This document provides an overview of Metrolinx's current plan for the former Kodak lands located near Mount Dennis Station. It discusses 9 guiding principles for the redevelopment, including maximizing development potential while minimizing the footprint of the Eglinton Maintenance and Storage Facility. The plan proposes a phased approach to intensification and identifies areas that could accommodate additional uses in the future. It also emphasizes connecting the site to nearby green spaces, employment lands, and communities through improved transportation and pedestrian infrastructure. Heritage buildings will be conserved and integrated into any new development.
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EGLINTON CROSSTOWN UPDATE:
FORMER KODAK LANDS
CURRENT PLAN
Metrolinx – Crosslinx Community Update
November 19, 2015 | Open House LEF
116 Industry Street
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Overview: 9 Guiding Principles
1. The design and development of the EMSF are to consider a broad range of uses on the
lands, beyond the functional requirements and technical EMSF components.
2. A development approach that minimizes the footprint of the EMSF, while identifying and
maximizing areas of potential development.
3. Establish an agreed upon engagement protocol with community members.
4. Propose a phased-approach to the intensification of lands allowing for a broad range
of uses on lands identified in later phase(s) that demonstrates under what conditions and
general timeframe that additional development can occur.
5. Acknowledge that the stable Employment Lands along Industry Street to the north and
west of the former Kodak lands are to be protected and sensitive (residential and non-
residential) uses that will not negatively impact the Employment Areas.
6. Apply innovative approaches to the design and engineering of the Eglinton West
frontage with respect to grade differences and site access.
7. Ensure that the EMSF lands will be connected to and supportive of the nearby green
space, employment lands, established residential communities and the commercial main
streets surrounding the site.
8. Adopt design excellence for all aspects of the proposed development.
9. Respect and protect the heritage attributes of the Scotiabank Building and former
Kodak No. 9 Building.
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Principle 1:A broad range of land uses
1. The design and development of the EMSF are to consider
a broad range of uses on the lands, beyond the
functional requirements and technical EMSF components.
Former Kodak lands provide an opportunity to
introduce a broad range of uses
Potential to make a destination for Torontonians
Uses could include: office, retail, community, and civic
uses
New uses should be made compatible to EMSF
operations through mitigation measures
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Principle 1:A broad range of land uses
Metrolinx, in
consultation with
the City and
community groups,
would consider
other possible uses
on the lands for
future
development—
which would not
adversely impact
the ongoing
EMSF operations.
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Principle 2:Maximizing development
potential
2. A development approach that minimizes the footprint of
the EMSF, while identifying and maximizing areas of
potential development.
Former Kodak lands present a significant opportunity
for re-development and intensification, given the level
of public investment and size
Station and EMSF facilities should be designed to
minimize the footprint of the facilities to optimize the
size and location of unused lands for future
development
The design should also accommodate the functional
requirements for multi-modes of public transit
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Principle 2:Maximizing development
potential
The layout of Mt. Dennis Station and EMSF will optimize
redevelopment potential by locating elements where they will
preserve opportunities for new development and support
additional phased intensification if and when the ECLRT is
extended to the west.
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Principle 2:Maximizing development
potential
CTS’s design has shifted the bus terminal to the north of the former Kodak No.
9 building. This shift helps preserve a large, visible redevelopment site, east of
the former Kodak No. 9 building capable of accommodating office/ commercial
development overlooking Eglinton Avenue West with direct access to/ from
Photography Drive.
With a more compact Bus Terminal design, the potential future development
along Eglinton West and Photography Drive frontage is larger than that of
previous conceptual plans.
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Principle 2:Maximizing development
potential
The reduction in footprint of the EMSF would result in having
additional land area available for future development located at the
corner of Industry St. and Ray Ave.
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Principle 3: An established engagement
protocol
3. Establish an agreed upon engagement protocol with
community members.
CTS would benefit from consulting and engaging with the
community as a whole, including identified community
representatives, City staff and the local community
Councillors
Approach to Principle 3
In June 2014, a presentation was made by the City and
the Mt. Dennis Community Groups to each of the RFP
Proponents.
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Principle 4: A phased approach to
intensification
4. Propose a phased-approach to the intensification of lands allowing for a
broad range of uses on lands
identified in later phase(s) that demonstrates under what conditions and
general timeframe that additional development can occur.
Should Metrolinx determine that lands identified in later phase(s) are no
longer needed for functional and technical EMSF components, these
lands could accommodate a broad range of additional uses
Areas of potential redevelopment should be identified and demonstrate
potential revitalization
Proposed densities for future development should take into account the
multiple modes of public transit that will be accessible to the lands
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Principle 4: A phased approach to
intensification
When the ECLRT is extended further west, it is possible to minimize
the bus terminal and free up land for additional uses. Once the bus
terminal is compressed, along with the relocation of parking facilities,
this allows for added lands north-east of the former Kodak No.9
Building for redevelopment facing onto Photography Drive, dependent
on the final layout of the site.
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Principle 5: Protect stable employment lands
5. Acknowledge that the stable Employment Lands along Industry Street to
the north and west of the former Kodak
lands are to be protected, and sensitive (residential and non-residential) uses
will not negatively impact the Employment Areas.
The EMSF will employ between 300-350 employees, thus the lands and
immediate area are an important employment generator
The former Kodak lands and surrounding lands to the north and west
are currently designated Employment Areas and play an important role
in the City’s economy by providing quality jobs to residents
Any development beyond the functional and technical EMSF
components is not to adversely impact the economic viability of the
nearby employment lands or negatively affect the operation of the
existing industry
Any proposed uses close to the employment lands are to be compatible
with existing and permitted industrial uses
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Principle 5: Protect stable employment lands
The LRV track footprint is reduced which creates an
additional redevelopment opportunity in the north-west
corner of Ray Avenue and Industry Street. Development
in this area will strengthen the relationship between the
Black Creek Business Area and Mt. Dennis community
west of the business area along Ray Avenue.
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Principle 5: Protect stable employment lands
The landscape design for the EMSF helps reinforce the
business campus setting along Industry Street creating a more
attractive public realm adding value to the area as a place to
do business.
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Principle 5: Protect stable employment lands
The decorative fencing also allows for views through
the landscape buffer providing street trees, native
shrubs, and meadow grasses planted along the fence
to enhance the view along Industry Street.
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Principle 6: Innovative approaches to design
6. Apply innovative approaches to the design and engineering of the
Eglinton West frontage with respect to
grade differences and site access.
The former Kodak lands are situated at a substantially higher
elevation than the existing Eglinton Avenue sidewalk
Any redevelopment of the lands along Eglinton should incorporate this
consideration into the overall development concept
The EMSF and LRT line should be designed in a manner that would
provide for and not preclude the future development of the Eglinton
Avenue frontage.
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Principle 6: Innovative approaches to design
By raising the platform level of Mt. Dennis Station to street level, and replacing the
long existing concrete retaining wall with a transparent building wall, passengers and
pedestrians will have views in and out of the Station to the street, contributing to both
an enhanced passenger experience and to public safety. This will help expedite
urbanization of Eglinton Avenue by making it pedestrian and cycling friendly.
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Principle 6: Innovative approaches to design
A green wall adds to the ravine landscape and softens interior
spaces of the station, while providing a landscape feature
viewable from the street and from the LRT mainline.
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Principle 6: Innovative approaches to design
Straighter and shorter lead tracks from the mainline to the EMSF
allowed the shifting of the bus terminal, as well as the reduction
of the EMSF yard area –both initiatives resulted in freeing up
land for transit oriented development along the Eglinton West
frontage.
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Principle 7: Connected and supportive of
nearby uses
7. Ensure that the EMSF lands will be connected to and supportive of the
nearby green space, employment
lands, established residential communities and the commercial main streets
surrounding the site.
As a master planned 58-acre site, the EMSF lands have the potential
to provide connections that did not previously exist through the site
By connecting and enhancing the existing transportation, cycling, and
pedestrian network; the development of the former Kodak lands has
the potential to become the catalyst for revitalization of the Black
Creek / Eglinton / Weston area
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Principle 7: Connected and supportive of
nearby uses
The available land along the Eglinton Ave. frontage, in combination with
the No Frills site south of the Station will strengthen Photography Drive
as an important community connection and bridge the gap between Mt.
Dennis Station and areas south of Eglinton Avenue.
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Principle 7: Connected and supportive of
nearby uses
A multi-use path is
provided along the north
side of Eglinton, allowing
for pedestrian and cycling
connections between the
neighbourhood west of
Mt. Dennis Station to
Black Creek and
Keelesdale Park. This
path will eventually
connect to the new City
Community Centre at
Black Creek
Drive/Eglinton.
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Principle 7: Connected and supportive of
nearby uses
CTS have configured one of the storm water ponds
in a way that allows for the future extension of
Photography Drive, going over the lead-in tracks
and connecting to Todd Baylis Boulevard.
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Principle 8: Design Excellence
8. Adopt design excellence for all aspects of the proposed development.
Design employed by qualified and renowned architects and urban
designers
Consultation with Toronto’s Design Review Panel
Excellence in design includes the application of sustainable
elements
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Principle 8: Design Excellence
The roof of the EMSF as the fifth building elevation—a pleasant green
vegetated surface softening views from above.
The mass of the Maintenance Building is centralized inside the track
layout, in the northern portion of the site, and from all perspectives
will reduce the facility’s impact from both street level and high rise
views.
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Principle 8: Design Excellence
The EMSF functions are compact and set back from the street in a strategy that
minimizes operational activities on the street and visually links the greenbelt at
Black Creek. This softens the industrial edge and provides a naturalized
amenity for employees of the EMSF and surrounding buildings.
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Principle 9: Respect & protect heritage
attributes
9. Respect and protect the heritage attributes of the Scotiabank
Building and former Kodak No. 9 Building
The Scotiabank and former Kodak No. 9 building have been
identified by community members and City staff as local landmarks
with cultural heritage value.
The buildings should be conserved within any future development
or civic squares
Any development adjacent to these properties should respect the
heritage values of the buildings
CTS shall be consulted on any Council decisions pertaining to the
lands and buildings
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Principle 9: Respect & protect heritage
attributes
CTS’s design solution allows
these local landmarks to
remain in place.
The design makes the former
Kodak No. 9 Building the focal
point of the site.
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Principle 9: Respect & protect heritage
attributes
From street level, the building visibly maintains
a historical reference to the former activities on
the site.
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Principle 9: Respect & protect heritage
attributes
The ground level of the former Kodak No.9 building serves as a
transit hub between GO, the bus terminal, PPUDO, taxi stands,
and the main entrance to Mt. Dennis station.
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Principle 9: Respect & protect heritage
attributes
The Scotiabank building on the edge of the main
entrance is maintained with a connecting Urban Plaza/
Parkette as a community amenity.
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Approach: GO/UPE Connections
GO Ticketing area is open and has direct visibility
and transparency from PPUDO and vertical
circulation to the GO Transit platform, ECLRT
platform and bus terminal.
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Approach: GO/UPE Connections
Platforms are open, clutter free, and incorporate
accessibility features (including ramps and elevators)
to allow for maximum passenger circulation and full
access to and from the UPE, GO, and the ECLRT.
