Mount Dennis Mobility Hub Study August 2013 Prepared for Metrolinx by: Acknowledgements
Community Liaison Group Technical Advisory Committee Metrolinx Mobility Hub Project Team Ian Griffiths Patrick Saavedra Metrolinx Lisa Salsberg Barbara Stone James Hartley Daniel Haufschild Marabelle McTavish Adriana Trujillo Leslie Woo Barbara Spyropoulos Randal Dreise Joshua Engel-Yan Robyn Hoogendam David Veights Marcus Bowman Robert Caplan Franca DiGiovanni Ross Bonomo Sampson Ho Lise Dube Frank Altomare Consulting Firms Wady Dyson Metrolinx – RTI Consultants Father Schuyler Brown Urban Strategies Inc. Chris Haylock McCormic Rankin Corporation Fidenzio Salvatori Grant Wood Mike Sullivan Cushman & Wakefield Andrew Harper Swerhun Facilitation and Decision Support Frank DiGiorgio Jim Berry Laura Albanese Frances Nunziata City of Toronto Richard Beck Elected Officials Lou Moretto Greg Byrne Councillor Frances Nunziata Edna Cuvin Councillor Frank Di Giorgio Jack Krubnik MPP Laura Albanese Hans Riekko MP Mike Sullivan Garvin Tom TRCA Beth Williston Caroline Mugo TTC Bill Dawson
Table of Contents
Summary 4 Enhancing Access 87
1 Introduction 1 4.1 Enhancing Access for Pedestrians and Cyclists 88 4.2 Supporting Access by Vehicles 90
1.1 Overview 2 1.2 The Mobility Hub Study process 6 5 Implementation and Partnerships 93
5.1 The Changing Market Over Time 2 Background 9 94 5.2 Key Partners for Implementation 96 5.3 Next Steps 2.1 Planned Transit Improvements 10 97 2.2 The Mount Dennis Community 12 2.3 The Opportunity 16 6 Summary of Key Directions 99
6.1 Built Form and Land Use 3 Key Directions 19 100 6.2 Mobility 102 6.3 Public Realm 104 3.1 Five Focus Areas 6.4 EPR Addendum Issues 20 106 3.2 The Kodak Lands 22 3.3 Eglinton Avenue 34 3.4 Weston Road 50 3.5 Black Creek Triangle 66 3.6 Black Creek Business Park 74 3.7 The Opening Day and Long Term Vision 84 Summary
The Mount Dennis Mobility Hub Study 4. New mixed-use development on the Black Creek establishes a long-term vision for the Triangle site which relates positively to Keelesdale Park and the Station and preserves for a new GO Mount Dennis Station and surrounding entrance and connection between Weston Road and lands of a higher-density, mixed use the community centre; environment connected by an expanded 5. An economically vibrant and pedestrian-friendly pedestrian and cycling network. Black Creek Business Area that benefits from the new Maintenace and Storage Facility (MSF), with more Key elements of the long-term vision include: amenities, more economic activity, and an enhanced 1. A multi-modal station that provides seamless image; and connections between light rail, heavy rail, and bus 6. High quality streets, public spaces and transit Fergy Brown transit, centered around the re-purposed historic Park facilities throughout the mobility hub. Kodak Building;
2. The transformation of Eglinton into a “greenway” Multi Use Path connecting the two valleys and extending the Humber trail network east to the new community centre and beyond;
3. The revitalization of Weston Road as the principal community and retail spine, centred upon a new station and green plaza space and supported by new development;
Eglinton Flats
The Long Term Vision BCBA Open Space Black Creek Business Area Valley Restoration and Storm Water Management
MSF
Coronation Park Primary Office Station Pedestrian Mount Development Dennis Entrance Promenade and Multi-Use Trail Park Kiss n Kodak #9 York Ride (Community / Community Centre Office Uses) Keelesdale Mixed Use Park New GO Development Connection
Eglinton Avenue Retail Main Black Creek Drive Street
Weston Road
Weston Road and Black Neighbourhood Street Creek Drive Connections Achieving the long-term vision won’t happen over night, but over the long-term, following the introduction of light rail transit (LRT) and the gradual improvement in real estate market. The following report presents a series of strategies and actions for Metrolinx, the City, community members and other organizations to help achieve the Mount Dennis Mobility Hub vision over time.
Stage 1: Opening Day The completion of the Eglinton Crosstown LRT (the Crosstown) in 2020 will result in a number of improvements to the Mount Dennis Station Area. In addition to improved accessibility, the Eglinton Corridor will be enhanced with new streetscaping, a multi-use path extension and wider sidewalks along the north side of the street.
Stage 1: Opening Day
Stage 2: Residential Market and Main Street Improvements In the shorter term people will be attracted to the area by good transit access and lower housing costs in comparison to other parts of the city. This change will be reflected in improvements to the existing housing stock and may result in some smaller 2-3 storey infill housing and townhouse developments.
The increase in housing demand, coupled with new residents interested in urban living but priced out of other neighbourhoods is expected to result in an improvement to the retail market along Weston Road. This may lead to a re-occupation of vacant storefronts as residents look for new amenities and services. Stage 2: Residential Market and Main Street Improvements Stage 3: New Residential Development As residential demand increases and new uses begin to open up along Weston Road the residential market may improve to a point where it becomes viable for higher density forms of development. This would most likely occur first within the Black Creek Triangle area south of Eglinton Avenue and/or at the entrance to the station off of Weston Road where there is good visibility and access.
Stage 3: New Residential Development
Stage 4: Higher Density Residential Development and Office As the residential market continues to improve over time, it will be possible to attract even higher density forms of development. This will help to increase activity levels and will be important to encouraging new retail uses in and around the station area. It is only once the area has developed an attractive urban environment with diverse housing choices, new retail, restaurant and entertainment uses that the area may see interest from office tenants.
If the Crosstown line is extended further west and the bus terminal is no longer needed, the site has been designed to allow the extension of Photography Drive north and the creation of a new development parcel on the bus terminal Stage 4: Higher Density Residential Development and Office site which would be suitable for more intense development. 10 Mount Dennis Mobility Hub Study Introduction
Chapter 1 Introduction11 1.1Overview Mount Dennis has been identified as one of 51 Mobility Hubs in The Big Move: the Transit Plan for the Greater Toronto and Hamilton Area (GTHA). Mobility Hubs are significant transit stations because of the level of transit service planned for them and the development potential around them. They are intended to be connected places, where different modes of movement are seamlessly connected and there are opportunities to integrate concentrations of living, working, or playing.
Mount Dennis is planned to be:
• The terminus station of phase 1 of the Eglinton Crosstown Light Rail Transit (LRT) line;
• The location of a future GO Train Station along the GO Kitchener commuter rail line; and
• The location of a 15 bay Toronto Transit Commission (TTC) bus terminal.
The 51 Mobility Hubs identified within the Big Move
2 Mount Dennis Mobility Hub Study The 51 Mobility Hubs identified within the Big Move The Eglinton Crosstown LRT
The Eglinton Crosstown LRT (the Crosstown) will run along Eglinton Avenue through the geographic centre of the city, resulting in a 60% increase in transit travel speeds across the corridor. The first phase, which is planned to be built by 2020 will connect Mount Dennis Station in the west with Kennedy in the east.
The Mount Dennis station in relationship to key transit corridors
Chapter 1 Introduction 3 The Mobility Hub Study
The Mount Dennis Mobility Hub Study focuses on the By proposing specific public realm improvements, lands within an 800m radius of the new station. The study including better pedestrian and cycling connections, the presents options for how the new station can best serve Mobility Hub Study will help to prioritize investments in the Mount Dennis community and provide seamless, new or improved infrastructure to be undertaken by the easy connections between LRT, regional rail, local bus City, Metrolinx or in partnership with other agencies/ services and the surrounding area. organizations.
The document is intended to be used by a variety of The six key objectives for the Mobility Hub Study are to: stakeholders including Metrolinx, the City of Toronto, community groups and other organizations to help them • Assist in the development of a fully integrated transit to coordinate their activities to create a more transit- station that facilitates transfers between rail and bus supportive station area. services, and the surrounding area;
On lands owned by Metrolinx, the study will establish • Identify opportunities to re-purpose the Kodak building a long-term vision for surrounding areas and provide by integrating the building within the station and specific recommendations for how the design of the designing the station to support access to the building station can help to support broader objectives for the by other users; study area. • Identify opportunities and priorities for public realm For lands outside of Metrolinx ownership, the study will and streetscaping improvements; provide guidance to the City of Toronto so that the • Identify opportunities to enhance pedestrian/cyclist City can: connectivity; Consider updating their zoning and land use policy • • Explore the potential for transit oriented development framework prior to completion of the station; and on lands adjacent to the Metrolinx property; and Respond to development proposals with concrete • • Assist in the development of the phasing and recommendations that support a wider vision for the implementation of mobility hub components. station area.
4 Mount Dennis Mobility Hub Study Metrolinx Owned Lands 800m
Coronation Park
Black Creek Drive
Bartonville Avenue
Weston Road
Photography Drive Fergy Brown Park Eglinton Avenue Keelesdale Park
Jane Street
Guestville Avenue
Eglinton Flats
Lambton Avenue
Metrolinx owned lands in relationship to the study area
Chapter 1 Introduction 5 Key Stages in The Process The third Public Open House was held on April 10, 2013. The Mobility The Open House provided an opportunity for the public As part of the Mobility Hub Study, Metrolinx hosted to see the final recommendations for development and Hub Study public engagement activities at four different points in public realm improvements in the lands around the station. the process. The first Public Open House was held in the Comments arising from this Open House have informed the Process summer of 2012 to introduce the study process and the final Mobility Hub Study document. 1.2 planned transit improvements. A second Public Open House was held on December 12, 2012. It focused on Complimentary Initiatives Metrolinx began the Mount Dennis the current conditions in the study area and presented Mobility Hub Study in June of 2012. the consultant team’s preliminary analysis of the The Mount Dennis Mobility Hub Study was completed in Two committees participated in the opportunities for improvement in the area surrounding coordination with a number of other initiatives currently underway in Mount Dennis, including: improvements to the production of the Study: a Technical the station. Attendees provided suggestions and offered a number of priorities for public realm improvements and GO Transit Kitchener Rail Corridor (Metrolinx), providing Advisory Committee, which consisted station design. infrastructure required to support expanded GO Transit of representatives of the TTC, the service and the Union-Pearson Express; an addendum to A week after the second Public Open House, Metrolinx, Metrolinx Station Design Team and the Environmental Project Report (EPR) for the Eglinton in collaboration with the City of Toronto, hosted an Crosstown LRT (Metrolinx); and Eglinton Connects (City of Environmental Assessment Team and Economic Development workshop. This focused on Toronto), a planning study undertaken in partnership with GO Transit Staff; and a Community leveraging transit investment to provide local job Metrolinx to develop an urban design and public realm Advisory Committee, made up of opportunities. The workshop was well-attended and vision for the Eglinton corridor. marked the beginning of an ongoing working relationship members of the Mount Dennis between Metrolinx and the City of Toronto focused on community and key stakeholders. local job training and provision.
6 Mount Dennis Mobility Hub Study Key Stages in the process and complimentary initiatives
Chapter 1 Introduction 7 8 Mount Dennis Mobility Hub Study Background
Chapter 2 Background29 Planned Transit 2.1Improvements As a Phase 1 terminus station on the The diagram on page 11 illustrates the major new station is being designed to provide a direct connection planned infrastructure that will be introduced to the to a new GO platform. GO Transit anticipates that the new Crosstown LRT, Mount Dennis station Mount Dennis area as part of the construction of the platforms will open with Mount Dennis Station in 2020. The is being designed to support access to Crosstown. platforms are being designed to accommodate UP Express a wide range of transit services. The trains in the future. Mount Dennis Station will have two main entrances. The surrounding area will also be the home primary entrance (1) will be on the northeast corner An important component of Mount Dennis Station is to a Maintenance and Storage Facility of Weston Road and Eglinton Avenue and will open the Maintenance and Storage Facility (MSF), which will (MSF) which will serve the vehicles for onto a new park space created at the intersection. The service the light rail vehicles using the Crosstown. The secondary station entrance (2) will be on the north side MSF (6) will be located on land formerly owned by the the Crosstown. of Eglinton Avenue, just east of the existing rail overpass. Kodak Company, directly north of Eglinton between Black Creek Drive and the CN Rail Corridor. Metrolinx purchased The new station will connect to a 15 bay bus terminal the Kodak site because its size could accommodate the (3) and a Passenger Pick-up and Drop-off (PPUDO) servicing and cleaning of trains and the provision of track area (4) located immediately north of Eglinton Avenue. maintenance facilities. Passengers will connect to the station along a dedicated pedestrian concourse through Kodak building No. 9, The MSF is being designed to store approximately 160 which will be preserved and incorporated into the station cars (54 trains), to allow for the future expansion of the design as an important point of transfer between the Crosstown service over time. various transit services.
Mount Dennis station will also connect to a new GO Transit stop (5). The GO Transit Kitchener Rail corridor intersects with the Crosstown at Mount Dennis and the
10 Mount Dennis Mobility Hub Study (6) Maintenance and Storage Facility
Coronation Park
(5) GO Transit Platforms (3) Bus (4) Passenger Terminal Pick-up and
Black Creek Drive LRT Station Drop-off Eglinton Avenue York Weston Road Community Centre Kodak Building No 9 (1) Primary Station Entrance (2) Secondary Station Entrance
Photography Drive
The planned transit facilities
Chapter 2 Background 11 Despite these challenges, the area benefits from active The neighbourhood is comprised predominantly of The Mount and engaged residents, elected officials who are working single detached housing interspersed with small walk- to secure neighbourhood investment and a unique natural up apartments. Several high-rise residential buildings Dennis setting located between two valley systems. are located adjacent to the rail corridor and just east of Eglinton Flats. Community The People 2.2 Eglinton Avenue is an important east-west connection Mount Dennis is a culturally diverse community with a through the Mount Dennis community. While much The Mount Dennis neighbourhood is high percentage of first-generation Canadians. Although of the street to the east of the neighbourhood can be a diverse community experiencing a there is sustained commitment to improving the number characterized as “main street”, west of Keele, Eglinton and quality of jobs in the area, the average household Avenue is characterized predominantly as a wide avenue number of challenges including lower income remains lower than the rest of Toronto and the with larger setbacks, no retail and a more natural setting. than average household incomes area has been designated a Priority Neighbourhood for The two largest areas of undeveloped land in Mount and education attainment rates, a social and capital investment. Rents and property values in Mount Dennis remain lower than the rest of the city, Dennis are located between the rail corridor and Black struggling main street and poor real however the neighbourhood provides a good mix of Creek Drive on either side of Eglinton Avenue. To the estate market. housing options, from single-family detached homes north are the Kodak Lands, a former industrial site. These to high-rise residential buildings. 28% of residents in lands are owned by Metrolinx and will be used for LRT Mount Dennis use public transit, which is provided by infrastructure including the MSF and station. To the south buses along Weston Road and Eglinton Avenue. is the Black Creek Triangle. It is currently the site of a large ‘No Frills’ grocery store and a proposed gasoline The Built Environment bar. It also contains a small piece of City-owned land at the western corner of the site. Centred along Weston Road, Mount Dennis is bound to the east and west by park lands associated with the The Black Creek Business Area, north of the Kodak Lands, Humber River and Black Creek valley systems. These is comprised of a mix of warehouse, office uses and contain a mix of active and passive recreational uses light manufacturing and retail uses. Although the area in a wooded setting. In addition to these open space has shifted from a predominantly manufacturing focus amenities, a new York Community Centre is being built at towards more warehousing, it remains a successful local Black Creek Drive and Eglinton Avenue. employment area.
Weston Road is predominantly low-rise in scale. The street has had a predominantly retail focus, although in recent years there has been an increase in conversion to residential uses, particularly new townhomes. Running to the east and parallel to Weston Road is the GO/CPR rail corridor, which forms the eastern boundary to Mount Dennis’s residential neighbourhoods.
12 Mount Dennis Mobility Hub Study The Real Estate Market Conditions The viability of office over the long term (15-25 years) Industrial will depend on the ability to create an attractive urban The relatively low heights of many of the buildings in A component of the Mobility Hub study process was environment offering diverse housing choices or retail, the Black Creek Business Area means that the area is no to examine the current real estate market conditions to restaurant, entertainment and fitness amenities that will longer attractive to new industrial users. Because of this, assess how these might change with the introduction of support employee recruitment and retention. the area is slowly shifting toward a focus on storage and new public transit to the area and assess the likelihood light manufacturing. This area may also be viable as a of attracting new development. Mount Dennis property Retail retail employment area, offering discount pricing within values and rents per square foot are comparatively lower In comparison with other areas of the city, a higher a warehouse environment however, this would need to than the rest of the city. This makes it difficult to attract percentage of people are traveling outside the area be consistent with existing policy and may need to be new investment as developers are more likely to focus to meet their retail needs. A large number of Mount considered as a component of a comprehensive policy efforts in areas with higher rates of return. Dennis residents shop at the Crossroads Mall (at Weston review. Road & 401) and at the big box retail centers located Residential at Weston Road and St. Clair Avenue. Although the Currently, houses in Mount Dennis have an average options presented by these large-format retail centres resale price of $284,000 at an average of $220 per are appealing, Mount Dennis residents have expressed a square foot (psf). It is estimated that it may be possible desire to see more retail along Weston Road. to achieve a condominium sale price of $270 psf for a new building in Mount Dennis, compared to an average of $554 psf in the City of Toronto and $491 psf in North York. Given these prices, the most realistic form of development over the short- to medium-term Black Creek Business (0-15 years) is wood-frame 2 to 4 storey townhouse or Area stacked townhouse development. It is estimated that a resale price of $425 psf would be required to support
mid-rise construction of between 5 and 8 storeys. While Ray Avenue it is expected that the new station will help to enhance Black Creek Drive Coronation Park the market, achieving an increase of this magnitude is expected to occur over the longer term (15-25 years). Former Kodak Lands Office There is currently no office market in Mount Dennis. A Weston Road comparative analysis against similar locations in the city Eglinton Avenue suggests that it might be likely to attract rents of between Black Creek $13 and $14 psf following the completion of the LRT. Triangle Keelesdale Park This is approximately half of what would be required to turn a profit. Eglinton Flats
Aerial of the Mount Dennis community
Chapter 2 Background 13 A view of Eglinton Avenue looking east from Photography Drive illustrating the more natural characteristic of the street west of Keele
6 lanes of traffic and dedicated turning lanes create an unfriendly crossing at Black Creek Drive and Eglinton Avenue The Black Creek Triangle between Black Creek Drive and Eglinton is a large site with potential for 12 redevelopment over time
The large retaining wall and narrow sidewalks along the north side of Narrow sidewalks beneath the rail corridor and Photography Drive add to the inhospitableness of Eglinton Avenue Eglinton Avenue creates an inhospitable environment for pedestrians
14 Mount Dennis Mobility Hub Study Weston Road is comprised predominantly of low-rise mixed use main street buildings In recent years investment in streetscaping has helped to enhance the image of the street
In recent years a poor market has resulted in the conversion of older retail uses to townhouse development along Weston Road
The Mount Dennis neighbourhood is comprised primarily of single Several high-rise residential buildings are located adjacent to the rail Older warehouse spaces in the Black Creek Business Park are not family detached dwellings corridor and just3 east of Eglinton Flats conducive for re-use as new warehouse or office spaces
Chapter 2 Background 15 The 2.3 Opportunity Despite the challenges facing the Transit investment alone may not have a significant Supporting Jobs neighbourhood, the completion of impact on Mount Dennis, but when combined with sustained investment in the community, it can help While the Maintenance and Storage Facility may provide the Crosstown and the development strengthen existing neighbourhoods, provide a new mix a number of local jobs, the real gain for the Mount of Mount Dennis Station has the of people and uses in the community and support local Dennis community in the short term will come from potential to catalyze change within jobs. the reduced commute times and expanded access to employment opportunities throughout the rest of the city. the community. Strengthening Existing Neighbourhoods This is particularly important in Mount Dennis given the notable percentage of residents who rely on transit. When complete, the Crosstown will enable residents of Mount Dennis to get to the Yonge Street subway in In addition to providing enhanced transit service, just 18 minutes. The relatively low housing prices in Metrolinx has committed to working with the City of Mount Dennis, when combined with investments in Toronto Economic Development division to discuss new community facilities and improved transit access economic development initiatives such as opportunities will create conditions that can lead to an increase in for employment training and job creation during the demand for existing neighbourhood housing. As the construction of the Crosstown. value of existing houses rises, the residential market will In the longer term, employment opportunities will come eventually improve the viability and quality of retail on from the strengthening of the real estate market and Weston Road. increased ability for small business creation along the Over the longer term, with continued investment in the Weston Road main street. areas streets and open spaces, new forms of higher While the existing building stock in the Black Creek density housing may be viable. This will help to increase Business Area may no longer be appropriate for large the diversity of the existing neighbourhood, providing industrial uses, the increased profile resulting from the a greater mix of housing types and transforming LRT and the return of a workforce to the Kodak Lands underutilized sites into more active, inviting places over will help to strengthen the Black Creek Business Area time. by supporting its transition to a light warehousing destination with ancillary retail, small scale employment uses and supporting services
16 Mount Dennis Mobility Hub Study Attracting New People and Uses Enhancing the Setting The increased profile and enhanced accessibility Mount Dennis benefits from outstanding parks and provided by the Crosstown line will help to attract new natural areas. The new station will directly improve the people and uses to the Mount Dennis Community. This connections between these areas while setting the stage will lead to more activity on the streets which will in turn for future enhancement of green spaces throughout the increase the safety of the surrounding neighbourhoods. neighbourhood. Two of the significant park systems in Mount Dennis, the Humber River and Black Creek, have An increase in the number of people in Mount Dennis will been separated for years by the CN rail corridor. As part have a positive effect on local shops as new people, with of station development, Eglinton Avenue, which connects different backgrounds begin demanding a broader variety these two parks, will be improved with widened sidewalks of retail. In the short-term, opportunities for new retail on the north side of the street and new street trees. This and uses will be most evident at or around the station. will help to enhance the park-like setting along Eglinton Over the longer term opportunities will occur as softer Avenue and link the two valleys while creating a safer, sites throughout the neighbourhood are redeveloped. more pleasant pedestrian environment.
Visitors will be able to take the Crosstown to Mount In addition to enhancements along Eglinton Avenue, an Dennis, whose proximity to the Black Creek and Humber opportunity will exist at the site of the station entrance at River valley systems and new civic destinations, such as Weston Road to create a new station related open space. the new York Community Centre, will attract people who Together these improvements will help to enhance the may never have thought to visit the community before. setting and image of the neighbourhood and compliment other initiatives along Weston Road, in the valleys and throughout the neighbourhood.
Chapter 2 Background 17 18 Mount Dennis Mobility Hub Study Key Directions
Chapter 3 Key3 Directions 19 In order to respond to these distinct environments, 1. The Kodak Lands the Mobility Hub Study divided the station area into 2. Eglinton Avenue 5 key areas of focus. The following section provides 3. Weston Road The Five an overview of the 5 focus areas outlining the current 4. The Black Creek Triangle condition and future opportunities. These are followed by 5. The Black Creek Business Area Focus Areas a series of area-specific strategies aimed at achieving the 3.1 vision for each area and supporting transit ridership over The Mount Dennis neighbourhood is a the long-term. diverse area with a range of settings, Each strategy is supported by a range of graphic imagery each of which have unique challenges and precedent pictures. These are illustrative for the and opportunities. purpose of providing meaning and a possible visual interpretation of an outcome that the strategy and the actions hope to achieve.
1 2
3 4 5
20 Mount Dennis Mobility Hub Study The five focus areas of the Mount Dennis Mobility Hub study
TODD BAYLIS BLVD INDUSTRY STREET
BLACK CREEK DR 5 TRETHEWAY RD
RAY AVE 1 CORONATION PARK
3 * EGLINTON AVE W
FERGY BROWN PARK * PHOTOGRAPHY DR KEELESDALE PARK
4 BLACK CREEK DR WESTON RD
JANE ST
2 AVE ASTORIA
EGLINTON FLATS
Chapter 3 Key Directions 21 Industry Street
The Kodak Coronation 3.1 Lands Ray Avenue Park The Kodak Lands Today The Kodak Lands are a large parcel of land east of the rail corridor between Eglinton Avenue, Industry Street 4 and Black Creek Drive. It is the former site of a large Keelesdale Drive Kodak plant which occupied the area from 1913 to 3 2005. The site has since been cleared and all that remains is Kodak Building No.9, the former employee building for the plant. Kodak Building No.9 sits on an elevated piece of land overlooking the city and will be Black Creek Drive preserved by Metrolinx. Kodak Building While the site is substantial in scale, it is currently No 9 1 isolated from the residential and retail community 2 by the rail corridor to its west and a significant grade Eglinton Avenue change to the south along Eglinton Avenue. The eastern side of the site, alongside Black Creek Drive and either side of Keelesdale Drive, is lower then the Photography Drive rest of the property and located within the Black Creek valley lands. Weston Road
22 Mount Dennis Mobility Hub Study 1 2
The large retaining wall along the north side of Eglinton Avenue illustrates the difference in grade between the site and its surroundings The Kodak Building No. 9 is the sole remaining structure on the site and in a state of disrepair
3 4
The lands along Keelesdale Valley Drive are wooded and located within the valley View overlooking the site from the Kodak Building
Chapter 3 Key Directions 23 The Kodak Lands Tomorrow
Major Themes From Public Consultation What Changes Will Occur? What Do We Want to Achieve?
Over the course of the Mobility Hub Study there were a Given the large scale of the Kodak Lands and its existing Mount Dennis Station and the Kodak Lands will be an range of ideas shared with the team regarding the future employment lands designation, the site was selected to important multi-modal transit hub supporting seamless of the Kodak Lands. These included: contain a Maintenance and Storage Facility (MSF) for the transfers for passengers and containing the critical Crosstown line. The facility will be capable of maintaining infrastructure needed to support the Crosstown Line. • Maintain and re-purpose Kodak Building No. 9 the vehicles required for the Crosstown on opening day and over the longer term when the line is extended. As the primary link between transit modes, the • Design the station as a connection refurbished Kodak Building will be the heart of the new • Provide for a future road connection At the southern end of the site will be the new Mount transit station and home to new uses such as office, Dennis Station. The station will include an LRT platform retail and or community space. In order to preserve • Design the MSF to face the street and preserve for new with two entrances, a 15 bay bus terminal, a future GO for intensification of the site over the long-term, the development Train stop and facilities for passenger pick-up and drop- design of the MSF and station access road will help off. In order to accommodate the tracks and LRT station, to support the extension of Photography Drive and the the existing retaining wall along Eglinton will be shifted redevelopment of the bus terminal site. north creating room for wider sidewalks and a new multi- use path.
Kodak Building No 9. will be maintained and refurbished, and act as the primary point of connection between the various modes of transit at the station.
24 Mount Dennis Mobility Hub Study
5 Key Strategies For The Kodak Lands Industry Street
Ray Avenue
Ray Avenue
Weston Road
26 Mount Dennis Mobility Hub Study 3.1.2 - Minimize the Footprint of the MSF and Design a Sustainable Facility that Actively Addresses Industry Street
3.1.4 - Design
A Comfortable Black Creek Drive Bus Terminal That Coronation Park can Support New Development Over Time 3.1.5 - Create a 3.1.1 - Integrate the Passenger Pick-up Kodak Building Into and Drop-of That Serves the Heart of the Station and Kodak the Station Building Weston Road
Photography Drive Eglinton Avenue 3.1.3 - Orient Photography Drive so that it can be Extended Over Time
Chapter 3 Key Directions 27 3.1.1 Integrate the Kodak Building into the Heart of the Mount Dennis Station
A unique feature of the Mount Dennis Station will Access to the Mount Dennis Station and the Kodak be the preservation of the Kodak Building No 9. Its building from the surrounding neighbourhoods is made location gives the building a commanding view over challenging by the location of the rail corridor and grade Eglinton with sightlines that stretch to downtown. differences. For most people, the quickest and most While the building is currently in a state of disrepair, direct route to the Kodak Building will be via the station once restored it will be an important reminder of entrances. Station facilities should be arranged to allow the role that the Kodak lands once played within the access to the Kodak Building from all station entrances community and has the potential to become a key without having to go through a fare-paid zone. community gathering place over the longer term. A key strategy to supporting the rehabilitation and reuse of the building is to integrate it with the station facilities in a way that encourages a high number of passenger transfers through the building. This can be achieved by treating the building as the central connecting place between the LRT, bus, GO Transit and passenger pick-up and drop-off facilities so that all transfers pass through the structure. This will elevate the Kodak Building’s profile within the station and can help to support new uses within the building such as the provision of station amenities or community uses requiring easy access. Over the mid- to long-term, the Kodak Building is expected to be a stand-alone structure amongst what will otherwise be modestly scaled station facilities. Integrating the Kodak building into the station will help to support its re-use and revitalization (Skyscrapercity user Flar) A landscape strategy should be developed for the publicly accessible lands around the building and applied to the surrounding station facilities, such as the bus terminal and PPUDO, to tie them together, create a cohesive landscape setting and enhance the stations image from future adjacent development. The strategy should incorporate hard and soft landscaping, planting and significant use of trees to reinforce the valley setting. It should coordinate with the design of elements such as the bus shelters, bridge details, lighting and street furnishing to act as Integrating vertical circulation in the Kodak Building would help to Higher levels of pedestrian traffic through the Kodak Building will help to a complimentary design extension of the station. reactivate the lower parts of the structure (Mark Ahsmann) support passenger amenities such as a coffee shop (sustaincity.com)
28 Mount Dennis Mobility Hub Study A 3D cutout illustrating the relationship between the station facilities Passenger Pick-Up and Drop-Off GO Transit Elevator Bus Terminal Primary Enclosures and Entrances Entrance Entrances
Concourse Level
Connection From Kodak Eglinton Avenue Building Down to Eglinton Avenue Concourse Level Elevation Line LRT Platform Lower Concourse Secondary (Beneath LRT) Entrance Eglinton Avenue Photography Drive 4
Cross section illustrating the relationship of the Kodak Building to the station concourse and LRT Existing Kodak Building Secondary Entrance (Beyond) New Photography Drive Concourse Level Bridge Kodak Building Basement
LRT Platform Eglinton Ave West
Lower Concourse 5 (Beneath LRT) Chapter 3 Key Directions 29 3.1.2 Minimize the Footprint of the Maintenance and Storage Facility (MSF) and Design a Sustainable Facility that Actively Addresses Industry Street
The Mount Dennis Station has been designated a Mobility Hub within the Big Move due to its importance within the regional transit network. While the primary objectives of a Mobility Hub designation relate to providing seamless transfers and establishing a high quality user experience, it is also a stated objective to support “placemaking”. This includes promoting a higher-density, mixed-use environment and attractive public realm. The MSF will occupy a majority of the lands around the Mount Dennis Station. To demonstrate a commitment to sustainability, the facility should be a showcase of sustainable design through the incorporation of features such as a planted rooftop, green energy systems, heat and/or water management features. The footprint of the facility should be minimized to provide opportunities for new development and facilitate connections between the station and neighbouring areas. Strategies could include the stacking of uses within the MSF facility to minimize the building footprint and the accommodation of parking either below grade or in structures. In order to contribute to the character of the black Creek Business Park the MSF should be designed to front Industry Street with active uses while shifting inactive warehouse space and parking to the rear The MSF should be designed to face Industry Street so that it can enhance the character of the business park and contribute to the creation of a more walkable environment. This could be achieved by locating more active uses such as office or a publicly accessible cafeteria space alongside Industry Street and shifting parking to the rear or side of the facility. Where large areas of fencing are required, generous landscaping along the street edge should be used to enhance the attractiveness of the facility and enhance the pedestrian environment. 30 Mount Dennis Mobility Hub Study 3.1.3 Orient Photography Drive so that it can be Extended Over Time
In the long term, there is the It is anticipated that Photography Drive will be the The potential connection to potentialBlack to Creek Drive extend the road to main access route for busses and vehicles using the Industry Street may be a Black Creek Drive or Industry passenger pickup and drop-off. It is also anticipated vehicular road, or pedestrian Street. that the road will serve non-station-related activities and cycling only. by providing access to the Kodak Building for people MSF walking, biking or traveling by car.
An aspiration of the Mobility Hub Study is to improve connections between the station, Black Creek Drive and the Black Creek Business Park via an extension of Photography Drive. While land constraints and the The initial design and re- scale of the bus terminal may make this impractical orientation of the Photography in the short-term, an opportunity may exist to Bus Drive bridge should reduce the size of the bus terminal if the LRT is Terminal accommodate both short-term extended west and the station is no longer required and long-term station needs to accommodate as many busses. This would enable Photography Drive to be extended north to Black Kodak Building Creek Drive or Industry Street. No 9 Eglinton Avenue An extension of Photography Drive would help to enhance station connectivity and create a new 5 street address for the redevelopment of the bus terminal site. The station design should anticipate this eventuality by identifying how the street could be extended, and designing the station and MSF facilities to support that possibility.
The demolition of the existing Photography Drive bridge and creation of a new structure creates an opportunity to enhance the nature of the Eglinton rail underpass for pedestrians and cyclists. The new bridge should include public sidewalks and consideration should be made for how pedestrian oriented lighting and artwork could be integrated beneath the bridge along Eglinton Avenue.
Chapter 3 Key Directions 31 3.1.4 Design A Comfortable Bus Terminal That can Support New Development Over Time Short Term: Bus Terminal Platform Shelters for Rider Comfort Landscaping to Soften the As the terminus of the Crosstown, Mount Dennis Platform Station will require a substantial 15 bay bus facility capable of accommodating all of the feeder routes from north, south and west of the station. In order to both minimize transfer time for passengers and to maximize development potential on the Black Creek Triangle Area, Kodak Bldg the facility should be located within the Kodak Lands. No 9
Photography Drive To accommodate the high number of transfers Eglinton Avenue anticipated between bus, LRT and GO services, the terminal should be designed to provide seamless links to the other station facilities. Waiting passengers should be afforded a comfortable, sheltered place to wait and real-time signage indicating the arrival times of various transit services. In addition, an opportunity exists to capitalize on the size of the terminal to incorporate features such as trees and planting that can help to enhance the passenger experience by improving the Longer Term: Development Site platform space. Redeveloped Photography It is anticipated that it may be possible to decrease Bus Terminal Drive Extension the size of the bus terminal over time if the LRT is Site extended further west. A decrease in the size of the bus terminal would free up land next to the Kodak Building for redevelopment. This would help to increase the density and mix of uses at the station, support ridership and increase activity on the land around the station. The design of the bus terminal should anticipate this Kodak Bldg potential by ensuring that it is located where it can No 9
have an address off of Photography Drive or another Photography Drive street over time and by organizing it so that it is capable Eglinton Avenue of accommodating new uses should it no longer be 5 required. This rendering represents a possible redevelopment concept of 150,000 sf of office development. Parking is provided in a structure and Photography Drive has been extended toward Black Creek Drive. The remaining bus routes are serviced in on-street bays along Photography Drive.
32 Mount Dennis Mobility Hub Study 3.1.5 Create a Passenger pick-up and Alternative PPUDO Configuration Drop-off (PPUDO) That Serves the Station and Kodak Building
The passenger pick-up and drop off at the Mount Dennis Station will be a multi-purpose facility serving both GO services and passengers accessing busses or the LRT. As such, the facility should be designed to reflect PPUDO designed these characteristics incorporating features that enable to support queuing the quick drop-off and pick-up of passengers from TTC and provide additional parking services as well as the queuing that often occurs for the Daytime Parking off-peak pick-up of GO Transit users. for the Kodak Building In addition to supporting passenger pick-up and drop- Kodak Bldg off, the facility should also be designed to provide No 9 longer term parking for users of the Kodak Building. Opportunities to design the PPUDO facility to provide additional parking for the Kodak Building off-peak should also be explored. PPUDO designed A typical GO PPUDO (shown below) is a series of lanes to support quick parallel to the drive aisle that face the station entrance. drop-offs While this configuration provides a more direct line of sight for passengers and drivers, an alternative configuration with lanes angled from the drive aisle could meet queuing space and sight-line requirements while providing additional off-peak parking for the Kodak Building. Primary Entrance
Standard GO PPUDO Configuration
Eglinton Avenue
Chapter 3 Key Directions 33 Eglinton Avenue Today Eglinton Avenue today is a wide, car-oriented street unwelcoming for pedestrians and there is no sidewalk Eglinton with little space or amenity for pedestrians. It is an on the north side of Eglinton between Jane and Weston important east-west connector through the Mount Dennis Road. The Eglinton West Trail which runs along the south Avenue neighbourhood and the city. West of Keele, Eglinton side of Eglinton does not extend east of Jane Street. 3.2 transitions from a main street to a much wider arterial road that prioritizes the efficient movement of cars. Here, East of Weston Road there are few street trees or six lanes of traffic and up to two turning lanes transform pedestrian amenities. A large retaining wall along the street into a fast moving thoroughfare that divides the the north side of the street between the rail corridor north and south sides of the street. With the exception of and Black Creek Drive creates a particularly harsh 2 one block west of Weston Road, there are no buildings environment for pedestrians. fronting onto Eglinton Avenue in the study area. At the intersection of Weston Road and Eglinton Avenue, Despite the fact that Eglinton connects the Black Creek in the heart of the community, dedicated and channelized and Humber Valley systems, there is little to indicate turning lanes create long crossing points for pedestrians. this relationship. Sidewalks are generally narrow and
Weston Road
Ray Avenue Drive Creek Black
4 2 3 Eglinton Avenue 1
34 Mount Dennis Mobility Hub Study 1 2
The main street condition that exists along much of Eglinton Avenue does not exist west Dedicated turning lanes on top of 6 traffic lanes creates an unfriendly pedestrian environment at Black Creek Drive and Eglinton of Keele Street
3 4
There is currently no sidewalk on the north side of Eglinton Avenue A view of the Kodak Building, retaining wall, and Eglinton Avenue as it passes under Photography Drive east of Jane
Chapter 3 Key Directions 35 Eglinton Avenue Tomorrow
Major Themes From Public Consultation What Changes Will Occur? What Do We Want to Achieve?
Over the course of the mobility hub study there were a As Eglinton Avenue becomes a transit street, surface Eglinton Avenue will be an important connection for range of ideas shared with the team regarding the future movement will shift from being predominantly car- pedestrians and cyclists between Jane Street and Black of Eglinton Avenue. These included: oriented to being more supportive of a balance of Creek Drive, and a key contributing component of movement that includes pedestrians and cyclists. the open space and public realm network. Significant • Design the station as a destination for the Community Between Pearen Street and Black Creek Drive, a reduction streetscape improvements including trees, pedestrian in vehicle lanes will create space for wider sidewalks and amenities, and a multi-use path, will stitch the two • Improve the underpass condition for pedestrians and streetscape enhancements. valleys together. cyclists Closer to Black Creek Drive, the need to rebuild and At the station, the redesigned retaining wall will help to • Improve the parks on either end of Eglinton relocate the large retaining wall on the north side of further enhance the character of the street through the • Extend the multi-use path between Jane and the Eglinton will create additional opportunities to enhance application of special design treatments and create a Community Centre the image of the street. As the market changes over time, wide promenade connecting passengers with the new significant redevelopment may be possible at the south York Community Centre. • Improve the streetscape to make the street more west corner of Black Creek Drive and Eglinton Avenue enjoyable (the Black Creek Triangle). New development on Eglinton Avenue, including LRT and station infrastructure will contribute to the public realm • Minimize traffic impacts improvements on the north side of the street through more generous set-backs and planting.
36 Mount Dennis Mobility Hub Study The existing multi-use path that ends at Jane Street should be extended to Generous landscaping will create a true green promenade the new community centre.
Lights and public art can transform underpasses Re-naturalized park space at the Keelesdale Road area will enhance the existing park system
Streetscape plans must include pedestrian amenities such as seating, A generous, tree-lined path along Eglinton Avenue could help support families traveling between the station and the York Community Centre (flickr: lighting, and street trees. Visit Btown)
Chapter 3 Key Directions 37 6 Key Strategies For Eglinton Avenue
3.2.1 - Create an 3.2.2 - Extend Mount Dennis Eglinton Greenway the Multi-Use Path Station at Jane to the New Community Centre
Pearen Street
Eglinton Avenue Weston Road Pearen Park
Fergi Brown Park
Guestville Ave
Eglinton Flats
38 Mount Dennis Mobility Hub Study 3.2.5 - Re- naturalize the Black 3.2.3 - Create a Creek Valley Feature of the Station Wall
Coronation Park
Kodak Building No 9 York Eglinton Avenue Community Black Creek Drive Centre Keelesdale Park
3.2.6 - Create a Light and Airy LRT Overpass Photography Drive
3.2.4 - Provide an Accessible Secondary Entrance
Chapter 3 Key Directions 39
1 82 3 4
The Existing Eglinton Multi-Use Path Across Dedicated Bike Crossings Along the North Side of Eglinton Through Pearen Park The existing multi-use path on Eglinton At Jane Street, a pair of cycling activated The extended multi-use path could run The path could run along the southern terminates at Jane Street. From Jane it runs crossing points could help cyclists travel along the north side of the Eglinton right of edge of the baseball diamond between a west to Mississauga connecting with the to the northeast corner of the intersection. way on the north side of the trees. colonnade of trees to connect with Pearen Humber River trail on its way. Street due to insufficient room for a multi- use path on Eglinton in this section.
5 6 7 8
Along a Reclaimed Merging Lane The Station Along the Eglinton Promenade Along the North Side of Eglinton Between Pearen Street and the station, the The Weston Road Station Entrance will From the Secondary Entrance the path East of Black Creek Drive, either a multi- multi-use path could run along an area that contain enhanced bike facilities including could run alongside the proposed use path or bike lanes could be provided is currently being used as a merging lane secure indoor bike parking for cyclists. pedestrian promenade to the community to connect to the broader cycling network but is no longer needed. East of the rail corridor a secondary centre and a future trail on Black Creek. planned by the City. entrance will contain outdoor sheltered bike parking. Chapter 3 Key Directions 45 3.2.3 Create a Feature of The Station 1 Art Wall Wall In order to construct the LRT beneath the rail corridor, the existing retaining wall along the north side of Eglinton Avenue must be removed. A new retaining wall will need to be rebuilt north of the LRT trackway, including a protective structure between the LRT trackway and the new sidewalk on Eglinton. This creates an opportunity to provide more generous pedestrian environment and create a feature of the new retaining wall that can enhance the image of Eglinton Avenue. While the Mobility Hub Study examined multiple strategies including the creation of an art wall (1) and a glazed structure over the tracks (2), none has the 2 Structure potential to assist in transforming the image of Eglinton Avenue more than the development of a planted retaining wall system (3). The creation of a planted retaining wall along the north side of Eglinton would help to extend the “green” characteristic of the Black Creek Valley west along Eglinton Avenue and create the unique experience for transit riders of exiting the portal west of Keele and traveling over Black Creek Drive through a lush landscape into the Mount Dennis Station. There are a number of systems for the creation of a (Mayr | Ludescher | Partner) planted retaining wall including the use of stacked concrete bins filled with plants and soil, wire and cage 3 Planted systems to enable plants to grow up the wall, and terraces that allow plants to cascade down the sides of the retaining wall. Consideration should be given to the long term maintenance of the wall with preference given to systems that employ low-maintenance materials which bloom early and last late into the fall, and remain attractive in the winter.
Actions to Support the Strategy
• Explore the integration of a planted retaining wall along
the north side of Eglinton (SSL Innovative Construction Products)
46 Mount Dennis Mobility Hub Study 3.2.4 Provide an Accessible Secondary Entrance Kodak Secondary Building Entrance No 9 Building While the primary entrance to Mount Dennis Station
will be located at the corner of Weston Road and Photography Drive Eglinton Avenue, there is an identified need for a secondary entrance at grade on Eglinton Avenue to serve new development on the Black Creek Triangle, the new community centre, and valley parks at Black Creek Drive. Eglinton Avenue
As the primary entrance between the station and York Community Centre, the entrance should be designed A secondary station entrance structure fronting on to Eglinton and spanning An interesting and welcoming secondary entrance to be fully accessible and set back sufficiently to under the new Photography Drive bridge building that creates a unique feature along the street preserve adequate space for the multi-use path and street plantings of the Eglinton Greenway.
An opportunity also exists to help animate the Photography Drive underpass and enhance the environment of the station by creating a highly glazed structure that will bring light into the station during the day and act as a lantern along the street at night.
(Mayr | Ludescher | Partner)
Glazing and passenger amenities such as real-time train information create an inviting environment in this fully-accessible secondary entrance (SSL Innovative Construction Products)
Chapter 3 Key Directions 47 3.2.5 Re-naturalize the Black Creek Potential Storm Water Valley Management Pond
The closure of Keelesdale Drive to accommodate the LRT overpass provides an opportunity to re-naturalize Pedestrian Coronation Park this western section of the Black Creek Valley area. Black Creek Drive Path Along with natural vegetation and storm water management ponds, the design of the area should include paths that connect up to the Black Creek
Business Park and fully integrate the site into the Eglinton Avenue Keelesdale Park larger valley park system.
York Community Actions to Support the Strategy A re-naturalized Keelesdale Road area would extend the existing park system across Black CreekCentre Road and engage with the station area.
• If all stormwater cannot be treated on site, explore the potential to store stormwater from the Maintenance and Storage Facility in a naturalized Storm Water Management Pond on the existing site of Keelesdale Drive
• Explore the potential of designating the Black Creek Valley a Community Action Site and working with the TRCA to re-naturalize the area over time
The Keelesdale Road area today is heavily vegetated
A naturalized storm water management facility in the valley has the Trails and paths could be provided to connect the Black Creek Drive potential to become a unique destination for walking within the valley and Eglinton Avenue intersection with the Black Creek Business Park
48 Mount Dennis Mobility Hub Study 3.2.6 Create a Light and Airy LRT Guideway
The elevated guideway over Black Creek Drive will be a significant structure that is highly visible for people passing through the area or making use of the valley lands and new community centre. The design of the structure should strive to reduce its actual and perceived size in order to minimize the impact of the guideway on its surroundings including the future pedestrian and cycling path adjacent to it.
While minimizing the appearance of the guideway through its design and engineering will be important to achieving a light and airy structure, an opportunity also exists to celebrate the structure and the dynamic image of the LRT passing overhead through the use of public art. This could take the form of patterns applied to the structure or through the use of lighting which could be manipulated to change over time or when an LRT is passing by.
Actions to Support the Strategy
• Explore the use of a more streamlined structure, A transit overpass in Vancouver accommodates a multi-use path beneath it (flickr: buzzerblog) such as a single box structure
• Maximize the transparency of railings atop the New LRT Coronation Park structure so that it looks slimmer Guideway • Explore guideway treatments that reflect the aesthetic of the station
• Work with the local community to identify a public Eglinton Avenue art strategy for the structure
Black Creek Drive
York Community Keelesdale Park Centre
The LRT overpass with fly-over Black Creek Drive, through two parks, and past a new Community Centre.
Chapter 3 Key Directions 49 Weston Road Today
Weston Road is the historic main street for the Mount In contrast to many of the city’s retail main streets, there Weston Dennis Community and characterized by a mix of are currently no street trees along Weston Road. This primarily two-storey mixed use main street and is a result of overly generous lane widths which leave Road residential development. While Weston Road was little room for planting along sidewalk and boulevard. 3.3 once a more significant commercial destination for Dedicated turning lanes at Eglinton Avenue create long the community, the vitality of the street has suffered crossing distances for pedestrians. substantially over the last 20 years, a victim of declining local employment, reduced incomes in comparison to In recent years, parts of the street have seen investment other areas of the city and competing retail uses located in new street furnishings including smaller planter boxes, to the south and north of the station area. pedestrian lighting and hanging baskets.
Today many of the shops along the street are vacant and some former retail spaces have been converted to residential uses. Where larger parcels of land have been assembled, main street buildings are being demolished and replaced by low-rise townhouse developments facing the street. This has led to a reduction in street life and “eyes on the street” which contributes to the sense of a lack of safety for area residents.
Black Creek Drive
Ray Avenue
4 Eglinton Avenue
3 5 1 Weston Road 2
50 Mount Dennis Mobility Hub Study 1 2 4
In places, new townhouse development has replaced mixed-use buildings along Weston Road
3
Recently implemented streetscape improvements The Mount Dennis Community Centre
5
The Weston main street today still has the traditional retail form The Weston and Eglinton Intersection is a wide crossing for pedestrians
Chapter 3 Key Directions 51 Weston Road Tomorrow
Major Themes From Public Consultation What Changes Will Occur? What Do We Want to Achieve?
Over the course of the mobility hub study there were a The introduction of enhanced transit to Mount Dennis is Weston Road will be preserved as the neighbourhood range of ideas shared with the team regarding the future not expected to have an immediate impact on Weston "main street," with a vibrant retail core enhanced by of Weston Road. These included: Road. Instead, a gradual improvement to the residential consistent streetscaping, new green space and, in the market driven by buyers looking for affordable housing longer term, wider sidewalks with trees. with good access to transit and amenities will lead to • Preserve Weston’s main street function improvements in the viability and quality of Weston Road While much of the street should remain low-rise, well- • Enhance the public realm to make the street more retail over time. designed mid-rise buildings on larger parcels will help welcoming add more people and uses. Closer to the station a new As the market changes, the evolution of Weston Road park will become a focal point for the neighbourhood, • Design the station park as a destination could be supported by a range of initiatives including animated by new development that also provides amenity improvements to the look and character of the street and for transit riders. • Enhance pedestrian crossings to make it safer to cross an increase in employment and residential densities that the road can help to improve retail demand. Success over the • Incorporate lighting into the station to improve safety long-term will be dependent on establishing an enjoyable pedestrian environment with locally based shops that provide a unique retail offer.
52 Mount Dennis Mobility Hub Study Safe pedestrian crossings with narrow turning radii
New development that increases pedestrian activity and helps to support retail
Improved streetscape with street trees that can help to make the street Preserved main street buildings that can support new retail uses over time more inviting
Chapter 3 Key Directions 53 7 Key Strategies For Weston Road
3.3.1 - Anchor the Station with New Development
3.3.7 - Create a Series of Small 3.3.4 - Encourage Open Spaces Mid-Rise Development along Weston Road
Bartonville Avenue
Ray Avenue
Weston Road Eglinton Avenue
3.3.2 - Create a New Mount
Dennis Park Somerville Avenue Pearen Park
54 Mount Dennis Mobility Hub Study Keelesdale Park Coronation Park
Black Creek Drive 3.3.6 - Transform the Southern Entrance to the Community 3.3.3 - Preserve for New Retail Uses on
Weston Road Barr Avenue
Weston Road
Jasper Avenue
3.3.5 - Enhance Lambton Avenue Streetscapes and Widen Sidewalks
Dennis Avenue Community School
Chapter 3 Key Directions 55 3.3.1 Anchor the Station Entrance 3.3.1 Anchor the Station Entrance With New Development With New Development
On opening day, a new station entrance will be provided on the north side of Eglinton Avenue just west of the GO Rail corridor, with a walkway providing access to the corner of Weston Rd and Eglinton Avenue. Because
the Scotia Bank building at 1151 Weston Road may Kodak Building No 9 be retained in the near term, it is important for the new station entrance and walkway to be designed to maximize visibility and access from the Mount Dennis neighbourhood to the west. Over time, it is recommended that 1151 Weston Road and adjacent properties support more intense land uses given their
proximity to the station. This will help to support the Primary Entrance Mobility Hub Study objectives, create an opportunity to add more people and uses to the station area and enable the development of a new park (see section 3.3.2) at the intersection of Weston Road and Eglinton Avenue.
Actions to Support the Strategy
Eglinton Avenue
• Ensure the design of the station entrance helps to Hollis Street reinforce sightlines to and from Weston Road • Tree plantings, signage and pedestrian lighting should be organized to reinforce the connection to and from Weston Road and designed to compliment the design language of the station so that the entrance is recognizable from the street • Establish a site and area specific policy to require: a comprehensive assembly, development concept, Opening Day| Connecting to the Station Entrance and zoning implementation for the redevelopment of the entire station block that incorporates the design On opening day the new station will be constructed to and placement of the station building, the possible the rear of the Scotia Bank along Eglinton Avenue. New integration of the Scotia Bank building and a new streetscaping should seek to enhance station visibility and public park at Weston Road in whole or in part access by establishing a generous pedestrian promenade • Design the station building to anticipate and support between the station entrance and Weston Road. This should the redevelopment of the lands through the careful be supported by streetscape elements such as pedestrian siting of station servicing, the station entrance and Weston Road oriented lighting, seating and tree plantings which are mechanical vent shafts coordinated to reflect the architectural language of the • Ensure taller buildings are designed to transition in station and its surrounding open spaces. scale down to low-rise neighbourhoods through the use of angular planes and podiums 56 Mount Dennis Mobility Hub Study Kodak Building No 9
Primary Entrance
Eglinton Avenue
Hollis Street
Scenario A | Small Mixed-Use Development to Face the Park Over the long term, if the Scotia Bank property is amalgamated with the lands required for the construction of the station entrance it would be large enough to accommodate a small infill project of between three and four stories in height and preserve for the creation of a new public park at the intersection of Weston Road and Eglinton Avenue (pg 59). Redevelopment Weston Road at this scale should help to enhance visibility and access to the station entrance and provide new active uses facing the Park without impacting upon the existing housing next to the station.
Chapter 3 Key Directions 57 Kodak Building No 9
Mount Dennis Station
Eglinton Avenue
Hollis Street
Scenario B | Integrating Taller Buildings to Landmark the Station Entrance Alternatively, if all the properties along the south side of Hollis Street are acquired by a third party and consolidated with the station lands through a partnership with Metrolinx, the site would be large enough to contain a more significant building with a podium and high-rise component. The additional density would likely benefit retail in the surrounding area and help to Weston Road increase safety through additional eyes on the street. This type of development would create an opportunity to be integrated with the station entrance. Development at this scale should help to enhance visibility and access to the station entrance and transition in scale down to Hollis Street to re-complete the street.
58 Mount Dennis Mobility Hub Study 3.3.2 Create a New Mount Dennis Park/Public Square
Should the site of the Scotia Bank be redeveloped, an opportunity exists to develop a new larger public park A green space fronted by active uses at the entrance to the station.
Hollis Street The new open space should be designed to function
as the forecourt to the station entrance, connecting Eglinton Avenue passengers between the station and Weston Road. As such, the treatment of the space and its furnishings should be complimentary to the design of the station entrance and include elements such as pedestrian oriented lighting, seating and waste receptacles. Weston Road The design should include both hard and soft A new park at Weston Road and Eglinton Avenue Landscaping in front of parking landscaping but overall should seek to create a green space with generous plantings and clusters of trees that will help to reinforce the image of an Eglinton “greenway” and provide a pleasant place to linger along Weston Road.
Actions to Support the Strategy
• Should the lands surrounding the station be redeveloped, work with the land owners to establish a new public open space
• If a public open space is not achievable work with the owners to develop a publicly accessible open space designed to read and act as a neighbourhood open space
• Work with the local community and BIA to identify opportunities for the integration of public art
Clusters of planting and pathways connecting to the station
Chapter 3 Key Directions 59 3.3.3 Preserve for New Retail Uses on Weston Road
Their is strong support amongst members of the Mount Dennis community to rejuvenate Weston Road as the local retail focus of the community.
Ensuring that buildings preserve for retail uses along A pop-up store the street will be a key strategy to enable the street to restore its retail function. This will require that the current trend of permitting townhouses or conversion A Renew Newcastle poster advertising the pop-up store and gallery spaces created in of retail spaces to permanent residential uses is vacant storefronts. A similar strategy could be engaged in Mount Dennis. stopped in areas where the traditional main street fabric is still intact.
A poor retail market in the short-term can be mitigated through alternative strategies such as encouraging the occupation of retail spaces with galleries or permitting live/work arrangements that preserve for the return of full retail uses over time. Similar initiatives in Newcastle Australia have proven A temporary gallery in a vacant retail space The preservation of retail buildings in the Junction has enabled the street to be revitalized as the market improved successful with this approach.
Actions to Support the Strategy Mixed-Use Infill • Develop a retail retention zone with supportive
zoning that requires the provision of retail space at Mount street level Weston Road Dennis Station • Where retail is unfeasible in the short term, ensure Retail Eglinton Avenue buildings are designed to support conversion PearenRetention Street Zone
Guestville Avenue
Ensure that buildings preserve for retail uses in core areas (highlighted in red)
60 Mount Dennis Mobility Hub Study 3.3.4 Encourage Mid-Rise Development Weston Road along Weston Road
Weston Road is designated by Toronto’s Official Plan Mid-rise Infill as an “Avenue” from Jane to just south of Eglinton Building Avenue. This designation encourages mid-rise buildings of 5-6 storeys that are designed to integrate with adjacent houses.
Extending a similar supportive policy framework further south along Weston Road would help to make it easier to develop mid-rise buildings along Weston
Road. This would help to increase activity over time, Lambton Avenue support more main street retail and enhance safety. Ensuring that there is a policy framework in place to support mid-rise development north and south along Weston Road would help to make it easier for larger redevelopment sites to develop with higher densities Actions to Support the Strategy
• Consider reviewing zoning to support the existing site and area specific policy that permits 5 story buildings, south to Lambton Avenue
• Apply the mid-rise guidelines to new development to ensure that they integrate with adjacent low-rise areas
Setback requirements stipulated by the Avenue designation would generally limit new mid-rise development to between 5 and 6 storeys along the street
Chapter 3 Key Directions 61
3.3.6 Transform the Southern Entrance to the Community
In contrast to the Weston Road main street to the north, the small employment area at the northeast corner of Weston Road and Black Creek Drive accommodates a mix of manufacturing/retail and service uses that serve a much broader area.
Over time, it is likely that the north half of the employment area at Weston Road and Black Creek Drive will transition from manufacturing and service uses to residential uses. Future development should face the street and provide a road network that buffers residential uses, supports employment intensification south of Jasper and enables lands between Bushey and Lambton to redevelop as residential over time.
Redevelopment and intensification of the Redevelopment of the employment areas should face the street and The north half of the triangle has the potential to transition to residential employment lands should face Weston Road and accommodate parking to the rear uses over time accommodate parking at the side or rear of the building.
Actions to Support the Strategy
• Investigate with land owners the development of a comprehensive redevelopment strategy for the lands east of Weston Road between Lambton and Black Creek. Consolidated Black Creek Drive • If a strategy is achieved, use the outcomes to inform Access Commercial Redevelopment zoning and OP amendments and assist in the review Residential Infill of development applications
Brownville Avenue
Weston Road
Redevelopment of sites in the triangle should establish a street and/or driveway network that supports the intensification of adjacent residential and employment areas over time
64 Mount Dennis Mobility Hub Study 3.3.7 Create a Series of Small Open Spaces
While there is not much room on Weston Road for new green space or patios, there are a number of small underutilized spaces located at the side or Weston Road corner of buildings where local streets meet Weston Road.
An opportunity exists to transform these side lots over time into small community gathering areas,
cafe space or gardens. These new spaces could Oxford Street help to compliment local businesses by providing opportunities for spill-out uses or could be cared for and maintained by members of the community as a component of a neighbourhood greening initiative.
Denarda Street Actions to Support the Strategy
• Work with the Mount Dennis BIA, residents and local Small underutilized spaces where side streets meet Weston Road have the potential to be transformed into new community spaces businesses to identify, articulate and implement opportunities to transform underutilized side spaces over time
The side spaces could be greened as part of a community garden- Businesses should explore how side spaces could be used to support ing/greening initiative their activities with patios or business spill-out space (Flickr: Mad Mou)
Chapter 3 Key Directions 65 Coronation Park Black Creek Black Creek Drive 3.4 Triangle
Kodak Building 3 No 9 Eglinton Avenue York Community The Black Creek Triangle Today Centre
The Black Creek Triangle area is located at the southwest 1 corner of Eglinton Avenue and Black Creek Drive. The 4 site today is comprised of a large low cost grocery store to the rear with surface parking in front. To the north of the store is a vacant parcel of City-owned land facing Eglinton. To the south of the store is a vacant piece of 2 No Frills land with a rezoning proposal for a gas bar. Photography Drive
Although currently well-used as a grocery store, the site is large enough to support higher densities and a greater mix of uses. The site has historically been the subject of several larger scale proposals including the development of a new centre for the former City of York, and has Ray Avenue zoning permissions in place for a significant number of new residential units.
Weston Road
66 Mount Dennis Mobility Hub Study 1
A view from the Kodak Building across the vacant City of Toronto site and grocery store
2 3
A view looking north up Black Creek Drive
4
A view of Photography Drive today There are large areas of surface parking in front of the grocery store
Chapter 3 Key Directions 67 Black Creek Triangle Tomorrow
Major Themes From Public Consultation What Changes Will Occur? What Do We Want to Achieve?
Over the course of the mobility hub study there were a The scale of the Black Creek Triangle and its proximity The Black Creek Triangle will be transformed into a range of ideas shared with the team regarding the future to the station make it a key site for redevelopment over vibrant urban district with a mix of new uses and building of The Black Creek Triangle. These included: time, as transit is introduced and the market changes. types. New streets and blocks will help to create a more Possibilities for development on a site of this scale may walkable environment for pedestrians and enhance • Provide safe pedestrian connections to the Station and include residential, retail, hotel or office depending upon connection to and from the station. Community Centre how the market matures. In the short-term, the market may limit redevelopment to complimentary retail uses While the buildings along Black Creek Drive and Eglinton • Encourage new mixed use development and wood frame stacked townhouse development. Avenue will have a strong relationship to the Black Creek • Provide a mix of housing types Valley, a centrally located public open space will provide A changing market will allow for higher density a focus for new development and activity within the site. • Ensure new buildings address the street development to follow over the longer term, building on To mitigate the impacts at street level, tall buildings with an improvement in the condition and value of the existing bases that define and actively address the areas streets • Protect for a grocery store in this area in the future housing stock. and open spaces. • Support existing retail on Weston Road
• Create new streets and a new open space
68 Mount Dennis Mobility Hub Study Ensuring new buildings address the street and relate positively to the park
Ensuring buildings contain a mix of uses
Creating a new open space in the site
Providing shared parking Introducing new streets to support pedestrians
Chapter 3 Key Directions 69 7 Principles to Guide The Evolution of 4.1 Establish A New Street and Block Pattern the Black Creek Triangle Establish a street and block pattern that can support a mix of uses and encourage higher levels of walking.
Given the uncertainty of timing related to the redevelopment of the Black Creek Triangle it is difficult 4.2 Establish A Neighbourhood Open Space to predict the ultimate mix and form of uses. In order to Support new development with a neighbourhood scaled open space or plaza. ensure that new development helps to support transit ridership, improve access to the station and contribute to the broader aspirations of the station area, a series of seven principles to guide development in the Black Creek Triangle have been identified, which are applicable to any 4.3 Design Buildings to Face The Streets land use mix. Ensure that all new uses actively front onto streets with transparent facades and entrances. For larger retail uses this may require incorporating a mix of uses within the building some The seven principles are illustrated in the following three of which can face outwards while others face in to the site. development scenarios.
• Scenario A: Primarily Retail • Scenario B: A Mix of Retail and Residential 4.4 Accommodate Parking in Structures or Below Grade Housing Types Accommodate the majority of parking below grade or in parking structures with active uses • Scenario C: Primarily Residential at street level.
Actions to Support the Strategy
• Work with land owners to establish a site and area- 4.5 Design Convenience Parking to Minimize Impacts specific policy which reflects the 7 principles identified Accommodate convenience parking on street where possible and ensure that smaller through the mobility hub study and the requirement for a areas of convenience surface parking are designed so that they do not detract from plan of subdivision to establish a street and block pattern adjacent streets or open spaces. • Use the site and area-specific policy to asses new development proposals for the area and ensure that they 4.6 Permit Taller Buildings that Overlook the Valley are supportive of long-term objectives Allow taller buildings on bases that can take advantage of views over the valley while providing spatial enclosure to streets and open spaces.
4.7 Preserve Space for A Secondary GO Entrance Preserve for a new GO entrance south of Eglinton that connects west to Barr Avenue in the west by setting back the building from the Photography Drive bridge.
70 Mount Dennis Mobility Hub Study Coronation Park
Eglinton Avenue
Black Creek Road
York Apartments Community Centre Retail Apartments
Apartments Parking Open Retail Space
Photography Drive Apartments Grocery Store
Scenario A | Primarily Retail Parking This scenario illustrates what the site might look like if developed as a primarily retail area. Two structured parking lots, one on the City site and one to the south of the grocery store have enabled the redevelopment of the surface parking lot. A new large format store incorporates a mix of housing so that it can face Black Creek Drive and Eglinton Avenue. Several mid-rise and high-rise residential buildings overlook the park.
Chapter 3 Key Directions 71 Coronation Park
Eglinton Avenue
Apartments Black Creek Road Apartments York Community Grocery Centre Store Apartments
Open Space Retail Apartments
Photography Drive Townhouses
Scenario B| Mix of Retail and Residential Housing Types Apartments This option illustrates what the site might look like if developed with a mix of retail and residential uses. The existing grocery store has been shifted to the intersection and now incorporates a mix of residential. While most parking is accommodated below grade, a small convenience parking lot associated with a pad retail store has been designed to minimize impacts on adjacent streets. Townhouses and mid-rise apartments with earlier market potential have been developed away from the station with higher density residential uses located closer to Eglinton Avenue.
72 Mount Dennis Mobility Hub Study Coronation Park
Eglinton Avenue Apartments
Black Creek Road
York Apartments Community Centre
Retail
Apartments Open Space Apartments Photography Drive
Apartments
Scenario C | Primarily Residential The primarily residential option illustrates what the site might look like as a high density residential development. Taller apartment buildings atop street defining bases overlook the valley. A modest stand-alone retail store is located alongside Eglinton Avenue where it is easily accessible from both the station and area housing. A new open space helps to enhance the connection from the station to the centre of the site.
Chapter 3 Key Directions 73 The Black Creek Business Area Today The Black Creek Business Area today is an employment Low vacancy rates make the Black Creek Business Area Black Creek manufacturing district consisting primarily of low-rise, a key stable employment area. However, the format light industrial buildings. The area is located just north of existing buildings (low clear-heights and relatively Business Area of the planned Maintenance and Storage Facility, to the small floor plates) combined with the low demand for 3.5 west of Black Creek Drive, new industrial space in this area suggest that uses will diversify over time. Newer development in the area The area is highly car-oriented with wide roads and includes a Post Canada facility as well as a TTC Bus Barn. narrow sidewalks, a proliferation of surface parking in front of buildings, and a lack of cycling facilities. Although there are a number of bus routes running through the area, transit waiting facilities are small or overgrown with weeds. The demolition of the Kodak site has turned Industry Street into a one-sided street.
Todd Baylis Boulevard
Industry Street Black Creek Drive
4 Bertal Road
3
2
Ray Avenue
1
74 Mount Dennis Mobility Hub Study 1 2
The Ray Avenue connection to Weston Road has few pedestrian or cycling amenities
3
An overgrown transit waiting area on Industry Street The recently completed TTC Bus Barn with improved sidewalks
5 4
A crowded transit waiting area at Ray Street and Industry Street Low-rise auto oriented development along Industry Street
Chapter 3 Key Directions 75 Black Creek Business Area Tomorrow
Major Themes From Public Consultation What Changes Will Occur? What Do We Want to Achieve?
Over the course of the mobility hub study there were a The low ceiling heights and small building footprints of The Black Creek Business Area will remain a key range of ideas shared with the team regarding the future the Black Creek Business Area mean that it is currently employment area for the neighbourhood. Improvements of The Black Creek Business Area. These included: attractive to industrial tenants seeking low rents and to the pedestrian realm and the addition of dedicated operating costs. Because of this, the shift towards a focus cycling lanes will support employees by making it • Maintain existing employment uses on storage, light manufacturing and business service that easier to walk or cycle to work, as well as to reach area the area is experiencing is likely to continue. While there amenities. • Provide shops and cafés for employees may be a potential future market for retail-employment These enhancements will be augmented by the addition • Add bike lanes to protect cyclists within a warehouse environment, any accommodation for this transition must be considered through a future of small cafés or other services and a new open space • Add sidewalks and improve the streetscape Official Plan municipal comprehensive review of that will provide amenity for employees at lunch or after employment land designations and policies. hours. While the site area is fairly mature and for the • Development should face the street most part developed, new buildings or renovations to Opportunities should be pursued to increase the level of existing buildings will face the street and contribute to a • Animate the area through new uses amenity for employees and visitors through the provision better pedestrian experience. of improved streets and sidewalks, buildings that address the street, cycling facilities and new open spaces.
76 Mount Dennis Mobility Hub Study New buildings should have a public face to the street New buildings should have a public face to the street (reginaurbanecology.com)
Cycling facilities should be provided on major streets The provision of a new open space would help to provide amenity for area employees during lunch or after work
Chapter 3 Key Directions 77 5 Key Strategies For The Black Creek Business Area
3.5.5 - Line Industry Street with New Buildings 3.5.1 - Provide that Address the New and Enhanced Street Sidewalks
3.5.3 - Encourage New Amenities for Area Employees
Industry Street 3.5.2 - Support Cyclists along Ray Avenue Industry Street and Ray Avenue
3.5.4 - Establish a New Open Space for Area Employees
78 Mount Dennis Mobility Hub Study 3.5.1 Provide New and Enhanced Sidewalks
Sidewalks will be key to improving the comfort and accessibility of the Black Creek Business Area as it evolves. Sidewalks should be provided where there are none, such as along Bertal Road.
Along Industry Street, sidewalks and streetscaping should be improved over time and in conjunction with new development to provide a treed boulevard Street and sidewalk improvements around a transit station in Washington, DC, make the pedestrian experience much more comfortable and safe which will act as a buffer against larger truck and bus (planitmetro.com) traffic.
Actions to Support the Strategy
• Conduct an audit of existing sidewalks throughout the business park to identify gaps where new sidewalks should be provided and areas where existing sidewalks should be improved
• Incorporate sidewalk enhancements in planned street and capital work projects for the area
A robust treed boulevard and improved sidewalks would re-balance the street for more pedestrian comfort
Chapter 3 Key Directions 79 3.5.2 Support Cyclists Along Industry Street and Ray Ave
Industry Street and Ray Avenue already act as informal cycling connections between Mount Dennis and the City of Toronto’s suggested cycling route along Trethewey Drive. Where space permits, dedicated cycling lanes should be accommodated to make the street safer to share with trucks and busses. In areas where the street is too narrow to Designated cycling lanes can provide a safe space for cyclists on busy Bike lanes can make cycling safer and improve the pedestrian environment accommodate dedicated cycling lanes, the provision streets (flickr: Luton) by providing a buffer between the sidewalk and traffic (flickr: Luton) of sharrows can help to notify vehicles of the potential for cyclists and increase awareness.
Actions to Support the Strategy
• Work with the City to explore the potential for signed or dedicated cycling facilities on Industry Street and Ray Avenue to connect with the suggested cycling route along Trethewey Drive and planned long-term path connection along Black Creek Drive
A range of cycling amenities, including sharrows and dedicated bike lanes, could work together to make the area safer for cyclists (letsgorideabike.com)
80 Mount Dennis Mobility Hub Study 3.5.3 Encourage New Amenities for Area Employees
There are few amenities in the Black Creek Business Area today for employees such as cafés and restaurants. The inclusion of such publicly accessible ancillary uses in new development and creation of them in existing buildings is strongly encouraged to give employees a range of options that are accessible by foot or bike. New amenities will help to minimize dependance on the automobile to access services and help to support local residents wishing to walk or cycle to work. A small corner store caters to drop-in shoppers in an employment district Restaurants and cafés could be provided in new buildings and (goodfoodshops.com) with major redevelopment projects (Forestridge Business Park)
Actions to Support the Strategy
• Support zoning-bylaw amendments to facilitate+ the amenitization of the Black Creek Business Area over time
Supporting outdoor seating areas and cafe’s can help to create a more enjoyable employment environment during warmer summer months
Chapter 3 Key Directions 81 3.5.4 Establish a New Open Space Area for Employees
One of the major concerns heard about the Black Creek Business Area was the current lack of open space for the casual gathering of area employees. The City should work with developers of larger sites in the area to provide a new small- to mid-sized open spaces that can serve employees at lunch.
A preferred site identified through the course of the mobility hub process was at the corner of Industry Street and Ray Avenue where the space could be easily accessed by area employees and create a more comfortable waiting environment for transit users. Alternatively their may be the potential for a new open space on the south side of Industry Street if space exists on the MSF lands. A new open space for area employees should provide ample green space and seating to accommodate lunch and break-time activities. Actions to Support the Strategy
• Work with developers of larger sites within the area to provide a new publicly accessible open space for area employees through the planning approvals process
• This space could be privately or publicly maintained
Industry Street Ray Avenue
New Open Space
A new open space could be designed as part of a larger development or redevelopment project. It should be centrally located and highly visible to serve a maximum amount of employees
82 Mount Dennis Mobility Hub Study 3.5.5 Line Industry Street with New Buildings that Address the Street
MSF Facility As the area redevelops over time, new buildings designed to should be oriented to face the street. To increase face the street visual interest and comfort for pedestrians, entrances, amenities, and other active uses should be included
in the street face. Parking for new and renovated Industry Street buildings should provided to the rear or side of the building.
Actions to Support the Strategy Buildings should have a public face to the street with large amounts of New buildings, including any on the MSF site, should address the street transparent glazing material to increase interest at pedestrian level. to create a consistent street wall • Ensure that new buildings actively address the street and encourage parking to the rear or side of the building through the site plan approvals process
Employee cafeterias may be opened to the public providing a restaurant-style amenity for area employees. (Guildford Business Park)
Chapter 3 Key Directions 83 The Construction of the station for opening day will Opening Day result in a range of improvements to the Kodak Lands and along Eglinton Avenue. Over time, the opening And the Long day improvements and ongoing investment in the community will help to set the stage to achieve the 3.6 Term Vision long-term vision for the station area.
Rebuilt Intersection Passenger Pick Up with Improved & Drop Off With Crossings Kodak Parking
Kodak Building Fergy Brown Park Bus Terminal Primary Entrance Multi Use Path Relocated Retaining Wall Rebuilt With Special Treatment Streetscape & Multi-use Path Between Weston New Photography and Black Creek Drive Bridge
Secondary Eglinton Flats Station GO Entrance Park Station
Opening Day The Long Term Vision
84 Mount Dennis Mobility Hub Study
86 Mount Dennis Mobility Hub Study Enhancing Access
Chapter 4 Enhancing4 Access 87 Enhancing Access For Establish A Station Priority Area Make it Easier to Walk To and From The Eglinton Avenue between Weston Road and Black Creek Station Pedestrians Drive will be an important place of movement within The principle form of access to the station for people the community, supporting people walking and cycling living and working within Mount Dennis will be as and Cyclists to and from the station, passenger pickup and drop- pedestrians. These users will travel along the most 4.1 offs and travel between the neighbourhood, station and direct streets leading to and from the station as well as York Community Centre. The establishment of a Station Making it easier to walk or ride to the the primary streets around the station. The condition of Priority Area with a higher level of pedestrian and cycling sidewalks throughout the station area varies substantially. station will be important to enhancing amenity along this stretch of Eglinton will be an important In some areas, the sidewalks are generous and in good its relationship to the community and strategy to help to support access in and around the condition, while in others the sidewalks are narrow, supporting access and transfers in station and enhance safety for station users. overgrown or non existent. In order to support access and around the station area. A map Key Strategies to Support The Opportunity to and from the neighbourhood, the condition of key sidewalks and crossings leading to and from the station illustrating the proposed pedestrian • Establish a Station Priority Area (see page 102) along should be catalogued and enhanced as needed. and cycling improvements can be Eglinton Avenue that captures the intersection at Black Key Strategies to Support The Opportunity found on page 102. Creek Drive and Weston Road. Work with community representatives to identify key • Target the Station Priority Area with a higher level of • pedestrian and cycling amenity including pedestrian- neighbourhood streets leading to and from the station scaled lighting, bike posts, waste receptacles, seating and target these streets for sidewalk and streetscape and wayfinding signage. enhancements over time. Suggestions include along Dennis and Guestville Avenues which would help • Work with the local community and BIA to develop a to enhance access for the areas schools, and along public art strategy for the Station Priority Area. Bartonville and Lambton Avenues which are important east-west connectors. Over time, Barr Avenue may be • Eliminate channelized turning lanes, reduce turning an important connection following the introduction of a radii and introduce distinct crossing treatments to secondary GO entrance south of Eglinton. make it easier to cross the street within the priority area. • Identify and fill gaps within the sidewalk network.
• Introduce zebra striping at key intersections and crossing points leading to and from the station.
• Initiate underpass enhancement along key routes to improve the experience of walking beneath the bridges.
88 Mount Dennis Mobility Hub Study Enhance Access for Cyclists Preserve For a Secondary GO Entrance • Design the GO Station platforms to preserve for the creation of the secondary entrance over time. The extension of the Eglinton West trail from Jane Street In the short-term the GO station will be accessed via a to Black Creek Drive (see page 44) will position Mount concourse connection between the Kodak building and • Ensure redevelopment of the City’s land within the Black Dennis Station as an important hub within the City’s station entrance on Weston Road. Over the longer term, Creek Triangle either steps back from Eglinton Avenue regional cycling network. Once completed, it will be an opportunity may exist for the creation of secondary to Photography Drive to preserve for the extension of the possible to ride from Mount Dennis along a separated entrance that stretches beneath the rail corridor between secondary entrance or incorporates a secondary entrance pathway west to the City of Mississauga and/or down Barr Avenue with Eglinton Avenue to the east. A new and connection to Photography Drive into it’s design. the Humber River or east along a reconstructed Eglinton entrance in this location would help to better connect the Design the future connection between Photography Drive Avenue to the Don River. station to the neighbourhood and create a more direct • and the south side of Eglinton to include both stairs and route between Weston Road south of Eglinton Avenue and accessible ramping and make it generously landscaped In addition to reinforcing Mount Dennis as an important the planned York Community Centre. cycling hub, the creation of a network of cycling routes in so that it can contribute to the image of an Eglinton and around the station area will help to connect people to Key Strategies to Support The Opportunity “greenway”. the station who are too far to walk and improve access to the neighbourhood’s valley systems. This network should • Initiate a technical study to determine the optimal be supported by enhanced cycling facilities at the station location and configuration of a new secondary entrance that include both secure, longer term parking, sheltered between Barr Avenue and Eglinton Avenue. short-term parking and service amenities
Key Strategies to Support The Opportunity
Incorporate a range of bicycle parking options at the Barr Avenue • Secondary GO station including a secure sheltered parking area and Entrance sheltered short-term parking.
• Explore opportunities to provide additional cycling amenities such as a repair stand and bike pump within
the station plaza or station to support cyclists. Photography Drive • In addition to the Eglinton West Trail extension, develop an on-street cycling route connecting Pearen Park through the Black Creek Business Park to Trethewey Drive in the north.
Eglinton Avenue
Eglinton Avenue Secondary GO View illustrating the secondary GO entrance from Eglinton Entrance
Chapter 4 Enhancing Access 89 Supporting Access By 4.2 Vehicles While enhancing access for Support Passenger Pick-up and Drop-off Minimize Traffic Impacts on Existing pedestrians and cyclists will be Estimation of an appropriate number of Passenger Neighbourhoods important to supporting transit- Pick-Up/Drop-Off (PPUDO) spaces is difficult given the Depending on the long-term evolution of the station ridership, providing access for dynamic transfer activity expected. While frequent LRT area and patterns of development that occur, there may vehicles in and around the station area service would be expected to result in a high turnover be potential for increased traffic diversion due to the rate for PPUDO traffic, thereby reducing the requirement will continue to be an important part of reduction in level-of-service on Eglinton Avenue. While it for longer-duration parking spaces, GO service, with its is expected that most diversions will likely occur beyond providing a balanced mobility network. set arrival times, requires space for waiting vehicles. the local road network (i.e. around the neighbourhood on If no formal facilities are provided for quick stops, drivers other major arterials), there may also be the potential that will likely stop curbside to drop-off passengers, forming residents and employees of the Mount Dennis area will an ad-hoc Kiss and Ride operation. Conversely, an infiltrate through the local road network in order to avoid off-street PPUDO may be a more preferable location for points of congestion. drivers waiting to collect passengers from the GO Train. There are a number of measures to manage traffic In order to cater to these varying needs, a combination infiltration and mitigate the impacts of traffic diversion. of both on-street PPUDO facilities and off-street PPUDO Traffic impacts on existing neighbourhoods should facilities have been identified. be monitored following completion of the station and A small number of curbside, short-term parking bays measures to mitigate against those impacts implemented for PPUDO purposes have been identified for Eglinton as required. Avenue. These will provide a convenient stopping location for motorists; however, they offer no opportunity to turn around or recirculate to another parking space should the limited parking spaces be occupied.
For drivers with longer waits, a small PPUDO facility has been provided adjacent to the Kodak Building. This would be accessed via Photography Drive and provide space for both quick stops and longer waits associated with GO transit users.
90 Mount Dennis Mobility Hub Study Manage Parking Manage Traffic Over the Short and Long The management of traffic around the station will rely on a suite of area improvements aimed at increasing the In order to maintain the best level of service possible Term efficiency of the road network and encouraging higher for traffic operations up to and beyond the 2031 time The technical analysis for the Mount Dennis station levels of walking, cycling and transit ridership. Examples horizon, there will be a need for the City to promote non- area indicates that the major intersections are currently include: auto modes within the Mount Dennis station area. operating at acceptable levels of service with delays • Pedestrian network improvements such as improved There are a number of potential approaches that can be of between 23 and 45 seconds depending upon the intersection geometry, new crosswalks and pedestrian considered to manage the auto demand within the study direction and time of day. connections; area, including: In the short-to medium-term (5-10 years) the most • Cycling network improvements such as the extension of trails through the station area and introduction of on- Car Sharing: Encouraging developers to provide a car significant impact to traffic within the station area will be • street cycling facilities; sharing service or subsidize a car share membership a reduction in the number of lanes along Eglinton Avenue in or near residential developments provides residents from 3 down to 2 in each direction. This will have the • Transit network improvements including increased transit easy access to a vehicle when needed and can reduce greatest impact on the Black Creek Drive and Eglinton frequencies and enhanced real-time information services or eliminates the need for residents to own a primary or Avenue intersection where a delay of an additional 10 to improve decision-making; seconds can be expected during the peak period. secondary vehicle. • Parking management strategies as discussed above; and • Paid Parking Strategies: Introducing paid parking Traffic issues over the long-term will be tied to the • Road network improvements such as the implementation at area parking lots in the Mount Dennis Mobility levels of new development experienced in and around of new street connections that can help to spread traffic Hub could increase the ridership on the local feeder the station area. While real-estate market conditions to flows. support development may not be present for as far as lines by reducing the amount of vehicles that would Regardless of area improvements, the level of service for 15 - 25 years in the future, a technical analysis based commute to area parking lots. automobiles along Eglinton Avenue within the station area on a full build-out of redevelopment sites suggests that will decline. • Unbundled Parking: Separating the cost of parking for the most significant long-term impact will continue residents makes the significant cost of driving more to be felt at the intersection of Black Creek Drive and While many public concerns with respect to the review apparent and may encourage residents to make more Eglinton Avenue. Neither the medium or long-term traffic of new developments will relate to their traffic impacts, informed transportation decisions such as carpooling, impacts are expected to be unacceptable for an urban given that Mount Dennis is a designated Mobility Hub, car sharing, active transportation and transit. environment. a more balanced Mobility Impact Assessment should be encouraged for new development within the station area. Shared Parking: Providing shared parking allows The technical analysis is based on the assumption of a • This would measures the quality of service across all parking spaces to be shared by more than one user. higher percentage of non-auto users, comparable to other modes and encourage improvements to the pedestrian, Since many parking spaces will likely only used part transit hubs in the city but was not able to account for cycling and transit network. This would help to shift the time, implementing shared parking can take advantage potential increases in modal split based on the operation emphasis away from automobiles toward ensuring that new of the unused parking spaces and use the area parking of the Crosstown line or on how travel behavior may be development supports an overall a higher level of balanced facilities more efficiently. effected by the reduction in lanes on Eglinton which may mobility within the station area. result in diversions away from the area.
Chapter 4 Enhancing Access 91 92 Mount Dennis Mobility Hub Study Implementation & Partnerships
Chapter 5 Implementation and Partnerships593 The Changing Strengthening the Housing Market Increasing the Viability of Weston Road
Market Over Although the housing market is currently unable to A strengthening of the residential market will help support new development, increased transit access improve the Weston Road main street by introducing Time provided by the Crosstown in combination with new people, with a mix of incomes and interests, into the 5.1 lower than average housing prices and public realm neighbourhood. improvements will help attract new people to the The development of Mount Dennis neighbourhood. With sustained investment in the public realm, Weston station may not have an immediate Road will become increasingly attractive to local These new people will be drawn by the prospects of residents seeking the amenities, services and a main impact on the market, however, over being able to afford family-sized housing in an attractive street retail environment similar to what can be found in the longer term, increased access to setting with convenient access via transit to amenities other transit-supportive neighbourhoods. fast reliable transit in combination with and jobs throughout the city. As demand increases, Small shop spaces and lower comparative rents will help sustained community investment will the viability of the residential market will also improve, making it possible for more and varied housing forms to create an opportunity for local entrepreneurs seeking to help make the area more attractive for such as townhouse and stacked townhouse development. fill the void and contribute to the ongoing improvement of investment. the street. This could be further supported through local community economic development initiatives such as encouraging the transformation of vacant stores to cheap temporary gallery or restaurant spaces.
94 Mount Dennis Mobility Hub Study TRANSIT INVESTMENT
Attracting Higher Density Uses Diversifying Retail and Employment Uses Over the 15 to 25 year horizon, a strengthening of the At first, small shops supported by transit users will likely housing market, gradual improvements to the public be the most viable in the area immediately surrounding realm, and an increase in the number and quality of the station. As the residential market improves and shops and services along Weston Road may help to densities increase, new retail uses on sites such as the strengthen the market sufficiently to make higher-density Black Creek Triangle or on the ground floors of new mid- development viable. rise development will become increasingly viable. + Higher densities will help to increase the safety of the It is unlikely that new office uses will be developed in COMMUNITY INVESTMENT neighbourhood by improving the vibrancy of area streets Mount Dennis in the next 10-20 years. Over the longer and open spaces. It will also have a reciprocal effect on term, enhanced transit access combined with new the viability of local businesses by helping to support a residential population and enhancements to the urban broader range of retail, restaurants, cafes and services. environment in the form of public realm improvements, new retail and services may help to enhance the viability of new commercial uses at or in close proximity to the station. $ $
COMMUNITY GROWTH
PRIVATE INVESTMENT
Chapter 5 Implementation and Partnerships 95 Key City of Toronto Toronto Region Conservation Authority The City of Toronto has been an active participant in the (TRCA) Partners For Mobility Hub Study process and will continue to be a Mount Dennis’s proximity to the Black Creek and Implementation significant partner as the station area is developed. Humber River valley systems means that it is critical The City is currently leading a study along the length of that the TRCA will play an important role in the design 5.2 and development of the station. In addition to providing Eglinton Avenue, called Eglinton Connects. It is intended Metrolinx is one of the many partners to help realize the opportunities that the development comments on components of the station design relevant of new light rail transit may present. The Mount Dennis to the management of the ravine systems, the TRCA that will help revitalize Mount Dennis. through its Community Alliance and SNAP pilot projects While the station is a key first step, Mobility Hub study is intended to complement that process and help to inform recommendations made can play an important role, working with Metrolinx and Metrolinx is committed to working by the Eglinton Connects team for the Mount Dennis other partners to re-naturalize the valley and implement with stakeholders to ensure that their Station Area. The City will also be the final authority on environmental enhancement throughout the Mount Dennis Community. investment in transit infrastructure is the implementation of land use, zoning and public realm recommendations for the station area. also an investment in the Mount Dennis Toronto Transit Commission (TTC) community. In addition to integrating key recommendations of this work with the Eglinton Connects process, the City will The TTC will continue to be a critical partner as the provide critical support and guidance throughout the station area develops. The Crosstown will be operated by course of the detailed station design. The City Economic the TTC. In addition, the number of local bus routes and Development and Culture Division through its various requirements for the location and design of bus stops and programs and services will also continue to promote transit facilities will help to inform the final design of the employment and business retention opportunities and station. resources in the area. Private Sector Developers Local community Private sector developers will be play an important role The local community has been integral to the creation in the future of Mount Dennis,through the development of the Mobility Hub Study. As development proceeds, of housing and retail around the station and the potential Metrolinx will continue to work with the community redevelopment of the Eglinton/Black Creek Triangle. to ensure that they are included in the design and Following station construction, Metrolinx should identify development process for the station lands. In addition lands deemed surplus to the station and seek to attract to providing input into the station design, community new investment in support of the objectives of the plan. input will be key to informing the design of the proposed Mount Dennis Park at the western entrance to the station, BIA and the integration of public art throughout the station The Mount Dennis BIA will play an important role through area. its ongoing commitment to and investment in the quality and vitality of Weston Road.
96 Mount Dennis Mobility Hub Study Next Steps Incorporate Mobility Hub Study Ongoing outreach to potential partners recommendations into the project Throughout the development of the station and MSF, specifications for Metrolinx transit Metrolinx should continue to explore relationships with infrastructure the key partners. Opportunities to work with the City, community, social service agencies, development There are a number of steps that can Although most of the land within the Mobility Hub Study partners and local businesses should be taken where be taken to help advance The long- Area is privately owned, Metrolinx can play a significant possible in order to maximize the positive impacts of the term potential of the station area. role in encouraging the creation of a transit-supportive transit investment. station area through the design of the MSF and station These include working with partners to facilities. Similarly, as development of the station proceeds, achieve area streetscape and access Metrolinx should seek partners that can work with the The project specifications are the requirements given to enhancements, providing support to a community to explore innovative and creative uses for potential project developers for transit facilities delivered Kodak Building No.9. City-led update of the local planning using a public-private partnership model. In order to framework and coordinating with the maximize the development and place-making potential Ongoing development City and selected proponent to ensure of the station, the Mobility Hub Study should be included as a reference document for potential bidders and the Following the completion of station construction, that the final station designs support the selected proponent. Metrolinx should identify excess lands within the station objectives of the plan. area that are no longer required. Once identified, an Update the Planning Framework update of the market analysis should be undertaken and a strategy related to the land-banking or disposal of the The Eglinton Connects team is currently undertaking a excess lands identified. Key opportunities for privately process to understand the potential of the Crosstown led redevelopment on station lands exist at the site of to support positive change along Eglinton Avenue the station entrance (pg 56), within the Kodak Building and will make recommendations for changes to the (pg 28) and over the longer term on the site of the bus streetscape and planning framework in support of those terminal (pg 32). opportunities. Once finalized, it is the City’s intent to use the outcomes of the process to make updates to the official plan and zoning by-laws along Eglinton Avenue. The recommendations contained in the Mobility Hub Study should be used to inform area recommendations made by the Eglinton Connects team so that they can be reflected in the City’s updates.
Chapter 5 Implementation and Partnerships 97 98 Mount Dennis Mobility Hub Study Summary of Key Directions
Chapter 6 Summary of Key 6Directions 99
Weston Road and Black Creek Drive pg64 Black Creek Triangle pg68-74 Over time, it is likely that the north half of the employment The Black Creek Triangle is the largest potential area at Weston Road and Black Creek Drive will transition redevelopment area in the neighbourhood and is able to from manufacturing and service uses to residential uses. accommodate a range of new uses, including housing, Future development should face the street and provide retail and commercial. Its size allows the introduction a road network that buffers residential uses, supports of a new street and block pattern that could encourage employment intensification south of Jasper and enables pedestrian activity and accommodate a mix of building lands between Bushey and Lambton to redevelop as types, including taller buildings that would support Recommendations seek to preserve the traditional retail function of residential over time. higher density. Weston Road and help to support new retail activity by encouraging higher density mid-rise redevelopment
Retail Areas pg60 Mount Dennis Station Entrance Site The preservation and enhancement of the Weston Road pg56-58 main street is a key concern for the community. Retail The station entrance at Weston Road and Eglinton Avenue areas are areas where new development should support is the primary entrance to the station from the existing the traditional main street character of Weston Road by community. On opening day, the station building will incorporating street level space for active uses, such as be constructed to the east of the Scotia Bank at 1151 restaurants and stores. Weston Road. If the station lands are amalgamated with the 1151 Weston Road property, they are large enough to accommodate the station building and a modest, pg70 Weston Road Avenue Development mixed use development with active uses at ground level Weston Road is designated an Avenue north of Eglinton facing onto a new neighbourhood open space. If these Encouraging higher densities and a mix of uses at the entrance to the Avenue. This designation encourages mid-rise buildings sites were assembled with the smaller properties along station would help to enhance levels of activity at the station entrance of 5-6 storeys that are designed to integrate with adjacent Hollis Street, higher density mixed use development that and safety. houses. Ensuring that the existing site and are-specific steps down toward the existing neighbourhood could be policies extending between Bushey and Lambton encourage accommodated. development of mid-rise buildings along Weston Road will help to increase activity, support main street retail and enhance safety. Black Creek Business Area pg30, 76-83 The Black Creek Business Area is transitioning from strictly manufacturing-based to a mix of warehousing, business service and combined office/ancillary retail uses. The area will remain employment-based but could contain restaurant and service uses that support area employees. New buildings should be oriented to face the street and parking should be shared, where possible, and oriented to the side or rear of buildings. The Black Creek Triangle has the ability to support higher densities and a mix of uses organized around a new street and block pattern
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Station Priority Area pg92 Sidewalk Enhancements pg79, 92 Every pedestrian and cyclist accessing the station will pass Existing sidewalks could be improved in order to enhance through this area and people travelling between Weston the pedestrian experience in and around the station area. Road and the new York Community Centre will use this In some cases, the improvements could take the form of route. Access can be supported by providing the Station new streetscaping, such as pedestrian lighting and street Priority Area with more generous crossings, enhanced trees. In other places, opportunities may exist to expand wayfinding, pedestrian lighting, public art and cycling the sidewalk area through a reduction in vehicle lane facilities. widths.
Future Secondary GO Entrance pg70, 93 Intersection Enhancements pg92 The creation of a Station Priority Area along Eglinton Avenue with a higher level of pedestrian amenity and wayfinding will help to support Over the longer-term, an opportunity exists to create a new A number of intersections have been identified where transfers in and around the station area secondary entrance to the GO platforms at the terminus intersection improvements, such as the removal of of Barr Avenue. This new entrance could extend to the dedicated turning lanes to reduce crossing distances or eastern edge of the rail corridor creating a new community improved striping, could make it safer to travel around connection between Weston Road and Black Creek Drive. the station area. Along Eglinton, at the intersections of Jane, Weston Road and Black Creek the inclusion of bike crossing infrastructure will also help to facilitate A Network of Cycling Routes pg44-45, 80, 93 crossings by cyclists. This study identifies several new routes within Mount Dennis that should be considered as opportunities within Photography Drive Extension pg31 the City’s long term cycling network. These include a connection from Pearen Park up Ray to Industry Street, an Establishing a connection between the station and the extension of the multi-use path east along Eglinton and a Black Creek Business Park is an important goal of the Mobility Hub Study. While requirements for the MSF and new north south multi-use path along the eastern side of The establishment of a network of cycling routes will help to reinforce Black Creek Drive. bus facilities make this difficult in the short term, the the community as an important hub within the City’s cycling network MSF has been designed to facilitate a street connection over the long-term when the Crosstown is extended west Neighbourhood Street Connections pg92 and the bus facility can be reduced in size. Existing streets form important neighbourhood connections leading to and from the station. Over time, as the streets are repaired or resurfaced, consideration should be given for improvements such as increased sidewalk widths, pedestrian lighting and street trees that can help support pedestrians walking to and from the station.
A network of neighbourhood street connections, enhanced sidewalks and crossings will help to make it easier to walk to the station
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Station Park pg59 Underpass Improvements pg31, 92 Secondary GO Entrance Space pg89 The location of the station on Weston Road creates an There are three underpasses within the station area. These The stepping back of development at the southeast corner opportunity to establish a new station related open space. areas are currently unfriendly for pedestrians and create a of Eglinton Avenue and Photography Drive to preserve for The park has the potential to act as both a entrance to the psychological barrier between the areas east and west of a secondary GO entrance creates an opportunity for a new station and introduce a much needed neighbourhood- the rail corridor. Streetscape improvements that increase green space connecting the Photography Drive bridge with scaled green space to the area. Extending the park treatment sidewalk space and enhance lighting would help to the south side of Eglinton Avenue. The space would be across Hollis Avenue will help strengthen the relationship improve conditions. The addition of public art would help large enough to accommodate accessible ramping and soft between the community centre and the open space. to bridge the divide and could reinforce the areas identity. landscaping that could help contribute to the image of an “Eglinton Greenway”. Parking Improvement Areas pg62 The Eglinton Greenway pg40-46 There are a number of off street parking lots along The removal of two lanes on Eglinton as per the original Weston Road that detract from the streetscape but Environmental Assessment creates an opportunity to support local businesses. These could be improved over transform the street into a green, tree-lined avenue the short to medium term through landscaping and the connecting the Black Creek and Humber valley systems planting of street trees that would help to contribute to with generous sidewalks and an extension of the Eglinton the greening of the street. Multi-use path. Improvements along the north side of Eglinton between Black Creek and Weston Road will be implemented along with the construction of the station. Re-naturalized Areas pg48 Improvements to the south side of the street and remaining The closing of Keelesdale Road creates an opportunity to areas will be implemented in conjunction with new contribute to enhanced and expanded Black Creek Valley development or planned capital improvements over time. System through the creation of new wetlands, habitat enhancements and trail connections. A treed station park with hard and soft scaping would help to mark the New Open Spaces pg70-73, 82 entrance to the station and create a new open space for the community The Station Wall pg46 Within the Black Creek Business Park and Black Creek The reconstruction of the retaining wall on the north side Triangle there are opportunities for the creation of two of Eglinton creates an opportunity to develop a new green new open spaces that could be built in conjunction with new developments. These new spaces would help to add feature wall that reinforces an Eglinton Greenway diversity to the existing offer of primarily large active open spaces by creating smaller, more urban park or plaza Station Related Public Realm and Open spaces for area residents and employees. Space pg28 An opportunity exists to create a consistent landscape Side Parks pg65 language for the station lands by ensuring that the landscape strategy developed for the publicly accessible There are a number of small underutilized spaces located lands surrounding the Kodak Building is used to inform at the side or corner of buildings where local streets meet Reduction of Eglinton Avenue down to 4 lanes, new widened sidewalks the public realm treatment for other station facilities such Weston Road. An opportunity exists to transform these and generous tree planting will help to transform the street into a as the bus terminal and PPUDO. greenway connecting the Black Creek and Humber River valleys spaces over time into small community gathering areas, Side Parks cafe space or gardens. Chapter 6 Summary of Key Directions 105 Eglinton Avenue Frontage pg46 Widened Sidewalks Along Eglinton Avenue pg40-43 The development of the station facilities along the north EPR side of Eglinton creates an opportunity for a visually The shifting of the existing retaining wall north and permeable and interesting station wall fronting Eglinton. reduction of a travel lane along the north side of Eglinton Addendum Avenue creates an opportunity for the provision of Preserving for Development Along the widened sidewalks and multi-use path along the north side of the street between Weston Road and Black Creek Issues North Side of Eglinton pg32 Drive. 6.4 The scale of the bus terminal and re-orientation of At the conclusion of the Jane Street Photography Drive creates an opportunity to preserve for Including Sidewalks on Photography long-term development adjacent to the Kodak building. to Keelesdale Park EPR addendum Drive pg31 process a series of issues were Pedestrian and Cycling Connections to the The reconstruction of Photography Drive creates an identified to be addressed within the opportunity to improve access to the Kodak Building new York Community Centre pg25,40,44 for pedestrians and over the longer term serve new Mount Dennis Mobility Hub Study. The The relocation of the existing retaining wall along the north development on the site of the bus terminal. following outlines the key items to be side of Eglinton creates an opportunity to extend a generous addressed and highlights the areas multi-use path along the north side of Eglinton Avenue Lighting and Aesthetic Improvements within the report where direction on between Weston Road and the new community centre at Black Creek Drive. Beneath the Rail Corridor pg31,40-43, them has been provided. The reconstruction of the Photography Drive bridge and Seamless Connections to Existing and implementation of streetscape improvements along the north side of Eglinton Avenue creates an opportunity to Planned Cycling Infrastructure pg44 enhance the condition of the rail underpass with new The creation of a new multi-use path along the north side pedestrian oriented lighting and public art. of Eglinton Avenue between Weston Road and Black Creek Drive has been coordinated with the City to compliment network improvements between Jane Street and Weston Road, a future cycling route along the east side of Black Creek Drive and cycling enhancements along Eglinton Avenue which are being planned as a component of the Eglinton Connects process. This creates an opportunity to link the Mount Dennis station and the neighbourhood as a whole to a much larger city/regional cycling network connecting west to Mississauga, east to the Don Valley and south to Lake Ontario.
106 Mount Dennis Mobility Hub Study Prepared for Metrolinx by: