolicyArea1Map336

The area identified as 'Subject to Site SpecificReview 1'locatedwithinPrecinctFonMap336contains a concentration of significant heritageresources includingbuildingsand landscapes. Assuch,theproposedbuiltformwillbesubjecttoa

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site specific review at the precinct plan anddevelopmentapplicationstagetoensurethattheproposed development addresses the heritageresourcesinanappropriateandsensitivemanner.To assist in this review, a Heritage ImpactAssessmentwillbesubmittedbytheproponenttothesatisfactionoftheCity.

6.2 SpecialPolicyArea2Map336The area identified as 'Subject to Site SpecificReview 2'locatedwithinPrecinctGonMap336will be developed for lowrise, grade relatedresidentialuses thatarecontextually sensitive tothe surrounding Neighbourhood. A public lanesystemwillbeencouraged forcirculationaswellas the full opening and reconnection ofVictoriaStreet. Theremainderofthisblockforlandsalongthe Lake Shore Boulevard West frontage to adepthof40metreswillbedevelopedinamidriseAvenuesforminaccordancetothePoliciesofthisSecondaryPlan.

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mimico 20 20 draft official plan amendment

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