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Between the TTC, GO Transit, and MiWay, there are plenty of transit names to go around, and one point where they all convene is Kipling Station, that planners would prefer we call the Kipling Transit Hub nowadays. Across Dundas Street West from the hub and running north to Bloor Street West, a proposal to transform a commercial plaza into a residential hub of its own has undergone revisions to better fit the City of Toronto’s intensification goals, encouraging vertical growth and reduced reliance on cars.
Liberty Development has resubmitted Zoning By-law and Official Plan Amendment applications for the Six Points Plaza Redevelopment, the original versions of which were submitted to the City in 2021. The site is located at 5230 Dundas Street West just west of the former Six Points interchange that the City bulldozed in order to create space and pleasant conditions for a new downtown for Etobicoke. The site is also bordered by Bloor Street West to the north, and between Jopling Avenue South and Beamish Avenue to the west and east respectively. It is occupied by a detached commercial plaza with a surface parking lot, while most surrounding properties are now subject to their own high-rise redevelopment proposals.
When UrbanToronto last covered this project, it was proposed as seven towers from 10 to 45 storeys in height, with a Floor Space Index (FSI) of 6.71. IBI Group have since revised their design based on feedback from City staff and other parties. Now, the seven towers have been reduced to six while the FSI has increased to 7.07.
The revised proposal has primarily done away with one tower through vertical growth, with an additional 13 storeys to the four largest towers. The arrangement remains as four development blocks, with two mid-rise buildings fronting Bloor Street West, with the smallest tower now eight storeys. The heights range from 32.1m to 144.6m.
With the changes in heights and FSI, the resubmission increases the number of residential units from 2,130 to 2,387. The breakdown of units would range from Block 4 with 361 units, up to Block 1 with 985 units. The design calls for the mid-rise components to have two and three elevators each, and the larger towers to have four. This results in the smaller towers being well-serviced by elevators but would have the tallest towers above the 1 elevator per 100 suite threshold.
Beyond units, the total gross floor area for the proposal has gone from 146,365m² to 154,351m². The increase in residential space coincides with a decrease in non-residential area — nevertheless, the redesign would provide additional amenities. In particular, the proposed outdoor amenities have grown significantly from 3,154m² to 4,926m².
The proposed greenspace, which would be a POPS (Privately-Owned Publicly accessible Space), is more prominent in the new design, having been moved from the southeast corner of the site to the more central location at Jopling Avenue South and Dundas Street West.
With the site within a designated Major Transit Station Area, the revised proposal takes steps towards the goal of fewer cars as per the City of Toronto’s Official Plan. The total parking spaces in the two levels of underground garage have dropped from 914 to 741, with 129 spots for visitors. Meanwhile, the number of bicycle spaces have gone from 1,673 to 1,838, with 195 for visitors.
The site is within walking distance — about 700m — of Kipling Station. The Six Points Plaza Redevelopment aims to create its own communal hub of residents and public space, while neighbouring a transit hub that would connect residents to the rest of Toronto and beyond.
UrbanToronto will continue to follow progress on this development, but in the meantime, you can learn more about it from our Database file, linked below. If you'd like, you can join in on the conversation in the associated Project Forum thread or leave a comment in the space provided on this page.
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| Related Companies: | Arcadis, Crozier Consulting Engineers, Land Art Design Landscape Architects Inc, MHBC Planning |
