Planning Studies & Initiatives

Dufferin Street Secondary Plan

 

 

 

 

 

 


What's New

The Dufferin Street Secondary Plan Official Plan Amendment and Urban Design Guidelines, and the City staff report with recommendations was considered at the November 10th, 2015 North York Community Council  and adopted with amendments. On December 9, 2015, City Council adopted the Secondary Plan and Urban Design Guidelines without amendments and without debate. 

By-law 1351-2015 has been appealed to the Ontario Municipal Board. 

3450 Dufferin Street

This application proposes to amend the Official Plan and Zoning By-law to permit three mixed-use buildings of 37, 33 and 29-storeys including hotel and restaurant uses. This proposal includes 255 hotel rooms, 1,044 residential units and a public park. The total gross floor area of the development is 84,466m2. The development would have a Floor Space Index (FSI) of 4.1.

The owner appealed the Zoning By-law Amendment application on January 6, 2017 and the Official Plan Amendment on March 7, 2017 to the Ontario Municipal Board (OMB) citing City Council's failure to make a decision within the prescribed time frames set out in the Planning Act.

This item will be considered by North York Community Council on April 4, 2017. It will be considered by City Council on April 26, 2017, subject to the actions of the North York Community Council.

Link to the report

Overview

The City of Toronto has initiated an Avenue Study to examine mixed land use and built form potential along Dufferin Street, between Highway 401 to just south of Lawrence Avenue West. This part of Dufferin Street has been identified as an Avenue in the City of Toronto Official Plan. The intent of the study is to develop a planning framework and recommendations which implements this resultant vision. 

The Dufferin Street Avenue Study will review: 

  • location of various densities and built forms
  • improvements to transportation network and servicing infrastructure
  • how the streetscape and pedestrian amenities environment can be improved;
  • improvements to existing community facilities, parks and open space or locations for new facilities; and
  • implementation strategies that can best achieve the vision for the area.

The results of the Dufferin Street Avenue Study will establish recommendations that include: area wide zoning changes, area specific urban design guidelines, area specific planning tools, a Transportation and Infrastructure Master Plan, and a Community Services and Facilities Strategy.

Study Area

The Study Area for the Dufferin Street Avenue Study is bounded by Highway 401 to the north to just south of Lawrence Avenue West, and includes those lands with frontage on Dufferin Street.

The Study Area encompasses approximately 32 hectares and includes the Yorkdale Shopping Centre frontage in the north-east segment of the study area, the Dufflaw development site at the northeast corner of Dufferin Street and Lawrence Avenue West and part of the lands owned by Villa Charities in the south-west segment of the study area.

Consulting Team

The consulting team working on the Study is led by DTAH and includes RE Millward, ARUP, Fabian Papa & Partners, N. Barry Lyon Consultants Limited and SWERHUN.

Environmental Assessment

The Study examined the need for new infrastructure in the area such as new streets, water mains and sewers. In accordance with the Master Plan process, the Study satisfies Phases 1 and 2 of the Municipal Class Environmental Assessment Planning and Design Process. This process included clearly establishing the problems and/or opportunities to be addressed, and developing and evaluating a reasonable range of alternative solutions. Further, public consultation was an important part of this process. While your comments and involvement were welcome at any time, the process ensures that there was public meetings held at key decision points. 

Community Consultation

Dufferin Street Secondary Plan 

Two PIPs (Planners and Public Spaces) events were hosted by City staff on August 12th, 2015 at the Marleeville Festival on Marlee Avenue, and September 10th, 2015 at the Columbus Centre.

 

Three Public Open Houses and one Design Charrette were held. The information presented at these sessions, as well as summaries of the proceedings, will be posted in this section of the website. 

A Local Advisory Committee (LAC) was established to help guide the development of the Avenue Study.  The LAC was comprised of local area residents, business owners and property owners. The role of the LAC was to advise City Planning staff and the consulting team of issues and opportunities within the area, and to provide feedback throughout the study process.

Public Open House #3

City Planning Staff, Councillor Colle's office and members of the consultant team hosted the third and final Open House on Wednesday, April 23, 2014. The purpose of this meeting was to:

  • Provide an update from the project team on the project work done to date;
  • Present the Preferred Option informed by Phases 1 & 2 Public Engagement, and the Design Charrette held on December 11, 2013;
  • Present the draft recommendations for both the Transportation and Servicing Infrastructure EA Master Plans; and,
  • Request public feedback on the Preferred Option and EA Master Plan recommendations.


Meeting Notice
 (PDF)
Public Open House #3 Presentation (PDF)
Public Open House #3 Panels (PDF)
Public Open House #3 Meeting Notes (PDF)

Local Advisory Committee Meeting #4

On Wednesday March 26th, 2014, members of Local Advisory Committee (LAC) representing a range of interests participated in the fourth and last LAC meeting as part of the Dufferin Street Avenue Study. The purpose of the meeting was to summarize the input provided from the Phase 3 public engagement activities, provide an update from the project team on the work done since the last LAC meeting, and to seek input on the direction of the Emerging Preferred Option.

Meeting Notice (PDF)
Meeting Notes (PDF)

Local Advisory Committee Meeting #3

On Wednesday February 12th, 2014, 7 members of Local Advisory Committee (LAC) representing a range of interests participated in the third LAC meeting as part of the Dufferin Street Avenue Study. The purpose of the meeting was to present and seek input on built form, open space, and streetscape options and to get feedback on a presentation for the upcoming public meeting.

Meeting Notice (PDF)
Meeting Notes
(PDF)

Public Open House #2

The City hosted a second Open House on Wednesday, February 26, 2014, which was attended by Councillor Colle's office, City Planning Staff, members of the consultant team, and members of the public. The purpose of this meeting was to:

  • Provide an update from the project team on the project work done to date;
  • Present the alternative options informed by Phase 1 Public Engagement, and the Design Charrette held on December 11, 2013; and
  • Request public feedback on the alternative options to refine and select a preferred alternative.

Public Open House #2 Notice (PDF)
Public Open House #2 Presentation (PDF)
Public Open House #2 Meeting Panels (PDF)
Public Open House #2 Servicing Panels (PDF)
Public Open House #2 Meeting Summary (PDF)

Design Charrette

The City hosted its Design Charrette on the Dufferin Street Avenue Study on Wednesday, December 11, 2013.  The purpose of the Design Charrette was to:  present the input gathered from the Public Open House meeting held on November 6th, 2013; and allow participants the opportunity to be involved in an interactive process that will help to create a vision for Dufferin Street, which may include area-specific planning policies, urban design guidelines and zoning standards.

Local Advisory Committee Meeting #2

The City hosted its second Local Advisory Meeting (LAC) on the Dufferin Street Avenue Study on Wednesday, November 20, 2013. The purpose of this meeting was to present the input from the Public Open House held on November 6, 2013; provide an update from the project team on the project work done since the last meeting; and to seek input to refine the presentation for the upcoming Design Charrette on December 11, 2013.

Public Open House #1

The City hosted an Open House on the Dufferin Street Avenue Study on Wednesday, November 6, 2013. The purpose of this meeting was to introduce the study and the project team and hear your initial thoughts on opportunities and challenges that this study can address.

Local Advisory Committee Meeting #1

The City hosted its first Local Advisory Meeting (LAC) on the Dufferin Street Avenue Study on Wednesday, October 23rd, 2013. The purpose of this meeting was to introduce the study and the project team to the LAC members and to hear their thoughts on opportunities and challenges that this study can address.

Study Process

The Dufferin Street Avenue Study will be executed in four phases, as outlined below.

Phase 1: Understand Dufferin Street and Establish a Vision (Sept. 2013 to Nov. 2013)

  • Project Purpose and Schedule
  • Understand Context and Existing Conditions
  • Local Advisory Committee (LAC) Meeting #1 - October 23, 2013
  • Public Meeting #1: Establish the Community Vision - November 6, 2013

Phase 2: Generate Ideas (Nov. 2013 to Dec. 2013)

  • Local Advisory Committee (LAC) Meeting #2 - November 20, 2013
  • Design Charrette - December 11, 2013

Phase 3: Test and Confirm Ideas (Dec. 2013 to Mar. 2014)

  • Local Advisory Committee (LAC) Meeting #3 - February 12, 2014 (Rescheduled)
  • Public Meeting #2: Potential Options - February 26, 2014

Phase 4: Synthesis and Report (Mar. 2014 to Apr. 2014)

  • Prepare Draft Report
  • Local Advisory Committee (LAC) Meeting #4 (March 26th, 2014)
  • Public Meeting #3: Draft Recommendations (April 23rd, 2014)
  • Confirm Actions to Follow

Documents

Planning staff were directed in 2014 by North York Community Council to draft Official Plan Amendments, amendments to the Zoning By-laws, and other planning tools and necessary implementation strategies, suited to the Avenue. The Avenue Study recommendations will be implemented through a Secondary Plan. The proposed Secondary Plan for Dufferin Street provides a comprehensive framework to guide growth, including direction for a desired type and form of physical development, providing for appropriate transition in scale and activity between districts, and guides investment in infrastructure and community services and facilities required to support future growth. Specifically, the proposed Secondary Plan envisions a mix of residential and commercial land uses, improved connectivity through new public streets and lanes, pedestrian and cycling infrastructure, and priority transit lanes.

The Dufferin Street Secondary Plan draft Official Plan policies and draft Urban Design Guidelines, and the city staff report with recommendations, was considered at the June 12th, 2015 North York Community Council meeting where Council directed staff to circulate the Draft Secondary Plan to City Divisions, Agencies, the Technical Advisory Committee, and Local Advisory Committee, and to post the draft Secondary Plan on the study webpage. In addition to the Dufferin Street Avenue Study community consultation initiatives in 2013 – 2014), two PIPs (Planners and Public Spaces) events were hosted by City staff on August 12th, 2015 at the Marleeville Festival on Marlee Avenue, and September 10th, 2015 at the Columbus Centre.

The Dufferin Street Secondary Plan Official Plan Amendment and Urban Design Guidelines, and the City staff report with recommendations was considered at the November 10th, 2015 North York Community Council  and adopted with amendments. On December 9, 2015, City Council adopted the Secondary Plan and Urban Design Guidelines without amendments and without debate. By-law 1351-2015 has been appealed to the Ontario Municipal Board. 

Staff Reports

Dufferin Street Secondary Plan ~ Final Report

Staff Report on the Dufferin Street Secondary Plan Official Plan Amendment and Urban Design Guidelines, and the city staff recommendations was considered at the November 10th, 2015 North York Community Council meeting and Decemeber 9th, 2015 meeting of City Council.

3140 Dufferin Street

Refusal Report - Proposed amendment to the Official Plan at 3140-3170 Dufferin Street and 60-68 Apex Road to permit two mixed-use buildings of 28 and 22 storeys separated by a new public road oriented in a north to south configuration. The overall development would have a gross floor area of approximately 59,400 square metres and a Floor Space Index (FSI) of 3.86. There would be 578 residential units, 878 parking spaces and 1135 bicycle parking spaces. A new 1900 square metre public park is also proposed.

The Staff report reviews and recommends refusal of the application to amend the Official Plan as it is inconsistent with the recently-adopted Dufferin Street Secondary Plan.

City Initiated Official Plan Amendment Dufferin Street Avenue Study

The Dufferin Street Secondary Plan draft Official Plan policies, and the city staff report with recommendations was considered at the June 12th, 2015 North York Community Council meeting. Council's recommendations can be found here.

Dufferin Street Avenue Study – Status Report

A Status report summarizing the results of the Dufferin Street Avenue Study, and recommendations for implementation, was considered at the August 12th, 2014 North York Community Council meeting and August 25th, 2014 City Council meeting. The City staff report and Council's recommendations can be found here.

Dufferin Street Avenue Study: Transportation Master Plan & Infrastructure Master Plan

Municipal Class Environmental Assessment - Notice of Study Completion

The City of Toronto has completed a comprehensive Transportation Master Plan (TMP) and Infrastructure Master Plan (IMP) to address transportation and infrastructure needs in the areas adjacent to Dufferin Street between Highway 401 and Lawrence Avenue West. The TMP and IMP are in accordance with Phases 1 and 2 of the Municipal Class Environmental Assessment process and complement the Dufferin Street Avenue Study, which recommends a preferred land use and built form scenario.

Alternative transportation planning and servicing solutions were identified and evaluated against a set of criteria. The TMP and IMP set out recommended phasing and future environmental assessment work to support a preferred solution identified through this analysis.

The studies were carried out satisfying the requirements for Phase 1 and 2 of the Municipal Class Environmental Assessment process. The Project File has been completed and placed on public record for a 30-day review period starting January 29, 2015 and ending February 27, 2015. 

The Notice of Completion can be downloaded here.

Dufferin Street Avenue Study - Transportation Master Plan

 

Dufferin Street Avenue Study - Infrastructure Master Plan

The Dufferin Street Avenue Study - (Planning) Status Report was considered by North York Community Council on August 12, 2014 at 2:45 p.m. The Status Report was considered by City Council on August 25, 2014, and the decision can be found here.

DTAH has prepared its final report which makes recommendations to amend the City of Toronto Official Plan, the former City of North York By-Law 7625 and the City Wide Zoning By-law, for the study area. The report also recommends that Staff finalize a set of Urban Design Guidelines prior to implementing the findings and recommendations contained in the Dufferin Street 'Avenue' Study. The report can be found at the following link below:

Staff Report

Staff Report: Recommending that an Avenue Study be undertaken for Dufferin Street between Highway 401 to just south of Lawrence Avenue West.

Executive Summary for Phase 1

The Executive Summary for Phase 1 has been completed, which gives a synopsis and overview of the study area and the processes involved to achieve the final report.

Phase 1 Executive Summary (PDF)

Executive Summary for Phase 2

The Executive Summary for Phase 2 has been completed, which gives a synopsis and overview of the results of the Design Charette and public consultation, and the design options that were identified, evaluated and tested as part of Phase 2.

Phase 2 Executive Summary (PDF)

Executive Summary for Phase 3

The Executive Summary for Phase 3 has been completed which summarizes the consultation in this phase, and provides an overview of the preferred option which was based on evaluation criteria and the preliminary options evaluated in Phase 2.

Phase 3 Executive Summary (PDF)

Consultant's Study

DTAH has prepared its final report which makes recommendations to amend the City of Toronto Official Plan, the former City of North York By-Law 7625 and the City Wide Zoning By-law, for the study area. The report also recommends that Staff finalize a set of Urban Design Guidelines prior to implementing the findings and recommendations contained in the Dufferin Street 'Avenue' Study. The report can be found at the following link below:

Applications

3450 Dufferin Street

This application proposes to amend the Official Plan and Zoning By-law to permit three mixed-use buildings of 37, 33 and 29-storeys including hotel and restaurant uses. This proposal includes 255 hotel rooms, 1,044 residential units and a public park. The total gross floor area of the development is 84,466m2. The development would have a Floor Space Index (FSI) of 4.1.

The owner appealed the Zoning By-law Amendment application on January 6, 2017 and the Official Plan Amendment on March 7, 2017 to the Ontario Municipal Board (OMB) citing City Council's failure to make a decision within the prescribed time frames set out in the Planning Act.

This item will be considered by North York Community Council on April 4, 2017. It will be considered by City Council on April 26, 2017, subject to the actions of the North York Community Council.

Link to the report

3140-3170 Dufferin Street and 60 and 68 Apex Road

This application proposes to amend the Official Plan to permit two mixed-use buildings of 28 and 22 storeys separated by a new public road oriented in a north to south configuration. The overall development would have a gross floor area of approximately 59,400 square metres and a Floor Space Index (FSI) of 3.86. There would be 578 residential units, 878 parking spaces and 1135 bicycle parking spaces. A new 1,900 square metre public park is also proposed.

City Council adopted this item on June 7, 2016 without amendments and without debate. This item was considered by the North York Community Council on May 10, 2016 and adopted without amendment. It was considered by City Council on June 7, 2016.

Link to the report

3130 Dufferin Street

This application proposes to amend the Zoning By-law to permit a mixed use building containing 374 residential dwelling units and 1,379m2 of retail floor space. The application proposes a 12- storey building element abutting Dufferin Street, a 6-storey building component abutting Apex Road, a 24-storey tower situated internally to the site (in the southwest corner) and a 6-storey building element connecting the 24-storey and 12-storey towers. With 45,814m2 of gross floor area, the application proposes a Floor Space Index of 5.84.

The applicant appealed the proposed Zoning By-law Amendment application to the Ontario Municipal Board (OMB), citing Council's lack of decision on the application within the time frame specified in the Planning Act.

Link to the OMB decision