There are many transit names between TTC, GO Transit, and MiWay, and one point where they all come together is Kipling Station, which planners today would prefer to call the Kipling Transit Hub. Running across Dundas Street West from the hub and north to Bloor Street West, a proposal to convert a commercial site into its own residential hub was revised to better align with the City of Toronto’s intensification goals of encouraging vertical growth and dependency of cars to decrease .
Looking southwest of the Six Points Plaza redevelopment designed by IBI Group for Liberty Development
Liberty Development has resubmitted zoning and plan amendment applications for the redevelopment of Six Points Plaza, original versions of which were submitted to the city in 2021 that the city was leveled to provide space and congenial conditions for a new downtown Etobicoke. The site is also bounded to the north by Bloor Street West and to the west and east between Jopling Avenue South and Beamish Avenue respectively. It is occupied by a detached commercial lot with an above ground car park, while most of the surrounding lots are now the subject of their own high rise redevelopment proposals.
Looking south at the Six Points Plaza redevelopment designed by IBI Group for Liberty Development
When UrbanToronto last reported on this project, seven towers ranging in height from 10 to 45 stories and a Floor Space Index (FSI) of 6.71 were proposed. The IBI Group has since revised its design based on feedback from City staff and other parties. Now the seven turrets have been reduced to six while the FSI has been increased to 7.07.
Looking west toward the current Six Points Plaza, image by Tim MacDonald, contributor to the Urban Toronto Forum
The revised proposal primarily eliminated one tower by vertical growth, with an additional 13 floors to the top four towers. The arrangement continues to consist of four development blocks with two mid-rise buildings on Bloor Street West, with the smallest tower now being eight stories. The heights range from 32.1 m to 144.6 m.
Looking northeast at the previous plan for the site designed by IBI Group for Liberty Development
With the height and FSI changes, the number of residential units increases from 2,130 to 2,387 as a result of the resubmission. The breakdown of units would range from block 4 with 361 units to block 1 with 985 units. The design calls for the mid-rise components to have two and three elevators, respectively, and the taller towers to have four. This results in the smaller towers being well served with elevators, however the tallest towers would be above the threshold of 1 elevator per 100 suites.
Looking southeast at the previous Six Points Plaza redevelopment plan designed by IBI Group for Liberty Development
Apart from the units, the total gross floor area for the offer has increased from 146,365 m² to 154,351 m². The increase in living space is accompanied by a decrease in non-residential space – yet the redesign would offer additional amenities. In particular, the planned outdoor facilities have grown significantly from 3,154m² to 4,926m².
An aerial view of the site and surrounding area, including the hiking route to Kipling Station, image retrieved from Google Maps
The proposed green space, which would be a POPS (Privately-Owned Publicly Accessible Space), is given more prominence in the new design as it extends from the southeast corner of the site to the more central location at Jopling Avenue South and the Dundas Street West was relocated.
An axonometric view of the Six Points Plaza redevelopment looking southeast, image from the City of Toronto filing
Because the site is within a designated major transit station area, the revised proposal takes steps toward the goal of fewer cars in accordance with the City of Toronto’s official plan. The total parking spaces in the two underground car park levels have fallen from 914 to 741 with 129 spaces for visitors. The number of bicycle parking spaces has now increased from 1,673 to 1,838, 195 of which are for visitors.
The location is within walking distance – around 700 m – from Kipling Station. The Six Points Plaza redevelopment aims to create a dedicated community hub for residents and public space, while adjacent to a transit hub that would connect residents to the rest of Toronto and beyond.
UrbanToronto will continue to monitor the progress of this development, but in the meantime you can learn more from our database file linked below. If you wish, you can join the discussion in the dedicated project forum thread or leave a comment in the space provided on this page.
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