eglinton planning may 12 consultation boards
DESCRIPTION
Display boards from the May 2012 Eglinton Planning consultationsTRANSCRIPT
www.toronto.ca/[email protected]
placeMAKINGonEGLINTONEglinton-Scarborough Crosstown Planning Study
Approach
A S S E S S
D E V E L O P
T E S T
D E F I N E
R E S E A R C H
A N A L Y Z E
RECOMMEND
IMPLEMENT
STUDY OBJECTIVESA Comprehensive Vision for Eglinton Avenue Updated Tools that Support the Eglinton-Scarborough Crosstown Transit Line
TTC Station Design Review and Development Approval
WE ARE HERE
Framework www.toronto.ca/[email protected]
placeMAKINGonEGLINTONEglinton-Scarborough Crosstown Planning Study
REGION WIDEPlaces to Grow: The Growth Plan for the Greater Golden HorseshoeRegional Transportation Plan –The Big Move: Transforming Transportation in the Greater Toronto and Hamilton AreaMobility Hub Guidelines for the Greater Toronto and Hamilton Area
CITY WIDEToronto Official Plan, 2006City of Toronto Act, 2007Avenues & Mid-Rise Buildings Study
LOCAL CONTEXTEglinton-Scarborough Crosstown LRT Environmental Project Report Area Specific Studies and Plans Zoning By-lawsUrban Design Guidelines Development Review Design Review Panel
PROVINCE WIDEPlaces to Grow ActProvincial Policy StatementOntario's Transit Supportive Guidelines
St. Clair Avenue WestLand Use Review and Avenue Study: Final Report
July 2010
GHK International (Canada) Ltd. | &Co. Architects | Poulos and Chung | Market Research Group
36 Avenues & Mid-Rise Buildings Study
May 2010
1. Maximum Allowable HeightThe maximum allowable height of buildings on the Avenues will be no taller than the width of the Avenue right-of-way, up to a maximum mid-rise height of 11 storeys (36 metres).
2. Minimum Building Height All new buildings on the Avenues must achieve a minimum height of 10.5 metres (up to 3 storeys) at the street frontage.
3. Minimum Ground Floor HeightThe minimum floor to floor height of the ground floor should be 4.5 metres to facilitate retail uses at grade.
4A. Front Façade: Angular PlaneThe building envelope should allow for a minimum of 5-hours of sunlight onto the Avenue sidewalks from March 21st - September 21st.
4B. Front Façade: Pedestrian Perception Step-back“Pedestrian Perception” step-backs may be required to mitigate the perception of height and create comfortable pedestrian conditions.
4C. Front Façade: AlignmentThe front street wall of mid-rise buildings should be built to the front property lines or applicable setback lines.
5A. Rear Transition to Neighbourhoods: DeepThe transition between a deep Avenue property and areas designated Neighbourhoods, Parks and Open Space Areas, and Natural Areas to the rear should be created through setback and angular plane provisions.
5B. Rear Transition to Neighbourhoods: ShallowThe transition between a shallow Avenue property and areas designated Neighbourhoods, Parks and Open Space Areas, and Natural Areas to the rear should be created through alternative setback and angular plane provisions.
5C. Rear Transition to Employment AreasThe transition between an Avenue property and areas designated Employment Areas to the rear should be created through setback and step-back provisions.
Performance Standards5D. Rear Transition to Apartment NeighbourhoodsThe transition between an Avenue property and areas designated Apartment Neighbourhoods to the rear should be created through setbacks and other provisions.
6. Corner Sites: Heights & Angular PlanesOn corner sites, the front angular plane and heights that apply to the Avenue frontage will also apply to the secondary street frontage.
7A. Minimum Sidewalk ZonesMid-rise buildings may be required to be set back at grade to provide a minimum sidewalk zone.
7B. StreetscapesAvenue streetscapes should provide the highest level of urban design treatment to create beautiful pedestrian environments and great places to shop, work and live.
8A. Side Property Line: Continuous Street WallsMid-rise buildings should be built to the side property lines.
8B. Side Property Line: Limiting Blank Side WallsBlank sidewalls should be designed as an architecturally finished surface and large expanses of blank sidewalls should be avoided.
8C. Side Property Line: Step-backs at Upper StoreysThere should be breaks at upper storeys between new and existing mid-rise buildings that provide sky-views and increased sunlight access to the sidewalk. This can be achieved through side step-backs at the upper storeys.
8D. Side Property Line: Existing Side WindowsExisting buildings with side wall windows should not be negatively impacted by new developments.
8E. Side Property Line: Side Street SetbacksBuildings should be setback along the side streets to provide transition to adjacent residential properties with front yard setbacks.
3.2
urbanDESIGN • urbanAVENUES • urbanMIDRISE • urbanTRANSIT • urbanSTREETSCAPE • urbanSPACE
AVENUES & MID RISE BUILDINGS
www.toronto.ca/planning/midrisestudy.htm
45˚
45˚
10.5m
Rear set back and Angular Plane
Shallow Lots: Taken at a height of 10.5m above the 7.5m set back
Deep Lots: Taken at from the rear lot line (See Cross Section)
Streetwallup to6 Storeys
36m maximum building height is equal to the width of the R.O.W.
continuity of streetwall
(lot frontage - ideal 30m min.)
Lot Depth
7.5m
Minimum Ground Floor Height: 4.5m
80% ofR.O.W. width
Minimum sidewalk width4.8m for R.O.Ws less than or equal to 30m
6.0 for R.O.Ws greater or equal to 30m
RoofsMechanical penthouses may exceed the maximum height by 5m but may not penetrate angular planes
Front Angular Plane45˚ taken along the front property line at a height of 80% of maximum height (R.O.W. width)
AVENUE
SIDE STREET
CITY
OF
TORO
NTO
GENE
RAL
AREA
SPE
CIFI
C
Jane
Alle
n
Yon
ge
Don
Val
ley
Pkw
y.
Ken
nedy
McC
owan
Eglinton
WESTO
N/BLA
CK CREE
KKEE
LE
CALEDONIA
DUFFER
IN
OAKWOOD
EGLIN
TON W
EST
BATHURST
AVENUE
CHAPLIN
EGLIN
TON
MT. PLE
ASANT
BAYVIEWLA
IRDLE
SLIE
DON MILL
S
WYNFORD
BERMONDSE
Y
MIDLA
ND
SCARBOROUGH C
ITY C
ENTR
E
Mc COWAN
WARDEN
VICTO
RIA PARK
BIRCHMOUNT
ELLE
SMER
E
LAWREN
CE EAST
KENNED
Y
Avenues
Employment Districts
Centres
Downtown and Central Waterfront
Green Space System
Major Streets and Highways
Local Streets
Eglinton-Scarborough Crosstown
TTC Subway Route and Stations
Toronto's Avenues perform a "main street" role where growth in housing and jobs is encouraged in a mid-rise form while improving the streetscape, pedestrian environment and transit accessibility. The Eglinton- Scarborough Crosstown Planning Study will work with the community to anticipate change and create a vision for the corridor.
Yonge-Eglinton and Scarborough Centres are characterized by good transit and can accommodate various levels of commercial office jobs and residential growth. Secondary Plans are tailored to the individual circumstances of each location and set the development framework for each Centre.
Employment Districts support manufacturing, warehousing and commercial office jobs. They are protected and promoted exclusively for employment functions.
placeMAKINGonEGLINTON
Urban Structure www.toronto.ca/[email protected]
Eglinton-Scarborough Crosstown Planning Study
Avenues EmploymentCentres
Map 2: Urban StructureCity of Toronto Official Plan
1739-1741
1711-1713
1717-1719
2344
2342
1761-1775
1747C
1749
1815
1751
1725-17271731-1733 1723
1735-1737
1747
1753-1755
1817
2380
1747B
1721
653
680
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649
678676
674
18351837
795
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682
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1845A2352 1815
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1766-1768
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1774
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1780A17801804A-1808
1726-1728
17201718B
1720A
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1704A1704
1708A
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17081710A
1710 1706
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17901792
1818
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183
185187
1828
11
227
1859
167
153151
1861A167A
18931895
1861-1863
1877
1881
1883
1879
1845A2352
2344A
2346A
2348
2346
2342A
1845
2348A
2350-23542350B
1927-1929
157
137
2336
150
155
135
148
2334
134
133
146
147
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142
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127125
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1839
18431849
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1901
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156
1921
2340
161
1923
154
159
1925
2338
152
31
1924
1889
1887
1845A235218431849
1885
1897
1900.51896
31
1898
1906-19081902-1904
1910-1912
1920A
1914-19181920
1924
7
5
1862 1856-1860
1862B
1854
2396A
1850
2388
2394
2396
25
23
21
19
17
15
13
11
1886
1892
1894
2384
1840
1848
1890
EGLINTON AVE W
NORTHCLIFFE BLVD
EGLINTON AVE W
LIVINGSTONE AVE
SHORTT ST
DUFFERIN ST
DUFFERIN ST
SECONDARYENTRANCE
SEV BUILDINGSTATION MAIN
ENTRANCE
EGLINTON AVE W EGLINTON AVE W
LANARK AVE
GLEN
HO
LME AV
E
NO
RTHCLIFFE BLV
D
LIVINGSTONE AVELIVINGSTONE AVE
BELGRAVIA AVEBELGRAVIA AVE
LOCKSLEY AV
E
HUNTER AVE
RAMSDEN RD
SHO
RTT ST
BATH
URS
T ST
PEVERIL H
ILL N
MEN
IN RD
FLAN
DERS RD
CAM
BERWELL RD RO
STREVO
R RD
GLEN
CEDA
R RD
MA
RLEE AVE
GLEN
ARD
EN RD
PARK H
ILL RD
BELGRAVIA AVE
LIVINGSTONE AVEWEMBLEY RD
CITIZENS LANE
WILLIA
M R A
LLEN RD
N
WILLIA
M R A
LLEN RD
S
EGLINTON AVE W
BATH
URS
T ST
EGLINTON AVE W
WEMBLEY RD
HILLTO
P RD
OLD
PARK RD
OA
KWO
OD
AVE
WIN
NETT AV
E
ATLAS AV
E
WIN
ON
A D
R
ALA
MED
A AV
E
EVERD
EN RD
LANARK AVE
EGLINTON AVE W EGLINTON AVE W
OLD FOREST HILL RD
Key Plan
Dufferin Station Vicinity
Proposed Station Buildings Potential Station Entrances
Area Context www.toronto.ca/[email protected]
Eglinton-Scarborough Crosstown Planning Study placeMAKINGonEGLINTON
Not to Scale
Note: For Information Purposes Only.
City PlanningDivision
Land Use PlanCity Wide MapDecember 2010
Neighbourhoods
Mixed Use Areas
Land Use Designations
Regeneration Areas
Employment Areas
Utility Corridors
Institutional Areas
Apartment Neighbourhoods
Parks and Open Space Areas
Natural Areas
Parks
Other Open Space Areas(Including Golf Courses,Cemeteries, Public Utilities)
Railway Lines
Major Streets and Highways
Local Streets
Hydro Corridors
Special Study AreaSee Chapter 7, Site and AreaSpecific Policies 235, 236
0 500 1000 1500m
Land Use www.toronto.ca/[email protected]
ALLE
N RO
AD
MAR
LEE
AVE.
OAKW
OOD
AVE.
BATH
URST
ST.
DUFF
ERIN
ST.
CALE
DONI
A RD
.
KEEL
E ST
.
MAR
LEE
AVE.
OAKW
OOD
AVE.
BATH
URST
ST.
DUFF
ERIN
ST.
CALE
DONI
A RD
.
KEEL
E ST
.
placeMAKINGonEGLINTONEglinton-Scarborough Crosstown Planning Study
Neighbourhoods Apartment Neighbourhoods Parks and Open Space Area Mixed Use Area Employment AreasNeighbourhoods are considered physically stable areas made up of residential uses in lower scale buildings but also include parks, low scale local institutions, home occupations, cultural and recreational facilities and small-scale retail, service and office uses. Development in Neighbourhoods will respect and reinforce the existing physical character of the neighbourhood.
Apartment Neighbourhoods are made up of apartment buildings and parks, local institutions, cultural and recreational facilities, and small-scale retail, service and office uses that serve the needs of area residents. Compatible infill development may be permitted if the apartment site has sufficient underutilized space.
From urban wilderness to community parks, Toronto’s many parks and open spaces offer residents, workers and visitors a range of experiences. Development is generally prohibited within Parks and Open Space Areas.
Natural Areas will be maintained primarily in a natural state while Other Open Space Areas will be used primarily for golf courses, cemeteries, and open spaces associated with utilities and other specialized uses and facilities.
Mixed Use Areas are made up of a broad range of commercial, residential and institutional uses, in single use or mixed use buildings, as well as parks and open spaces and utilities. Development in Mixed Use Areas along the Avenues will generally be at a much lower scale than in the Downtown and Centres.
Employment Areas are places of business and economic activity contain uses such as offices, manufacturing, warehousing, distribution, research and development facilities, media facilities, parks, and hotels. It is important to the City's economy that Employment Areas function well and attract new firms.
Designations that Reinforce Existing Physical Character: Designations for Growth:
Land use designations establish the general uses that are provided for in each designation. They describe where housing can be built, where stores, offices and industry can locate and where a mix of uses is desired.
Map 17: Land Use Plan City of Toronto Official Plan
LRT Stations
Key Plan Proposed Station Buildings
LRT Stations
Potential Station Entrances
Area Context
EGLINTON WESTSTATION
BEN NOBLEMANPARK
EGLINTON AVE W EGLINTON AVE W
LANARK AVE
GLEN
HO
LME AV
E
NO
RTHCLIFFE BLV
D
LIVINGSTONE AVELIVINGSTONE AVE
BELGRAVIA AVEBELGRAVIA AVE
LOCKSLEY AV
E
HUNTER AVE
RAMSDEN RD
SHO
RTT ST
BATH
URS
T ST
PEVERIL H
ILL N
MEN
IN RD
FLAN
DERS RD
CAM
BERWELL RD
ROSTREV
OR RD
CHILTERN
HILL RD
GLEN
CEDA
R RD
MA
RLEE AVE
GLEN
ARD
EN RD
PARK H
ILL RD
BELGRAVIA AVE
LIVINGSTONE AVEWEMBLEY RD
CITIZENS LANE
WILLIA
M R A
LLEN RD
N
WILLIA
M R A
LLEN RD
S
EGLINTON AVE W
BATH
URS
T ST
EGLINTON AVE W
WEMBLEY RD
HILLTO
P RD
OLD
PARK RD
OA
KWO
OD
AVE
WIN
NETT AV
E
ATLAS AV
E
WIN
ON
A D
R
ALA
MED
A AV
E
EVERD
EN RD
LANARK AVE
EGLINTON AVE W EGLINTON AVE W
OLD FOREST HILL RD
DU
FFERIN ST.
DU
FFERIN ST.
WESTO
VER H
ILL RD
STRATHEA
RN RD
FAIRLEIG
H CRES
www.toronto.ca/[email protected]
Eglinton-Scarborough Crosstown Planning Study placeMAKINGonEGLINTON
EGLINTON WESTSTATION
BEN NOBLEMANPARK
FLAN
DERS RD
WESTO
VER H
ILL RD
STRATHEA
RN RD
MA
RLEE AVE
FAIRLEIG
H CRES
GLEN
ARD
EN RD
PARK H
ILL RD
WEMBLEY RD
CITIZENS LANEW
ILLIAM
R ALLEN
RD N
WILLIA
M R A
LLEN RD
S
EGLINTON AVE W
WIN
NETT AV
E
ATLAS AV
E
WIN
ON
A D
R
EVERD
EN RD
1075
10591059A
10491049A
208
151
215
149
211
147
145
1035
1051
40
10531055
1057
38
1061
1063
53
36
51
52
34
1065
49
50
31
1071
32
47
48
29
30
45
30
46
27
28
28
43
222
44
25
26
220
41
42
23
218
24
40
216
21
22
214
20
19
212
221
18
219
210
153
217
1059A
1473A
1475 10491049A
1475B
1473
1471
1051
1053
2C
68 410
11701196
11661168
1202
1194
1200
1198
1188
11841186
11621164
1172
118211801178
1390A
1208
1414
1412
1410
1220R
1214
1220
1216
1210
1218
1212
1208R
1384
1416
13861388
13961394
1390
10
2A
1398A
1400B
1400
1398B
1400A
1402A1402B
18
17
16
15
17
15
14
11
16
11
12
14
31
9
10
9
29
12
7
27
5
8
10
7
25
5
23
8
21
4B
6
15
54A
7
11
4
1372
9
13761378
1392
1380
9799
101
103
105
107
109111
119
121
113
117
115
123
1184R
1150
1200R1204R1212R1216R
1174
21
19
2B
1374
2B
6
4
1188R1188B
1188A
21350
63
1250
1049A
1142
11361134
1132
1124
1130
1120
1144
1122
1126
1128
1166
11621164
90
9
8183
7
5
3
1150
2
482
558
483
79
554
552
1473A
14751475A
1475B
1435
1473
151
493
146
149
1463
147
491
142
1471
145
140
489
492
138
487
490
485
136
488
559
486
562
481
557
484
555
2
560
4
553
8
556
6
703
551
549
701
550A
13
5
11
1445
153
13721374
Eglinton West Station Vicinity
Not to Scale
Note: For Information Purposes Only.
City PlanningDivision
Land Use PlanCity Wide MapDecember 2010
Neighbourhoods
Mixed Use Areas
Land Use Designations
Regeneration Areas
Employment Areas
Utility Corridors
Institutional Areas
Apartment Neighbourhoods
Parks and Open Space Areas
Natural Areas
Parks
Other Open Space Areas(Including Golf Courses,Cemeteries, Public Utilities)
Railway Lines
Major Streets and Highways
Local Streets
Hydro Corridors
Special Study AreaSee Chapter 7, Site and AreaSpecific Policies 235, 236
0 500 1000 1500m
Land Use www.toronto.ca/[email protected]
placeMAKINGonEGLINTONEglinton-Scarborough Crosstown Planning Study
Land use designations establish the general uses that are provided for in each designation. They describe where housing can be built, where stores, o�ces and industry can locate and where a mix of uses is desired.
ALL
EN R
OA
D
MA
RLEE
AVE
.
OA
KWO
OD
AVE
.
BATH
URS
T ST
.
DU
FFER
IN S
T.
CALE
DO
NIA
RD
.
KEEL
E ST
.
MA
RLEE
AVE
.
OA
KWO
OD
AVE
.
BATH
URS
T ST
.
DU
FFER
IN S
T.
CALE
DO
NIA
RD
.
KEEL
E ST
.
Map 17: Land Use Plan City of Toronto O�cial Plan
Designations that Reinforce Existing Physical Character:
NeighbourhoodsNeighbourhoods are considered physically stable areas made up of residential uses in lower scale buildings but also include parks, low scale local institutions, home occupations, cultural and recreational facilities and small-scale retail, service and o�ce uses. Development in Neighbourhoods will respect and reinforce the existing physical character of the neighbourhood.
Apartment NeighbourhoodsApartment Neighbourhoods are made up of apartment buildings and parks, local institutions, cultural and recreational facilities, and small-scale retail, service and o�ce uses that serve the needs of area residents. Compatible in�ll development may be permitted if the apartment site has su�cient underutilized space.
Parks and Open Space AreaFrom urban wilderness to community parks, Toronto’s many parks and open spaces o�er residents, workers and visitors a range of experiences. Development is generally prohibited within Parks and Open Space Areas.
Natural Areas will be maintained primarily in a natural state while Other Open Space Areas will be used primarily for golf courses, cemeteries, and open spaces associated with utilities and other specialized uses and
Designations for Growth:
Mixed Use AreaMixed Use Areas are made up of a broad range of commercial, residential and institutional uses, in single use or mixed use buildings, as well as parks and open spaces and utilities. Development in Mixed Use Areas along the Avenues will generally be at a much lower scale than in the Downtown and Centres.
Employment AreasEmployment Areas are places of business and economic activity contain uses such as o�ces, manufacturing, warehousing, distribution, research and development facilities, media facilities, parks, and hotels. It is important to the City's economy that Employment Areas function well and attract new �rms.
LRT Stations
1977
1971
1969
1967
1965
1963
249
1842
78
67
247
76
63
1840
245
74
2
4
61
68
243
72
1012
70
16 14
241
222426
239
17
5
9
33
2623
2633
2641
1854
2659
1852
2677
83
1850
2685
2687
81
1848
84
73
1846
82
71
251
1844
69
80
80A
2635A
2631A
2635
2681-2683
2673-2675
2637A2637
89
2639A2639
2665-2667
2669-2671
2631
26432699Y
2701
2599
2603A
2601
2595
2591
2581
2589
2605A
2611
2597
2585A-2587
2605-2609
2593A
1866A
1866
2626A2626
2001
1997
2623
2633
2641
265926772685
2687
2660
18687
1864
1862
1858
2694
2698
2700
2631A
2635
2681-2683
2673-2675
2637
2639
22688Y
1860
1860A
2654
2690
2665-2667
2669-2671
2636A2640-2642
2636
2638
2631
26432699Y
2701
111
301
2615
192B
1977A1977
1971A1971
25992599A
2603A
2601
2597A
2595
2593
2591
2581
2579
2589
2577
2575
2579B
2575A
2577A
2595A
2605A
2611
2597
2605B
2585A-2587
2589A
2605-2609
2603
2591A
2579A
2559A2559
2561A2561
2581A
25732573A
2567A-2571
302
304
2555 2547A 2547
25452545A
2525-2527
2527A
2537A2537
2535A
2533A2533
2535
2593A
292
291
290
288
174176
178180
182
184186188
1969
190
192A
1967
1941965
1963
2539
2541
2543
2549
2557
2565
2567A
300
299
136
138
140
298
142
297
144
146
296
148
295
150
294
293
2529
2531
196
2595
2591
2581
2579
2589
2577
2575
2579B
2597
2585A-2587
2559
2561
2573
2567A-2571
2555 2547A 2547
2545
2525-2527
2527A
2537
2533
2535
2593A
2539
2541
2543
2557
2565
2567A
2529
2531
2612A
2600
2626A
2624A
2626
2624
2566A
2562
2560
2
2622
2618-2620
2622A
2574
2566
46
48
4
2033
2031
3537
39
41
43
2001
1999
2568
2570
1997
2572
26102614
2616
14
12
10
30
323436
3840
42
44
2612 2558
2546-2548
2636A2636
YARRO
W RD
SCOTT RD
.
HERTFORD AVE
BICKNELL AV
E
EGLINTON AVE W
YORE RD
KEELE ST
CAMERON AVE
EGLINTON AVE W
LESTER AVE
KEELE ST
RICHA
RDSO
N AV
E
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Key Plan Proposed Station Buildings LRT Stations
20142014A
9999 214
15
545329 605605
107111
121
125
129131
Area Context www.toronto.ca/[email protected]
Eglinton-Scarborough Crosstown Planning Study placeMAKINGonEGLINTON
LRT Stations
Not to Scale
Note: For Information Purposes Only.
City PlanningDivision
Land Use PlanCity Wide MapDecember 2010
Neighbourhoods
Mixed Use Areas
Land Use Designations
Regeneration Areas
Employment Areas
Utility Corridors
Institutional Areas
Apartment Neighbourhoods
Parks and Open Space Areas
Natural Areas
Parks
Other Open Space Areas(Including Golf Courses,Cemeteries, Public Utilities)
Railway Lines
Major Streets and Highways
Local Streets
Hydro Corridors
Special Study AreaSee Chapter 7, Site and AreaSpecific Policies 235, 236
0 500 1000 1500m
Land Use Land use designations establish the general uses that are provided for in each designation. They describe where housing can be built, where stores, o�ces and industry can locate and where a mix of uses is desired.
DU
FFERIN ST.
CALED
ON
IA RD
.
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Map 17: Land Use Plan City of Toronto O�cial Plan
Designations that Reinforce Existing Physical Character: Designations for Growth:
www.toronto.ca/[email protected]
placeMAKINGonEGLINTONEglinton-Scarborough Crosstown Planning Study
NeighbourhoodsNeighbourhoods are considered physically stable areas made up of residential uses in lower scale buildings but also include parks, low scale local institutions, home occupations, cultural and recreational facilities and small-scale retail, service and o�ce uses. Development in Neighbourhoods will respect and reinforce the existing physical character of the neighbourhood.
Apartment NeighbourhoodsApartment Neighbourhoods are made up of apartment buildings and parks, local institutions, cultural and recreational facilities, and small-scale retail, service and o�ce uses that serve the needs of area residents. Compatible in�ll development may be permitted if the apartment site has su�cient underutilized space.
Parks and Open Space AreaFrom urban wilderness to community parks, Toronto’s many parks and open spaces o�er residents, workers and visitors a range of experiences. Development is generally prohibited within Parks and Open Space Areas.
Natural Areas will be maintained primarily in a natural state while Other Open Space Areas will be used primarily for golf courses, cemeteries, and open spaces associated with utilities and other specialized uses and
Mixed Use AreaMixed Use Areas are made up of a broad range of commercial, residential and institutional uses, in single use or mixed use buildings, as well as parks and open spaces and utilities. Development in Mixed Use Areas along the Avenues will generally be at a much lower scale than in the Downtown and Centres.
Employment AreasEmployment Areas are places of business and economic activity contain uses such as o�ces, manufacturing, warehousing, distribution, research and development facilities, media facilities, parks, and hotels. It is important to the City's economy that Employment Areas function well and attract new �rms.