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Yonge and 16th KDA
Presentation to the People Plan Task ForceApril 13, 2016
Updated on April 26, 2016
Implementing the
Background Research, Draft Vision, Principles & Land Use/Design Scenarios
16th KDA - LocationOMB Approved/Appealed Development
KDA boundary
Hillcrest Mall
South Hill Shopping
Centre
Application under OMB appeal
CARRVILLE RD
David Dunlap Observatory
lands
HauloverOMB approved
Great Land OMB approved
Overview - OP Policies
Plannedlocal street
Intensification Hierarchy
16th KDA – Project Process
We are here
Purpose:To provide background research/ analysis to prepare three draft land use & design scenarios for public consultation
7 sections: Introduction Land Use and Design Policies for the 16th KDA Existing conditions Existing population and employment Transportation Benchmark review Next steps
Background Report
Overview - OP PoliciesVISION OF KDA
Intensification area to establish: mixed-use service centre high density development transit-oriented w/ rapid transit major commercial/retail node new public streets, parks, and open space
connections
OP Policies: Character - pedestrian-oriented Mix of Uses – med/high density res, office, commercial,
retail, community uses, parks Density - 2.5 to 3.0 FSI per development block Height - 3 to 20 storeys (note: max base of 6 storeys &
max 3 storeys if abutting low-rise buildings in neighbourhood designation)
o Site specific policies:o OP exception policy #5 for SE corner Haulover site:
max 28 storeys with 5.4 FSIo OP policy 4.4.1(4) encourages mixed-use format
expansions to Hillcrest Mall
Overview – Existing conditions Recognizes that there are differences
between the northern quadrants and the southern quadrants: Lot size Lack of public streets Larger building footprints
Challenge of this study is to define a scenario that brings the quadrants together as a comprehensive whole
Overview - NW quadrant retail node (Hillcrest Mall)Hillcrest Mall Expansion addition of 5977.28m2
parking lot reconfiguration 51 additional parking spaces 0.4 FSI once complete
Overview - NE quadrant (South Hill Plaza)
South Hill Shopping Centre
No Frills Former Future Shop banks restaurants other retail/commercial
Overview - SE & SW quadrants(High-rise Mixed Use)
Future Haulover
Future Great Land
9218 Yonge • applicant filed appeal
to OMB on Oct 23, 2015
• 29 and 24 storeys
9218 Yonge Street
Overview – Trails, Cycling, Greenway Connections
Overview – Transportation
Traffic analysis – Yonge, Carrville/16th operating at or above planning capacity during AM and PM peak
Intersection operations Acceptable level, except in PM peak period when southbound left turn lane operates at capacity
and side street approach operate at critical Yonge St and Spruce Avenue intersection operating at poor level during AM peak
Modal split – most trips leaving or coming to the 16th KDA are by automobile Numerous transit infrastructure improvements under construction to address traffic
capacity issues and begin to encourage a shift to transit/active transportation modes
Overview – Future Transportation Projects
Metrolinx New Station Analysis (Sept 22, 2015) Identified Yonge/16th as 1 of 50 new
stations Unclear whether SE or NE corner of
KDA
Conceptual Design Report (March 2012)(approved by TTC & York Region) Identified an option for train storage and
maintenance facility north of Richmond Hill Centre station
One option includes a future subway extension to Yonge/16th
Great Lands site plan and Hauloverexception policy accommodates a future subway station at Yonge/16th
Overview – Region’s Carrville Road EA
(Recommended for short term)
(Recommended for long term)
43 m ROW (Proposed)
Overview – New Local Streets/Fine-Grain Network
Draft Vision & Guiding Principles
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The 16th KDA will evolve from a historical retail node to a more connected, mixed-use urban centre that will become a
transit and pedestrian oriented destination.
Draft Vision
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Draft Guiding Principles1. Create Local Identity Provide a distinctive mixed-use commercial-residential node while enhancing
the role of Hillcrest Mall as a centre for retail activity Create a unique sense of place at the intersection of Yonge Street and Carrville
Road/16th Avenue Establish an attractive urban appearance through high quality building,
landscape and streetscape design
?
Draft Guiding Principles1. Create Local Identity Provide a distinctive mixed-use commercial-residential node while enhancing
the role of Hillcrest Mall as a centre for retail activity Create a unique sense of place at the intersection of Yonge Street and Carrville
Road/16th Avenue Establish an attractive urban appearance through high quality building,
landscape and streetscape design
2. Improve Connectivity Promote a walkable and connected pedestrian and cycling environment Expand the public street network to create a finer-grained system with buildings
aligned to frame existing and new streets Enhance the urban open space system to expand connections to the Greenway
System
?
Draft Guiding Principles1. Create Local Identity Provide a distinctive mixed-use commercial-residential node while enhancing
the role of Hillcrest Mall as a centre for retail activity Create a unique sense of place at the intersection of Yonge Street and Carrville
Road/16th Avenue Establish an attractive urban appearance through high quality building,
landscape and streetscape design
2. Improve Connectivity Promote a walkable and connected pedestrian and cycling environment Expand the public street network to create a finer-grained system with buildings
aligned to frame existing and new streets Enhance the urban open space system to expand connections to the Greenway
System
3. Accommodate Transition Maintain the viability of existing uses and activities through phased
redevelopment opportunities that will contribute to the KDA’s evolution into a mixed-use urban centre
Provide a built form transition from the 16th KDA to adjacent residential neighbourhoods
Draft Land Use & Design Scenarios
??
Maintain Hillcrest Mall
Direct tall commercial/office buildings to Yonge and 16th junction
Protect future subway alignment (“no build zone”)
New ‘park frontage’ access along expanded German Mills Greenway
Expanded urban open space system
Pedestrian/cyclist green connection along rail corridor to Regional Centre
Commonalities in all draft scenarios Connections to Bridgeview Park / future David
Dunlap Observatory Park
Street and block pattern and urban open spaces creating east/west connections to Greenway System
Tall building height controlled by 45 degree angular plane from adjacent neighbourhoods
Mid-rise buildings generally 4-6 storeys in height. Minimum mid-rise building height of 3 stories
Three Draft Land Use & Design Scenarios
Less intense built form More intense built form
Scenario 1: Least Intense Development
Scenario 1: Street Pattern
Key variations
1 new full turn intersection at western Hillcrest driveway and new east-west street parallel to Carrville
New east/west street parallel to Carrville to delineate KDA boundary
New north-south street with right in/right out intersection at Carrville
New road along the edge of the Greenway in NE Quadrant
Scenario 1: Parks and Open Spaces
Key variations
Expansion to parkland obtained through Great Lands approval (SE quadrant)
Central square in NE Quadrant
Linear open space along subway alignment
New green spaces on Hillcrest Mall site
Scenario 1: Building Height
Key variations
Least height/density along Yonge St north of Yonge/16th intersection
Stacked townhouses used to transition to neighbourhoods
Expansion to Hillcrest Mall
No Frills and CIBC remain, with adjacent new infill development
Scenario 1: Least Intense Development
Scenario 1: Least Intense Development
Scenario 2: Medium Intensity
Scenario 2: Street Pattern
Key variations
1 new full turn intersection at western Hillcrest driveway and new east-west street parallel to Carrville
New east/west street parallel to Carrville to delineate KDA boundary
New north-south street with right in/right out intersection at Carrville
New grid pattern in NE Quadrant with public road along the Greenway
Scenario 2: Parks and Open Spaces
Key variations
Yonge Street frontage park in NE Quadrant
Linear green corridor along 16th
connecting Yonge Street to Greenway providing a gateway feature
Expanded open space on Hillcrest Mall site
Scenario 2: Building Height
Key variations
Mostly mid rise development
Taller buildings aligned along Yonge Street
Stacked townhouses transition to Neighbourhood to west of KDA on Carrville
Scenario 2: Medium Intensity
Scenario 2: Medium Intensity
Scenario 3: Most Intense Development
Scenario 3: Street Pattern
Key variations
3 potential new full turn intersections
Hillcrest driveway and new north-south street on Carrville
Hillcrest driveway and new east/west street parallel to Carrville
16th Avenue by re-configuring existing service streets and modifying the grade
New east/west street parallel to Carrville to delineate KDA boundary
Scenario 3: Parks and Open Spaces
Key variations
Expansion to Spruce Ave Park New open spaces in SE
Quadrant
Scenario 3: Building Height
Key variations Mostly mid rise development
More tall buildings than other scenarios
Stacked townhouses behind parkland obtained through Great Lands approval (SE quadrant)
Scenario 3: Most Intense Development
Scenario 3: Most Intense Development
Three Draft Land Use & Design Scenarios
16TH KDA TIMELINE
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METROLINX TCC
TERMS OF REF
BKGRDREPORT
&DRAFT VISION,PRINCIPLES &SCENARIOS
PRESENTATION
FINALRECOMMEND’N
REPORT:Preferred Scenario& Policy Directions
Drafting of Secondary Plan (SP)
DRAFT SP to CPM
PublicConsultationOn Draft SP
FINAL SP to COW
COW Fall 2016-Fall 2017
TRANSP’N WORKSHOP
(Internals,Region)
Dec. 3 2015
PUBLICCONSULT’N:
DRAFT VISION, PRINCIPLES &
SCENARIOS
Summer/Fall 2016(target)
April 2015 Apr. 13 2016 May 2016(target)
PPTF
Late April/May 2016:
Landowner meetings(as necessary)
TAT/Region input on Preferred Scenario
(based on comments received)
Dec. 14, 18 2015:
Landowner mtgs
STAGE 1: RESEARCH
2A: SCENARIO & POLICY DEV’T/CONSULTATION
2B: POLICY DIRECTIONS/FINAL REPORT
Nov. 12 2015:
Kick-off mtg
Council
We are here
