June 23, 1999

To: Toronto Community Council

From: Commissioner of Urban Planning and Development Services

Subject: Amendment No. 2 to the Downtown Yonge Street Community Improvement Plan (Wards 23 and 24, Midtown and Downtown)

Purpose:

To provide recommendations for the adoption of Amendment No.2 to the Downtown Yonge Street Community Improvement Plan, in order to facilitate the continuation of the facade improvement grant program within the existing Project Area generally bounded by Richmond Street and Grenville Street along Yonge Street and within the newly expanded Project Area generally between Grenville Street and Davenport Road along Yonge Street.

Financial Implications:

Funds for commercial facade improvement grants which would be authorized by the Downtown Yonge Street Community Improvement Plan are approved in the 1999 Capital Budget for Economic Development, Culture and Tourism.

Recommendations:

It is recommended that:

(1)the Downtown Yonge Street Community Improvement Plan be amended by adding Amendment No. 2 substantially as set out in this report;

(2)leave be granted for the introduction of the necessary Bills in Council to give effect to the foregoing; and

(3)the appropriate City officials be authorized and directed to undertake the steps necessary to implement the Downtown Yonge Street Community Improvement Plan Amendment No. 2 as set out in this report.

Background:

The former City of Toronto Council enacted By-law 1996-0135, designating Downtown Yonge Street as a Community Improvement Project Area and adopting a Community Improvement Plan for the area generally along Yonge Street between Richmond and Grenville Streets. A number of community improvement initiatives have been undertaken in this area including a Commercial Facade Improvement Grant and Loan Program.

The Ontario Municipal Board amended the Community Improvement Plan (Amendment No. 1) in an Order dated November 25, 1998, approving By-law 1997-0196 of the former City of Toronto, a by-law "To amend the Downtown Yonge Street Community Improvement Plan to incorporate the Regeneration Program into the Plan in order to facilitate the implementation of the regeneration strategies developed under the Regeneration Program". Under the Regeneration Program, the City has undertaken the Yonge Dundas Redevelopment Project at the corner of Yonge and Dundas Streets. By-laws 1996-0135 and 1997-0196 are attached to this report in Appendix A.

The current Plan by-law contains a map which defines the boundaries of the Downtown Yonge Street Community Improvement Project Area, the area being consistent with the Project Area by-laws adopted by the former City of Toronto Council as By-law 1996-0135 as amended by By-law 1996-0420.

In order to expand the Community Improvement Project Area for the use of the Commercial Facade Improvement Grant and Loan Program, City Council enacted By-law 363-1999 at its meeting of June 9. 10 and 11, 1999, expanding the existing Project Area to the north from Grenville Street to Davenport Road (see Appendix B).

The purpose of this report is to outline the purpose and content of an amendment to the Community Improvement Plan which would be implemented within the existing and newly expanded Community Improvement Project Area.

Authority provided by Section 28 of the Planning Act and the former City of Toronto Official Plan

(a)Section 28 of the Planning Act

The intent of Section 28 of the Planning Act is to provide jurisdiction for municipalities to undertake a broad range of community improvement initiatives which address the economic and social well-being of the community and may have regard for area specific concerns such as deficiencies in public amenities or the poor condition of buildings.

This area of Yonge Street has prominence with both the local downtown community and visitors and tourists. While this area does not suffer from blight, it has experienced retail changes which include a change in the retailing mix, turnover and vacancy, deterioration of building facades, including many historic buildings and changes in rent and tax structures.

(b)Section 15 of the former City of Toronto Official Plan

Section 15 of the former City of Toronto Official Plan contains community improvement policies which include the broad goal of economic and social well-being, objectives of community improvement programs and activities, measures to be used by Council and objectives with respect to commercial area improvement. In selecting areas for community improvement, considerations which need to be taken into account include the need for improved appearance or increased public amenities, the efforts of local business associations to promote their area, opportunities to co-ordinate improvements with other public works and the priority given to retail strips.

The extension of the Community Improvement Plan to the area of Yonge Street outlined in this report is consistent with these policies and approaches and meets the selection criteria set out in the Official Plan.

(c)Other relevant policies of the former City of Toronto Official Plan

This area of Yonge Street is designated as a Priority Retail Street and a Prominent Area, policies which both support the need to restore and reinvest in this area as an important downtown Toronto pedestrian shopping street.

Review of implementation within the existing Downtown Yonge Street Community Improvement Project Area

The existing facade improvement program has been in place since March 1996. In the last three years, 18 grant applications have been approved. $330,000 in City funds has been allocated to the program with an additional $80,000 for 1999. To date, the private sector investment spin-off related to these applications has been substantial: approximately $2.5 million has been spent on exterior renovations and $6.0 million has been spent on interior work. Other reinvestment in the area includes the reconstruction of the Eaton Centre exterior from Queen to Dundas Streets, the Atrium redevelopment north of Dundas Street, the Metropolis project at the northeast corner of Yonge and Dundas Streets, a new public square being constructed by the City and numerous other new tenants and related improvements.

It is desirable to build on this success and encourage the reinvestment in Yonge Street to spread north.

Character and Planning Objectives respecting the expanded Downtown Yonge Street Community Improvement Project Area

The expanded project area north of College Street generally along Yonge Street between Grenville Street to the south and Davenport Road to the north is the second segment of Yonge Street downtown which has traditionally been considered as Toronto's main pedestrian shopping street. The expansion area contains approximately 251 properties, including some larger properties which occupy entire block frontages and many multi-tenanted properties.

Unlike the area to the south between College and Queen, this northerly segment of downtown Yonge Street, while providing a tourist attraction, also plays a role as a local shopping street, providing a range of local convenience goods and services. The main characteristics of the expansion area include:

-local convenience shops and services (e.g. hair stylists and coffee shops) are common although a lack of food merchants is evident

-restaurants and fast food outlets are common throughout the area

-speciality clothing stores are common (e.g. surplus, second hand, shoes, leather)

-speciality services are common (e.g. cosmetics, tatoos, adult videos)

-the pattern of narrow storefronts and lots is apparent from the variety of shops, services and buildings

-the appearance of the street is dominated by historic storefronts and buildings, with a variety of signage, both permanent and temporary in nature

-vacancies and a lack of refurbishment tends to be more apparent south of Wellesley Street with more storefront reinvestment and greater tenant variety closer to Bloor Street

-sidewalks are narrow and the amenity of the streetscape is limited especially considering the pedestrian volumes

Approximately 17 vacant storefronts were counted in the area in June 1999. Short term tenancies (e.g. book sale outlets and liquidators) were also evident.

A significant characteristic is the predominance of historic buildings, often in strips of storefronts which are visible as one travels along Yonge Street. There are 146 properties listed on Heritage Toronto's List of Heritage Properties in the Project Area and 20 properties designated under the Ontario Heritage Act (data current to 1998). An important objective with facade improvement will be to maintain this fabric through renovation as an alternative to wide scale redevelopment. It is important to retain the large number of historic buildings as part of the history of Yonge Street and the City. The visual interest for pedestrians and the contribution of these buildings to the aesthetic appearance of the street are a public benefit.

A second planning objective is to improve economic viability and to provide support to this area as a retail shopping street. New investment will help reduce vacancies and turnover and reinforce the area's role and function as a shopping street and a tourist attraction. Facade renovations will contribute to the revitalization of the business environment, the aesthetics of the street, the vibrancy of the area, supporting street animation and public safety.

A third important planning objective to be achieved through facade improvement and retail reinvestment in this area will be to provide an improved retail environment for the new housing development in the area east and west of Yonge Street, for office building conversions which have taken place at Yonge and Wellesley Streets and for the hotel reconstruction taking place at 475 Yonge Street.

Other Community Improvement Initiatives in the area

Community improvement through facade renovations is the principal purpose of this amendment to the existing Community Improvement Plan. Other community improvement initiatives in this area which the City has been working on over the past ten years include the provision of open space (e.g. the greening of Parking Lot 2), the provision of parking (e.g. Charles/Hayden garage) and streetscape improvements (e.g. Bloor Yorkville and Yonge Street road and sidewalk reconstruction). Facade improvement in the area should be considered as part of a comprehensive strategy to improve the quality of life in this very urban and dense downtown community.

Nature and Implementation of the proposed Community Improvement Plan Amendment

(a)Nature of proposed amendment

There are two amendments proposed:

(i)Funding provisions

The current Community Improvement Plan provides two options for funding facade improvements, either through grants that are provided as tax credits on the tax bill or through loans. It is proposed that these provisions be amended to also allow the payment of the grant or loan to be made in cash to the property owner following satisfactory inspection of the approved improvement by City staff.

(ii)Term of the Program

The current Community Improvement Plan provides for a term of three years from March 1996. It is proposed that the term be extended by an additional three years from the date the amendment is adopted by City Council.

(b)Applicability of the Community Improvement Plan

While not technically part of the Community Improvement Plan, through Amendment No.1 approved by the Ontario Municipal Board, the Plan now includes a map containing the existing Community Improvement Project Area generally between Richmond and Grenville Streets along Yonge Street. The expansion area described in this report has been adopted as a Project Area by By-law 363-1999 and is not technically required to be part of the Plan. The amended policies of the Plan will be applicable throughout the entire Project Area from the existing southerly boundary at Richmond Street to the new northerly boundary at Davenport Road, generally along Yonge Street. These areas are shown on the maps attached to the by-laws appended to this report.

(c)Implementation of proposed amendment

Consultations have been held with the Yonge Street Small Business Association, Bloor Yorkville Business Improvement Area, the Yonge Street Business and Resident Association and area Councillors. The existing facade improvement program between Richmond Street and Grenville Street along Yonge Street has been implemented with the co-operation of a community-based committee which reviews facade improvement applications. Improvement design guidelines for modern or older buildings with modern facades and for older buildings which retain all or portions of their original character are set out in the original Plan and are generally applicable in the expanded Project Area. As in the case of the original Project Area, emphasis in the expanded area will be placed on older buildings which retain all or portions of their original character, including listed or designated properties.

On April 29 and 30, 1996, the former City of Toronto Council authorized the Director of Economic Development to approve commercial facade grants in accordance with the Community Improvement Plan. This process has worked well and is proposed to be continued within the expanded improvement area. The process will include liaison with Heritage Toronto as appropriate, given the large number of historic buildings. Implementation of the program will be undertaken by the Managing Director of Economic Development. Economic Development staff have been consulted and concur with the contents of this report.

Other than the amendments proposed above, the program details, eligibility and application process are unchanged from the initial Plan approved by the former City of Toronto Council.

Contact Name:

Gregg Lintern Danny Bellissimo

Community Planning Division Economic Development

South District, East SectionSouth District

Telephone: (416) 392-7363Telephone: (416) 312-0623

Fax: (416) 392-1330Fax: 392-1380

E-mail: glintern@toronto.caE-mail: dbelliss@toronto.ca

Beate Bowron

Director, Community Planning, South District

[p:\1999\ug\uds\pln\to991938.pln] - tm

Appendix A

No. 1996-0135. A BY-LAW

To designate certain lands in the Downtown Yonge Street Area as a Community Improvement Project Area and to adopt a Community Improvement Plan for the Downtown Yonge Street Community Improvement Project Area.

(Passed March 4, 1996.)

WHEREAS subsection 28(2) of the Planning Act provides that the council of a municipality which has an Official Plan which contains provisions relating to community improvement, may by by-law designate the whole or any part of an area covered by such an Official Plan as a Community Improvement Project Area;

AND WHEREAS The Corporation of the City of Toronto has an Official Plan containing provisions relating to community improvement which covers the lands described in the map attached as Schedule "A";

AND WHEREAS Council at its meeting of October 16, 1995 by the adoption of Clause 46 of Executive Committee Report No. 24 authorized the designation of certain lands abutting Yonge Street and described on Schedule "A" as a Community Improvement Project Area;

AND WHEREAS Council, by the adoption as amended, of Clause 35 of Executive Committee Report No. 6, at its meeting held on January 22, 1996 authorized the adoption of a Community Improvement Plan as described in Schedule "B" for the Downtown Yonge Street Commercial Area as a Community Improvement Project Area;

THEREFORE the Council of The Corporation of the City of Toronto enacts as follows:

1.The area outlined by a heavy line shown on the map attached as Schedule "A" is designated as a Community Improvement Project Area within the meaning of section 28 of the Planning Act.

2.The Community Improvement Plan attached as Schedule "B" is adopted as the Community Improvement Plan for the Downtown Yonge Street Community Improvement Project Area.

    BARBARA HALL,BARBARA G. CAPLAN

Mayor.City Clerk.

Council Chamber,

Toronto, March 4, 1996.

(L.S.)

SCHEDULE "A"(Map Page)

SCHEDULE "B"

The Downtown Yonge Street Community Improvement Plan

Council approved the improvement principles and guidelines for Yonge Street by adopting the Downtown Yonge Street Improvement Plan at its meeting on July 24, 1995.

The Community Improvement Plan conforms with the City's Community Improvement policies set out in the City of Toronto's Official Plan and proposes a range of joint private and public improvement initiatives which are of a public benefit.

Notification of the December 6, 1995 public meeting to discuss the Community Improvement Plan was provided in the Globe & Mail newspaper on November 6, 1995.

1.Background

On July 24, 1995 City Council approved the Downtown Yonge Street Improvement Plan (see Appendix) and requested that I report back on the designation of the Downtown Yonge Street Improvement Area as a Community Improvement Project Area under the Planning Act. Also, Council requested that I report back on the future applicability of the Facade Improvement Loan Program to Yonge Street and on the implementation of streetscape improvements. The Plan recommended a number of joint publicly and privately funded improvement initiatives for public benefit.

1.1Designation of the Improvement Area

On October 16, 1995 Council passed By-law No. 1995-0630 thereby designating the Downtown Yonge Street Improvement Area as a Community Improvement Project Area for the purpose of implementing a range of public and private property improvement projects. The boundaries of the Area are indicated on Map 1 Schedule "A", entitled "Community Improvement Project Area" in the Appendix of this report.

1.2Authority provided by Section 28 of the Planning Act

Once a By-law has been passed designating an area as a Community Improvement Project Area, the Planning Act authorizes Council to provide for the preparation of a plan suitable for adoption as a Community Improvement Plan for the Community Improvement Area.

The Act gives Council broad enabling powers to acquire land, construct, repair or rehabilitate buildings, to lease or dispose of land acquired or held by it, to make grants or loan to land owners as an exception to the Municipal Act provisions respecting bonusing, enter into agreements with other levels of government and the private sector or issue debentures for the purpose of the Community Improvement Plan.

Subsection 28(7) of the Act authorizes the City to make grants or loans to registered or assessed owners of property within Community Improvement Project Areas towards the cost of rehabilitating land and buildings in conformity with a Community Improvement Plan and with the Minister of Municipal Affairs' approval, can do so even where a grant or loan would constitute bonusing under section 111 of the Municipal Act.

1.3City's general commercial improvement policy, as articulated in the Part I Official Plan

Section 15.7 through 15.10 of the Official Plan Part I are policies which encourage the improvement of the City's commercial areas. Programs and activities which may be undertaken include upgrading streetscapes, encouraging renovation of buildings and improvements to public amenities. Considerations in selecting areas and projects include the need for an improved appearance or increased public amenities in the area, the efforts of local business associations to promote and upgrade and the opportunity to coordinate with other programs. Measures to be used include capital improvements, assisting local businesses and encouraging the organization of business associations.

Section 3.5 and Map 4 of the City's Official Plan identifies Prominent Areas and Sites which give the City its distinctiveness (see page 20, Appendix 5.5). It is the policy of Council to sustain and enhance these areas of Yonge Street, including the Yonge-Dundas Intersection, as a designated Prominent Area.

The Downtown Yonge Street Improvement Plan, adopted by Council on July 24 1995, provides the framework around which implementation of these policies can occur.

1.4Planning Policy and Supports to the Economic Viability of Downtown Yonge Street

The Official Plan designations for the subject community improvement area are "Low Density Mixed Commercial-Residential Area" on Yonge Street north of Dundas Street, and "High and Medium Density Mixed Commercial-Residential Area" south of Dundas Street.

Planning policy reflects a desire to maintain Yonge Street as a pedestrian retail street where intense and specialized retail activity can function and support other downtown activities.

Implementation of a commercial facade improvement project will support this policy and compliment other revitalization initiatives including streetscape improvements.

1.5Status of the City of Toronto's Commercial Facade Improvement Loan Program

The City's Commercial Facade Improvement Loan Program was initiated in 1988 under the authority provided by Section 28 of the Planning Act.

The Program permits the City of Toronto to lend the owners of property located within specific designated commercial districts the money they require to renovate the exterior of their building facades in accordance with approved improvement guidelines. The loans are interest-free for the first twelve months. A below-market rate of interest is then charged for the remainder of the loan term. The loan rate is determined to be the prime rate plus 1%.

The maximum amount of the loan per property is $15,000 and the term of amortization is not to exceed:

-3 years for loan principals between $1,000 and $7,499;

-5 years for loan principals between $7,500 and $15,000.

The loan program is financed by a revolving fund which was initially set at $100,000. At this time $73,449 is available in this revolving fund. Loans are disbursed from this fund, and loan repayments are deposited into it.

To date the revolving fund has been sufficient to accommodate the demand for the loans. If applications for loans should significantly increase in the future, Council may consider increasing the Reserve Fund (the program guidelines approved in 1988 recommended that the fund be gradually increased to the half a million dollar level).

To date the Parkdale Village, Old Cabbagetown, Queen/Broadview Village and Bloorcourt Village BIA's have participated in the Program. The Commercial Facade Loan Programs for the Queen/ Broadview Village BIA and the Bloor-court BIA expired on December 31, 1993. The Commercial Facade Loan Programs for the Old Cabbagetown BIA and for the Parkdale Village BIA are scheduled to end in early 1996.

2.Downtown Yonge Street Commercial Facade Improvement Grant and Loan Program

The Downtown Yonge Street Improvement Plan (June 1995) states on Map 2 that the City will:

-encourage property owners to improve existing building facades

-review the opportunity for a public/private historic facade restoration improvement project with the Toronto Historical Board, the Yonge Street Association and other levels of government

A Facade Improvement project contributes to the 1996 Yonge Street Bicentennial, downtown business revitalization, the preservation of historically significant buildings and the enhancement of Yonge Street's image.

By way of this report and by designating the Downtown Yonge Street Improvement Area as a community improvement area, this area will be eligible for funds from the Commercial Facade Loan Program for three years from the date the Community Improvement Area By-law comes into force.

In order to provide some encouragement and impetus to implement facade improvements, the Toronto Eaton Centre has offered to match a City contribution of $5,000 to engage a building facade design consultant to provide design ideas to applicants on the east side of Yonge Street, across from the Eaton Centre, from Dundas Street to Queen Street. I believe that such design advice would be beneficial in having a successful program.

The consultant will work together with a community consultation committee and property owners to develops some proposals.

2.1The Yonge Street Business and Resident Association

The Executive Committee of the Yonge Street Business and Residents Association, Inc. at its September 1995 meeting supported the City's initiative for a facade improvement project for Yonge Street.

The Association stated in a letter to this department dated September 19,1995 (copy of letter in the Appendix) that Yonge Street has greater commercial potential as a principal axis in the City core. The Association also indicated its willingness to help promote a facade improvement project.

2.2Funding and amount of grant/loan for the Downtown Yonge Street Community Improvement Area

Our experience under the Commercial Facade Improvement Loan Program has shown us that there needs to be more publicity and direct contact with property owners in order to encourage participation.

The current low rates of interest means that offering relief from interest payments are insufficient incentives. Therefore, it is recommended that the Downtown Yonge Street Commercial Facade Program also include a grant option in addition to the loan.

Depending on the financial situation of the applicant, funds are to be made available by way of a grant or a loan. The applicant will indicate on the application the preference of receiving a grant or a loan. Procedural details for receiving the grant/loan are indicated in the Appendix of this report.

A total of ninety-eight properties are eligible for this program. It is expected that approximately 15% of the properties will be refurbished over the three year term of the program at an approximate total cost of $180,000.

2.3Purpose of Funding

The central objective of the program is to encourage the upgrading of the appearance of storefronts and building facades. The program thereby contributes towards the enhancement and preservation of the City's architectural heritage, and supports the efforts made by the City and The Yonge Street Business and Resident Association to improve the business environment and aesthetics of this older retail strip. Applicants will be given the choice of applying for either a grant or a loan.

Grants

The grant option is to be funded from property taxes owing by the property owner/applicant to the Corporation of the City of Toronto. The grant will appear as a credit on the property owner's City's portion of the tax bill, following satisfactory inspection of the approved improvement by city staff.

The amount of the grant will be 50% of eligible costs up to a maximum of $5,000 for each 20 linear feet of frontage of a property located on Yonge Street within the Downtown Yonge Street Community Improvement Area. The maximum amount of the grant is $20,000 per property.

Loans

The loan option is to be financed from the existing City of Toronto's Commercial Facade Loan Program revolving fund which at this time has $73,449 available. Repayments for the loans disbursed from this fund are to be deposited into the revolving fund.

Program Term

The term of the program is for a period of three years from the date the Community Improvement Plan is approved.

2.4Preliminary Design Guidelines and Eligible Facade Improvements

Staff from my department have collaborated with staff from the Toronto Historical Board to propose the following preliminary design guidelines and a list of building elements which would be eligible under this program. I will put in place a community consultation process which will provide me with advice when reviewing application proposals.

The portion of Yonge Street between Queen Street and Gerrard Street contains very different building styles - from restored heritage structures to very modern buildings. Many are older buildings, which have been altered or "modernized" over the years. However, two basic categories can be established for the Downtown Yonge Street Commercial Facade Improvement

Program. These are:

1.buildings which are modern or an older building with a completely modern facade,

2.older buildings which retain all or portions of their original character. This category would include properties on the City of Toronto's Inventory of Heritage Properties.

Emphasis should be placed on the second category of buildings. These buildings in general require more work and have more potential to define and create the character of Yonge Street from Queen to Gerrard Street.

Guidelines for Category 1 Buildings

-Buildings should retain their original design

-Emphasis should be placed on the maintenance of these buildings (cleaning and repairing the facade). Where repairs are made original materials should be used

-Design changes to these buildings should be sympathetic to the character of the building and in harmony with the neighbouring buildings

-Signage should be sympathetic to the character of the building and restricted to traditional areas of the facade. Signage should be limited on the upper floors

Guidelines for Category 2 Buildings

-Buildings should be brought back to their original appearance. Emphasis should be placed on maintaining and returning upper floors to their original character while the ground floor storefronts if not restored should be designed to be in keeping with the character of the property. Designs for structures included on the City of Toronto's Inventory of Heritage Properties will require a review by the Toronto Historical Board

-Individual elements of Category 2 buildings would be eligible for funding including repair and cleaning of exterior, window refurbishment or replacement, corniced eave or roof work which is visible from the street, and original or early decorative work, exterior doors, signboard cornices, storefronts and any other items deemed important to the character of the facade.

-Signage should be carefully considered and restricted to traditional areas of the facade. Signage should be limited on the upper floors and not detract from the character of the facade.

2.5Eligibility for Grant/Loan

Property owners of all buildings located within the Downtown Yonge Street Community Improvement Area are eligible to apply. The Planning Act requires that the applicant be the registered owner of the property. The owner must have all property taxes, water rates and other sums owing to the City fully paid before the grant/loan is approved. All exterior work to the building necessary to meet the City's building code and by-laws shall be completed as may be determined by the City's Commissioner of Buildings and Inspections Department. This work is eligible for funding under the Program.

Any additional rehabilitation work to the facade can be undertaken without City of Toronto approval subject to the obtaining of a building permit where required. There are no additional restrictions on demolitions except that any outstanding loans and any accrued interest must first be repaid to the municipality. Any necessary demolition permits and Historical Board permission must also be obtained.

3.Streetscape Improvements

There is a need to renew various streetscape features within the public and private open space on and adjacent to Yonge Street.

The Downtown Yonge Street Improvement Plan adopted by Council on July 24, 1995 demonstrates that the vitality of the downtown core is an important and ongoing priority for the City. It recommended that I prepare plans and drawings for the physical improvements in consultation with the Department of Public Works and the Environment and the Parks and Recreation Department. Concept streetscape improvement proposals have been prepared and are attached in the Appendix of this report. These proposals are being reviewed by the various City and Metro Departments for implementation beginning in 1996.

The Eaton Centre has budgeted approximately $140,000 for improvement to the open space in the public realm which also includes improvement to open spaces which are on private property, such as the open space adjacent to the Eaton Centre on Dundas Street West as well as on Yonge Street. The Eaton Centre has already implemented some improvement such as tree planting on Dundas Street West and an outdoor cafe with pedestrian scale lights and hanging flower baskets on Yonge Street.

4.Economic Opportunities and Other Opportunities

A broader conceptual plan for revitalization of Yonge Street and the downtown is emerging.

As opportunities arise for economic development, the City may wish to exercise its authority to assemble land to accomplish its overall goal of economic growth and renewal. Provincial officials have advised us that the City may be required to amend this community improvement plan should certain negotiations for land acquisitions be entered into. I will report back should the need arise to amend the Downtown Yonge Street Community Improvement Plan.

The Corporation for the City of Toronto can play a role in helping the Yonge Street Business and Resident Association implement its Mission Statement:

"The Yonge Street Business and Resident Association will be a proactive, representative mix of small and large Yonge Street businesses and residential owners working to reestablish downtown Yonge Street as Canada's preeminent retail, business, residential, cultural and social district. YSB&RA will direct its efforts to making Yonge Street the best place in Canada to live, work, visit and play."

New businesses are being attracted to Yonge Street such as, most recently, the proposed Sports Authority and Tower Records, presently under construction.

Appendix A

By-law 1997-0196, as amended

Approved by the Ontario Municipal Board by Order dated November 25, 1998

No. 1997-0196. A BY-LAW

To amend The Downtown Yonge Street Community Improvement Plan to incorporate the Regeneration Program into the Plan in order to facilitate implementation of regeneration strategies developed under the Regeneration Program.

(Passed _____, 1998.)

WHEREAS the former City of Toronto Council at its special meeting held on May 6, 1997 amended and adopted Clause 1 of Land Use Committee Report No. 5 authorizing an amendment of The Downtown Yonge Street Community Improvement Plan to incorporate the Regeneration Program into the Plan in order to facilitate implementation of regeneration strategies developed under the Regeneration Program;

AND WHEREAS the former City of Toronto Council, at its Meeting held on the 6^th and 7^th day of October, 1997, adopted Clause 3 of Executive Committee Report No. 23 and in doing so, requested that the Ontario Municipal Board modify By-law 1997-0196;

AND WHEREAS the Joint Board of the Ontario Municipal Board and the Board of Inquiry, constituted under the Consolidated Hearings Act, conducted a hearing regarding Official Plan, Community Improvement Plan Amendment referrals and Zoning By-law appeals;

AND WHEREAS the Joint Board, has pursuant to its Order No. ___ Folio No. dated ___ 1998, deemed it advisable to amend By-law 1997-0196;

THEREFORE the Joint Board orders as follows:

1.The Downtown Yonge Street Community Improvement Plan as adopted by section 2 of By-law No. 1996-0135 is amended by adopting the following:

The Downtown Yonge Street Community Improvement Plan

Amendment No. 1

1.0Background

City Council approved the Downtown Yonge Street Community Improvement Plan at its meeting on March 4, 1996 (By-law 1996-0135). At that meeting, City Council also approved the Downtown Yonge Street Regeneration Program, a collaborative initiative between the City of Toronto and the Yonge Street Business and Resident Association Inc.

Both the Community Improvement Plan and the Regeneration Program conform with the City's Community Improvement policies set out in the City of Toronto's Official Plan.

The purpose of this amendment is to incorporate the Regeneration Program into the Community Improvement Plan in order to facilitate implementation of regeneration strategies developed under the Program.

Notification of the February 27, 1997 Public Meeting to discuss the Community Improvement Plan amendment was provided in the Toronto Star newspaper on February 7, 1997 in accordance with the Planning Act.

2.0Amendment to the Community Improvement Plan and Project Area

At its meeting of September 16, 1996, City Council amended By-law 1996-0135 by adopting By-law 1996-0420 to adjust the boundaries and increase the size of the Downtown Yonge Street Community Improvement Project Area. This amendment includes modifications which incorporate the Project Area into the Plan as Schedule A to the by-law. This amendment deletes the lands known municipally as 54, 60, 64 and 74 Dundas Street East, 98, 104 and 110 Bond Street from the Plan. This amendment to the Community Improvement Plan applies to the Project Area as shown on the attached Schedule A.

3.0Rationale for Regeneration

The regeneration of Yonge Street as a main shopping street with new retail and entertainment premises and the improvement of the environment of the street with improved public amenities is a key to maintaining the economic and social well-being of the downtown and the region.

While the City has begun regeneration with a number of cosmetic improvements such as facade and streetscape improvement, more substantial change is required to overcome significant barriers to renewal including:

-few premises on the Street have been upgraded to suit the needs of contemporary retailing (eg. HMV, Superior Restaurant);

-there is not enough of the right kind of space in the right location to create a critical mass of new retail and entertainment uses;

-of all the retail space between College and Queen Streets, approximately 80 percent is not "on the Street" - it is inside large developments, internalized from the Street. While this space is important to keep people shopping downtown, there has to be a balance of good space accessed from the Street as well;

-consultations undertaken through the Regeneration Program have clearly indicated a great need to create the perception and the reality of substantial change to the current environment of the Street;

-there is an inactive Business Improvement Area on the east side of Yonge Street and a lack of "ownership" on the Street due to dominance of short term tenancies;

-fractured land ownership of small parcels and a lack of private land assembly initiatives has prevented substantial renewal on Yonge Street; and

-the vicinity of Yonge and Dundas is a prominent location yet it suffers from vacancy, poor property maintenance and violation of municipal by-laws, lack of reinvestment and underutilization and a lack of public amenities.

As Toronto's main shopping street and its traditional pedestrian promenade, Yonge Street retailing provides the glue which ties the important functions of the downtown together, enlivening the Street and symbolizing the health and vitality of the City.

While Regeneration responds to the problems on the Street, Regeneration is also well-timed to take advantage of market trends which are seeing retail and entertainment uses move back to street locations in urban centres across North America.

4.0Goals and Objectives

The goal of Regeneration is to:

"substantially increase the proportion and range of the residents of the Greater Toronto Area and visitors who use Downtown Yonge Street".

The objectives of Regeneration are to:

a)to identify and implement measures needed in order to improve the appearance, safety and cleanliness of the Street, actual and perceived;

b)to develop and implement promotions which improve public attitudes to the Street and attract new customers to the Street;

c)to market the opportunities of the Street to retail and entertainment businesses on the Street with a view to substantially increasing their number and quality; and

d)to define re-use and redevelopment opportunities on the Street which will expand the availability of good quality premises for retail and entertainment uses and improve the Street as a retail and entertainment environment.

The goals and objectives of Regeneration are consistent with the City's Official Plan and the proposed designation of Downtown Yonge Street as a Reinvestment Area.

5.0Yonge Dundas Redevelopment Project

In order to achieve the goal and objectives of Regeneration and overcome the barriers to renewing the Street, significant change on the Street is required. Lands in the vicinity of the Yonge and Dundas Streets intersection, by virtue of their optimum locational characteristics, are recognized as the most appropriate and desirable location at which to achieve significant change.

A redevelopment containing a mix of uses primarily for retail and entertainment purposes with well-designed public amenities would best represent this change. Uses which attract a large number and variety of people such as multi-screen cinemas and hotels are important components. Other uses which tend to locate in close proximity to these uses such as retail and restaurant establishments are desirable. Public amenities which change the character of the Street and improve its relationship to retail, mixed-use development in the vicinity and Ryerson University are important.

The Yonge Dundas Redevelopment Project has been conceived to provide opportunities as outlined above. City Council approved the concept in-principle on December 9 and 10, 1996 in order to begin implementation of this project. The Project is reviewed in more detail in the Project Plan, available from City of Toronto Urban Development Services, City Planning Division.

Implementation of the Project necessitates that City Council be provided with mechanisms to creatively achieve the development in a timely manner.

6.0Other Regeneration Initiatives

Regeneration initiatives provide for the implementation of the Regeneration Program including the Yonge Dundas Redevelopment Project and other regeneration initiatives as may be identified from time to time within the Community Improvement Project Area. Other initiatives may include:

a)encouraging building rehabilitation and re-use at strategic locations throughout the Community Improvement Project Area;

b)improving linkages, connections and relationships between Yonge Street, the business community and Ryerson Polytechnical University;

c)facilitating improvements to large mixed-use developments within the area where an improved street relationship would be desirable and consistent with the Plan, including the Toronto Eaton Centre, Atrium-on-Bay and College Park; and

d)other initiatives which may be defined from time to time.

7.0Regeneration Strategies

City Council may undertake the Regeneration Strategies set out below as mechanisms to achieve the goal and objectives of this Plan provided the undertaking is consistent with the policies of this Community Improvement Plan and in accordance with Section 28 of the Planning Act. Of particular importance is the need to ensure that all undertakings involving land disposition including sale, lease or otherwise, for redevelopment purposes and subject to Zoning By-law amendments shall not be completed until the coming into force of By-law amendments. Strategies may be employed as finite undertakings or in combination as follows:

a)municipal land acquisition for the purposes of redevelopment of lands within the Community Improvement Project Area;

b)disposition including sale, lease or otherwise, of municipal land, including lanes, portions or segments of municipal rights-of-way, lands utilized for municipal parking facilities and other land the City may own or lease or have acquired to any private, public, or public/private development corporation or consortia within the Community Improvement Project Area for the purpose of achieving redevelopment which is consistent with the goal and objectives of the Plan;

c)disposition including sale, lease or otherwise of conditional land acquisition agreements or options between the City and any person to any other person or public and/or private development corporation or consortia;

d)soliciting interest and participation from private or public/private development corporations or consortia for redevelopment opportunities or land disposition including sale, lease or otherwise, which may include the following methods: industry consultation, calls for expressions of interest, requests for qualifications and requests for proposals;

e)joint venture partnerships including "build-operate-transfer", "design-build and Turn-key", leasing and development of public components of a multi-use facility;

f)in relation to the redevelopment of land within the Project Area, the municipality may approve of redevelopment opportunities or land disposition including sale, lease or otherwise, involving those parties referred to in d) above, in order to achieve primary municipal objectives relating to the regeneration of Downtown Yonge Street in accordance with the following criteria:

i)improvement of Downtown Yonge Street as a retail and entertainment district is achieved;

ii)prime tenants necessary for the success of the project as a catalyst for regeneration are secured;

iii)municipal financial risk and exposure to loss is reduced;

iv)opportunities in the marketplace are secured in a timely manner;

v)the goal and objectives for Regeneration set out in this Plan are achieved; and

vi)interest and participation of the private sector is solicited in a manner consistent with the methods set out in this Plan;

g)municipal land acquisition and land disposition including sale, lease or otherwise to a person or development corporation or consortia which has already acquired land for the purposes of redevelopment which is consistent with the Community Improvement Plan;

h)public-private partnerships including the establishment of a Municipal Capital Facility for specified cultural, recreational, tourist or certain parking purposes;

i)redevelopment or re-use incentives including grants to persons which offset "start-up" costs associated with new redevelopment or re-use; for example, City Council may choose to forgo the net increase in taxes paid after a reassessment resulting from a redevelopment or reuse of a property; the tax level would be gradually increased over a period of time to the reassessed level;

j)promotion and marketing of the Street to potential new customers, investors, brokers, tenants and other parties with an interest in the renewal of the Street;

k)the City may provide relief from levies, charges and fees associated with redevelopment provided the redevelopment is consistent with the goal and objectives of this Plan and meets the criteria set out in f) above; and

l)other Regeneration Strategies consistent with the goal and objectives of this Plan.

8.0Regeneration Strategy Reports

Prior to utilizing a Regeneration Strategy permitted by this Amendment, City Council shall consider and provide, when appropriate, for public review, a Regeneration Strategy Report which will contain, among other matters:

-identification and description of the strategy or strategies to be utilized;

-the purpose of the undertaking;

-the role of the municipality and the private sector or other sector in the undertaking;

-the financial implications for the municipality;

-consideration of alternative strategies, if appropriate;

-timing of the undertaking; and

-other appropriate considerations.

Schedule A - Downtown Yonge Street Community Improvement Project Area

Appendix B

BY-LAW No. 363-1999

To designate certain lands in the Downtown Yonge Street Area

as a Community Improvement Project Area.

WHEREAS subsection 28(2) of the Planning Act provides that the council of a municipality which has an Official Plan containing provisions relating to community improvement may by by-law designate the whole or part of an area covered by the Official Plan as a Community Improvement Project Area and;

WHEREAS the Official Plan of the former City of Toronto contains provisions relating to community improvement covering the lands set out in the maps attached as Schedule "A";

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

1.The areas outlined by a heavy line shown on the maps attached as Schedule "A"are designated as a Community Improvement Project Area within the meaning of section 28 of the Planning Act.

ENACTED AND PASSED this 11th day of June, A.D. 1999.

CASE OOTES,NOVINA WONG,

Deputy MayorCity Clerk

(Corporate Seal)