Planning & Urban Design Rationale

July 2020

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CLIENT : GRAYWOOD CM GP INC. 200 King Street West Box 42 Suite 1602, Toronto, ON M5H 3T4 PLANNING 506-516 CHURCH T : (416) 599 1930 STREET ARCHITECT : & URBAN CITY OF TORONTO DIAMOND SCHMITT ARCHITECTS 384 Adelaide Street West, Suite 100, Toronto, DESIGN ON M5V 1R7 RATIONALE PREPARED FOR: T : (416) 862 8800 CIVIL : Graywood CM GP Inc. COUNTERPOINT ENGINEERING 8395 Jane Street, Suite 100, Vaughan, ISSUED No. Date Description ON L4K 5Y2 01 06 July 2020 Issued for Rezoning T : (905) 326 1404 LANDSCAPE : MBTW LANDSCAPE ARCHITECT 255 Wicksteed Avenue, Unit 1A, Toronto, ON M4H 1G8 T : (416) 449 7767

HERITAGE : ERA ARCHITECT 625 Church St., Suite 600, Toronto, ON M4Y 2G1 T : (416) 862 8800

PLANNING : BOUSFIELD 3 Church St., Suite 200, Toronto, ON M5E 1M2 T : (416) 947 9744

ENERGY MODELING : EQ MODELLING 25 Adelaide St. West, Suite 1500, Toronto, ON M5C 3A1 T : (416) 645 1186

ACOUSTIC: HGC ENGINEERING 2000 Argentia Road, Plaza One, Suite 203, Mississauga, ON L5N 1P7 GEOTECHNICAL/ENVIRONMENTAL: EXP 220 Commerce Valley Drive West, Markham, ON L3T A8 T : (905) 695 3217 TRAFFIC: BA GROUP 300-45 St. Claire Ave West Toronto, ON M4V 1K9 T : (416) 961 7110 WIND: THEAKSTON ENVIRONMENTAL 596 Glengarry Cr., P.O. Box 390, Fergus, ON PROJECT NO. : 201008 N1M 3E2 T : (519) 787 2910 506-516 CHURCH ST. 506-516 Church St., Toronto, ON - M4Y 2C8

ARCHITECTURAL

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A000 COVER PAGE 06 July 2020 A001 KEY PLAN/STATS 06 July 2020 A002 SITE PLAN 06 July 2020 A003 3D VIEWS 06 July 2020 A099 PARKING P2 06 July 2020 A100 PARKING P1 06 July 2020 A101 LEVEL 1 FLOOR PLAN 06 July 2020 A102 LEVEL 2 FLOOR PLAN 06 July 2020 A103 LEVEL 3 FLOOR PLAN 06 July 2020 A104 LEVEL 4 FLOOR PLAN 06 July 2020 A105 LEVEL 5 FLOOR PLAN 06 July 2020 A107 LEVEL 6 & 7 FLOOR PLAN 06 July 2020 A108 LEVEL 8 FLOOR PLAN 06 July 2020 A109 LEVEL 9 FLOOR PLAN 06 July 2020 A110 LEVEL 10 FLOOR PLAN 06 July 2020 A111 LEVEL 11 FLOOR PLAN 06 July 2020 A112 LEVEL 12 FLOOR PLAN 06 July 2020 A113 LEVEL 13 FLOOR PLAN 06 July 2020 A114 LEVEL 14 & 15 FLOOR PLAN 06 July 2020 A115 MPH 06 July 2020 A116 ROOF 06 July 2020 A117 ROOF PLAN 06 July 2020 A301 NORTH ELEVATION 06 July 2020 g_R20_pwason.rvt A302 SOUTH ELEVATION 06 July 2020 A303 EAST ELEVATION 06 July 2020 A304 WEST ELEVATION 06 July 2020 A401 SECTION THROUGH HERITAGE (E-W) 06 July 2020 A402 SECTION THROUGH TOWER (E-W) 06 July 2020 A403 SECTION THROUGH NORTH SIDE (E-W) 06 July 2020 A404 SECTION THROUGH HERITAGE (N-S) 06 July 2020 A405 SECTION THROUGH TOWER (N-S) 06 July 2020 C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit

506-516 Church St

506-516 Church St., Toronto, ON - M4Y 2C8

COVER PAGE

Scale: 1 : 20

7/16/2020 8:49:07 AM 7/16/2020 8:49:07 Project No: 201008 Date: 12 May 2020 A000 Job Number - 2003

Toronto Hamilton 3 Church Street, Suite 200 1 Main Street East, Suite 200 M5E 1M2 L8N 1E7 T 416.947.9744 T 905.549.3005 F 416.947.0781 www.bousfields.ca TABLE OF CONTENTS [1.0] INTRODUCTION 1 [2.0] SITE & SURROUNDINGS 4 2.1 Subject Site 5 2.2 Area Context 7 2.3 Immediate Surroundings 9 2.4 Transportation Context 20 [3.0] PROPOSAL 21 3.1 Description of the Proposal 22 3.2 Key Statistics 29 3.3 Required Approvals 29 [4.0] POLICY & REGULATORY CONTEXT 30 4.1 Overview 31 4.2 Provincial Policy Statement (2020) 31 4.3 Growth Plan for the Greater Golden Horseshoe (2019) 32 4.4 City of Toronto Official Plan 35 4.5 Official Plan Amendment 183 (North Downtown Yonge) 42 4.6 Official Plan Amendment No. 406 - Downtown Secondary Plan 45 4.7 Official Plan Amendment No. 352 51 4.8 Official Plan Amendment Nos. 479 and 480 52 4.9 Official Plan Amendment No. 456 53 4.10 Zoning 53 4.11 Applicable Urban Design Guidelines 56 4.12 Draft Growing Up Guidelines 60 [5.0] PLANNING & URBAN DESIGN ANALYSIS 62 TOC 5.1 Intensification 63 5.2 land Use 64 5.3 Height, Massing and Density 65 5.4 Built Form Impacts 66 5.5 urban Design 70 5.6 Heritage 73 5.7 Transportation 74 5.8 Functional Servicing and Stormwater Management 74 5.9 Noise And Vibration Feasibility Study 75 5.10 Complete Community Assessment 75 [6.0]CONCLUSION 76

APPENDIX A: Complete Community Assesment A1

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street i

[1.0] INTRODUCTION

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 1 This Planning and Urban Design Rationale report bar and the LGBTQ+ community. Further, the has been prepared in support of an application property also holds contextual value, due to by Graywood CM GP Inc. (“Graywood”) to amend its contribution to the mid-to-late 19th century the former City of Toronto Zoning By-law 438-86, residential built form character of Church Street. as amended, City-wide Zoning By-law 569-2013, as amended, and the Toronto Official Plan with Accordingly, the east (front) portion of the respect to a proposed mixed-used development existing building at 508-510 Church Street on the lands municipally known as 506-516 is being retained and incorporated into the Church Street, as shown on Figure 1 (the “subject proposed development. Integration of the site”). principal elevation will allow for the legibility of the existing building’s three dimensional form As confirmed in the Heritage Impact Assessment contributing to the built form character of Church prepared by ERA Architects Inc., although none Street. of the properties are currently on the Heritage Register, the properties muncipally known as The Church- Wellesley Village is also one of 508 and 510 Church Street have been identified several neighbouhoods in the City of Toronto as having potential to be included on the City that is known for its nightlife and entertainment- of Toronto’s Heritage Register. ERA Architects related activities. Graywood’s intention is have determined that the properties at 508 and to continue working collaboratively with the 510 Church Street hold historical/associative community t o respect and honour the fabric of value due to its connection to the Crews & Tango Church-Wellesley Village.

Subject Site

506-516Figure 1 - Location Church Map Street, Toronto BOUSFIELDS inc. Location Map 2 As a first step, the Crews and Tango lease has From an urban design perspective, the proposed been extended for two years so that the bar can building height and massing fits harmoniously continue to operate. In addition, the proposal within its existing and planned context. In our includes a large ground floor commercial opinion, the design conforms to the built form space of approximately 6,600 square feet (613 policies of the Official Plan and implements square metres) in size. This application will be the intent of the emerging policy direction seeking an amendment to Zoning Bylaw 569- contained in Site and Area Specific Policy 382, 2013 that currently limits cabaret, clubs and as implemented by Official Plan Amendment eating establishments to a maximum size of 183. The proposal is in keeping with the North approximately 4,305 square feet (440 square Downtown Yonge Urban Design Guidelines. The metres). proposal maintains and enhances the character of the Church Street Village Character Area. In Overall, the proposed Zoning By-law Amendments particular, the proposed mixed-use building is and Official Plan Amendment would permit appropriately scaled to frame Church Street a 15-storey mixed-use building containing with good proportion and will provide for an 173 dwelling units and 1,072 square metres of appropriate transition from the low- to mid-rise commercial space (the “proposal”). It would have nature of Church Street to the taller Apartment a total gross floor area of 13,780 square metres Neighbourhoods area to the west. resulting in a density of 8.08 times the area of the lot. The proposed building mass responds to It is our opinion that the proposal contemplated the context of its block, adjacent built form and in the Rezoning and Official Plan Amendment policy direction to be located within an angular application is in keeping with the planning and plane measured from Church Street. The building urban design framework established in the exhibits characteristics of both mid-rise and Provincial Policy Statement (2014), the Growth taller buildings. Plan for the Greater Golden Horseshoe, the City of Toronto Official Plan and the applicable urban From a land use perspective, the proposal design guidelines. contributes to the achievement of policy directions supporting intensification and infill on underutilized sites within the built-up urban area, particularly in locations which are well- served by municipal infrastructure, including public transit. The subject site is located in the Downtown, which has been identified as anUrban Growth Centre in the Growth Plan for the Greater Golden Horseshoe. It is located approximately 400 metres (a 5-minute walk) southeast of the Wellesley Subway station and has the location attributes of a Major Transit Station Area, as defined by the Growth Plan for the Greater Golden Horseshoe. Furthermore, the proposal supports the reurbanization policies and objectives of the Official Plan.

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 3 [2.0] SITE & SURROUNDINGS

4 2.1 Subject Site The subject site, municipally known as 506- 516 Church Street, is located on the west side of Church Street, mid-block between Maitland Street and Alexander Street (see Figure 2). The subject site is generally rectangular in shape, with a frontage of 42.84 metres and a depth of 39.87 metres, resulting in a site area of approximately 1,706.3 square metres. To the west of the subject site is a 6.09-metre-wide public lane (Donna Shaw Lane), accessed from Maitland Street to the north and Alexander Street to the south.

The subject site is currently occupied by a 2-storey house-form building containing commercial uses, with a 11/2-storey addition to the rear (Boutique Bar, 506 Church Street), two 21/2-storey row houses containing commercial uses, with a 2-storey garage (Crews & Tangos, 508 & 510 Church Street), and a surface parking lot with up to 31 parking spaces (512-516 Church Street). The building at 506 Church Street is set back 7 metres from the Church Street frontage, a minimum of 1.1 metres from the side lot line to the south, and 12.17 metres from the rear lot line to the west. Looking west towards 508-510 Church Street

MAITLAND STREET

TargetPark

Donna Shaw Lane

Crews & Tango

Boutique

CHURCH STREET Bar

WOOD STREET

Figure 2 - Aerial - Site Context

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 5 Looking west towards the subject site Looking southwest towards the subject site.

Looking west towards 506 Church Street. Looking south from the northwest limit of the subject site

6 The buildings at 508 and 510 Church Street are During the nineteenth century, the lands that generally built to the front lot line, with setbacks formed part of the original 50-acre plot were of 0.24 metres and 0.8 metres, respetively. The subdivided to accommodate urban growth. garage at 508 Church Street is built to the rear lot Throughout the 20th century, predominantly line, while the building at 510 Church Street is set low-rise residential buildings characterized this back 6.84 metres by a driveway. The parking lot area. It was not until the early 1980s that the at 512-516 Church Street is accessed from both 519 Church Street Community Centre opened its Donna Shaw Lane to the west and Church Street doors attracting numerous social and political to the east. groups that the area became known as a lesbian, gay bisexual and transgender (“LGBTQ+”) friendly An Arborist Report prepared by Green Print space. Investment and an influx of new residents Consulting Arborists identifies three existing followed soon thereafter, establishing the Village trees on the subject site. One of those trees as the LGBTQ+ centre of the city. is located in front of the 506 Church within the subject site and not listed under the City Today, the Village is a vibrant mixed use of Toronto Street Tree Inventory. The site is neighbourhood focused around the intersection generally flat and slopes up by about 0.6 metres of Church Street and Wellesley Street. Church from south to north. Street acts as the main commercial strip and is characterized by predominantly low-to mid- Although none of the properties are currently rise pedestrian-oriented main street buildings, on the Heritage Register, 506, 508 and 510 were surrounded by apartment neighbourhoods, low- all identified as having potential to be included rise residential neighbourhoods and interspersed on the Heritage Register (as part of the North pockets of open space. Existing heights along Downtown Yonge Study that led to OPA 183). Church Street, between Alexander Street and A detailed review of the history of the subject Isabella Street, range from 2-14 storeys (1-5 site can be found in the accompanying Heritage storeys streetwall heights). To the west is the Impact Assessment (HIA) prepared by ERA Wellesley Wood Apartment neighbourhood, Architects. which is characterized by primarily residential buildings, with a mix of low-rise, mid-rise and high-rise buildings. The high-rise buildings 2.2 Area Context predominantly date from the 1950s and 1960s and were developed as “towers in the park”, The subject site is located within the Church predominantly with slab-style floorplates and Street Village neighbourhood (the “Village”) and deep setbacks. Heights within the apartment along Church Street, a minor arterial road that neighbourhoods range from 14-27 storeys (see stretches from The Esplanade in the south, Bloor Figure 3, Oblique Aerial). Street East to the north and Yonge Street to the northeast. The Village is generally concentraded along the portion of Church Street between Gerrard Street East to the south and Hayden Street to the north.

The area was first established in the early 19th century by Alexander Wood, a prominent merchant and magistrate in the then Town of York. Wood had purchased a 50-acre plot of land bounded by Maitland Street, Jarvis Street, Carlton Street and Yonge Street to establish his estate in 1827.

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 7 Looking southeast along Church Street from Maitland Street Looking northeast along Church Street

Looking southwest towards the Looking west along Woods Street Looking southwest towards Apartment Neighbourhoods from Church Street the subject site and adjacent Apartment Neighbourhoods

SUBJECT SITE

AITLANDUR STREET STREET

ALEANDER STREET

Figure 3 - Oblique Aerial Looking Northwest 8 2.3 Immediate Surroundings Immediately north of the subject site is a 21/2-storey Victorian building, converted to restaurant uses, with a ground-level patio fronting onto Maitland Street (O’Grady’s, 518 Church Street). The south wall, which abuts the north limit of the subject site, is a blank wall.

Further north, between Maitland Street and Wellesley Street, is a 4-storey terraced building that contains retail and service commercial uses on the lower levels, with residential units above (524-536 Church Street), a 1-storey commercial building with a patio at grade, oriented towards Church Street (Chef Gourmet & Second Cup, 538- 540 Church Street), and a 5-storey office building with restaurant and service commercial uses at grade (Ginger, Nova Dry Cleaners and TD; 542- 548 Church Street and 63-65 Wellesley Street East).

Looking west towards 518 Church Street

Looking northeast towards 518 Church Looking north towards 524-536 Church Looking northwest towards 538-548 Street Street Church Street

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 9 On the northwest corner of Church Street and Wellesley Street East is a 3-storey mixed-use building tenanted by Michael Barber Shop (552 Church Street and 66B Wellesley Street East), a 2-storey flat roof building tenanted by Lenz on Art, Hair ‘n After, Taccorrito and The Window (556-560 Church Street), and a 2-storey flat roof building tenanted by 56IX2, Alfred Dry-Cleaning and Dead Dog Records (562-568A Church Street).

To the west of these properties is a public laneway providing rear access to the properties along Church Street. To the west of the laneway is a narrow property containing a 4-storey commercial building that is tenanted by Ho Team Beauty salon and Wellesley Hairdressing (66 Wellelsey Street East), and a 5-storey apartment building (64 Wellesley Street East).

Lands municipally known as 64-66 Wellesley Street East and 552-570 Church Street, are the subject of an application for a combined zoning by-law and official plan ammendment application to permit a 39-storey mixed-use building containing 442 dwelling units, 4,828 square Looking towards the northwest corner of Church Street and metres of street-related retail space and a 320 Wellelsey Street East square metre publicly accessible plaza at the corner of Church and Wellesley. This application is a revision to an original proposal submitted in August 2017 for a 43-storey mixed-use building

Looking north towards 66 Wellesley Looking northeast towards 66A Looking north towards 64 Wellesley Street East Wellesley Street East Street East

10 containing 430 residential units as well as 1,400 square metres of street-related retail space, and a 260 square metre publicly accessible plaza. In February 2020, the proposal was further modified in response to comments from City Staff. These revisions included a reduced streetwall height and narrower tower floorplate, resulting in an overall decrease in gross floor area, the conservation of the heritage building at 64 Wellesley Street East in situ, and removal of the public laneway from the development site. The file remains under appeal before the Local Planning Appeal Tribunal (“LPAT”).

Continuing north is a 1-storey flat-roof commercial building at 572 Church Street, formerly tenanted by The Beer Store (referred to herein as the “Beer Store Site”). The building is located at the rear of the property, with a surface parking lot located in front of the building. This property is the subject of applications for a zoning by-law amendment (filed November 2017) and Official Plan Amendment (filed January 2018), initially seeking permission for a 16-storey mixed-use building containing 98 dwelling units, 7,204 square metres of residential gross floor Looking west towards the Beer Store Site area and 285 square metres of non-residential gross floor area. Since then, the aplicant and the City engaged in discussions, which resulted in the applicant submitting a settlement offer to the City for a 12-storey mixed-use building with 79 dwelling units and 297 square metres of ground floor commercial space. The application was approved in principal by the LPAT through settlement negotiations.

North of the Beer Store Site is a 2-storey flat roof commercial building fronting the corner of Church Street and Dundonald Street known as Progressive Place (576 Church Street) and a 5-storey Apartment building along Dundonald Street known as the Dundonal Arms Apartments (49 Dundonald Street). Further north, along the west side of Church Street, there is a row of converted residential buildings with greater setbacks from the street than the buildings to the south. These properties contain restaurant, retail and residential uses (580-596 Church Street). To the west of of 580 Church Street, is the Gloucester/Dundonald neighbourhood, which is comprised of predominantly low-rise residential buildings. Looking northwest towards Progressive Place

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 11 To the east of the Beer Store Site, on the east side of Church Street, is a 3-storey heritage building which is occupied by the 519 Church Street community hub (519 Church Street). 519 Church Street is designated under Part IV of the Ontario Heritage Act and was recently renovated to accommodate additional community space. As a product of the redevelopment of the 519 Church Street community hub, the adjacent public park (formerly known as Cawthra Square Park) was renamed to Barbara Hall Park after the former City of Toronto Mayor and current Ontario Human Rights Commissioner (539 Church Street and 33 Monteith Street).

To the immediate south of the 519 Church Street community hub and Barbara Hall Park are two 3-storey buildings containing retail uses at grade, including Ladybug Florist (513 Church Street) and Dudley’s Hardware (511 Church Street). The remainder of the block consists of an “L” shaped row of 3-storey buildings, which are designated under Part IV of the Ontario Heritage Act, fronting the corner of Church Street and Wellesley Streeet East (505-5091/2 Church Street and 68-78 Looking northeast towards 519 Church Street Wellesley Street East.

To the east of these properties, the interior of the block consists of a wide range of building heights, including a row of 3-storey heritage listed residential buildings (2-36 Monteith Street), several 3-storey residential buildings (2-2A Cawthra Square), a 13-storey apartment building (88 Wellelsey Street East), an 8-storey apartment building (88 Wellelsey Street East) and a 27-storey apartment building (100-102 Welleslely Street East). Located on the south side of the street is the construction site of the approved Eight One Wellesley redevelopment (81 Wellesley Street East). Once complete, the site will consist of a 28-storey residential building with retail uses on the ground floor.

Looking east towards Barbara Hall Park

12 Looking southeast towards 511-5091/2 Looking northwest towards 68-78 Looking northeast towards 80 Church Street Wellesley Street East Wellesley Street East

Looking northeast along Monteith Looking northeast towards 88 and Looking south towards 81 Wellesley Street 100-102 Wellesley Street East Street East

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 13 On the east side of Church Street, between South of Alexander Street, the Wellesley Wood Wellesley Street East and Maitland Street, is Apartment neighbourhood extends east to a 4-storey H-shaped apartment building with Church Street. Within the block bounded by grade-related commercial uses, tenanted by Maitland Street, Alexander Street, Church Street Hero Certified Burgers Freshii, RBC Royal Bank and Yonge Street, are three14-storey slab-style and Friendly Stranger (501-503B Church Street apartment buildings, with large setbacks and and 71-77 Wellesley Street East), and a series interspersed landscaping and surface parking, of commercial and mixed-use buildings (1-to known as the City Park Co-Operative Apartments 2-storeys in height) consisting of commercial (481 Church Street/28 Woods Street, 51 Alexander uses on the ground level and a mix of residential Street and 31 Alexander Street). West of the and commercial uses on the upper level (491-483 Wellelsey Wood Apartment neighbourhood, is Church Street). Commercial tenants along this the Courtyard Marriot, which fronts onto Yonge segment of Church Street include: The Church Street (475 Yonge Street). Wellelsey Health Centre, Glad Day, Pusateri, Fushimi Sushi, Love Shop, Pegasus on Church, On the southeast corner of Church Street and Starbucks, and Church Street Garage Bar at 477 Alexander Street, is Church Street Junior Public Church Street. Immediately east of Garage Bar is School property (435 Church Street and 83 a 3-storey U-shaped heritage apartment building Alexander Street), consisting of a north-south located at 84 Maitland Street. 3-storey building fronting onto Alexander Street, a sports field, playground, and interspersed open Immediately south of the subject site, is a spaces with large shade trees. A small holdout 2-storey mixed-use building with a vacant property is located at the southeast limit of the grade-related commercial space (504 Church block and includes a 31/2-storey house-form Street). The building generally occupies the full building converted to residential and commercial extent of the lot, with a garage and rooftop deck uses (Hair of the Dog Neighbourhood Pub & built to rear property line. Further south, on the Restaurant, 425 Church Street). At the northeast northwest corner of Church Street and Alexander corner of Church Street and Wood Street is the Street, is a 12-storey apartment building with LPAT (formerly the Ontarion Municipal Board) retail-commercial uses on the ground level, built approved Axis Condos development. Once in approximately 2000 (490-500 Church Street & complete, the project will consist of a 38-storey 60-70 Alexander Street). The lot is comparable to mixed-use building, with a 7-storey podium and that of the subject site, with an approximate 31.7 537 residential dwelling units. metre frontage along Church Street and a depth of approximately 45.8 metres (measured along the north lot line). The building has a total height of 39.3 metres (45.3 metres to the top of the MPH), with a streetwall height of 17 metres to the south and 8.5 metres to the north. At the 6th floor, the southeast portion of the building steps back 18 metres from the Church Street lot line, with an east-facing amenity terrace above the 5th level. Up to the eleventh floor, the west portion is built to the north lot line (with north-facing primary windows), resulting in a separation distance of 8.04-metres from the southernmost limit of the subject site. At the 12th floor, the building steps back an additional 5 metres from north.

14 Looking east towards 501-503B Church Looking northeast along Church Street Looking east towards 477 Church Street/71-77 Wellesley Street East between Wellesley Street East and Street and 84 Maitland Street Maitland Street

Looking west towards 504 Church Looking southwest towards 70 Looking northwest towards 70 Street Alexander Street Alexander Street

Looking southeast towards 70 Looking towards the northwest corner Looking southeast towards Church Alexander Street from Donna Shaw of Church Street and Wood Street Street Junior Public School Lane PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 15 Looking northwest towards Church Looking east towards 425 Church Looking southeast towards the Axis Street Junior Public School Street Condos Development

To the west, within the block bounded by Alexander Further west, fronting onto Yonge Street, is a two- Street, Maitland Street, Donna Shaw Lane and tower mixed-use complex that spans the block Maitland Terrace (within the Wellesley Wood form Maitland Street to Alexander Street and is Apartment Neighbourhood), are three apartment currenlty under construction. Once complete, buildings forming the Village Green Complex: the complex will include a southerly 52-storey two 19-storey slab-style apartment buildings (40 residential tower and a northerly 25-storey tower Alexander Street and 55 Maitland Street) and a (Tea House, 501 Yonge Street). 28-storey circular-shaped apartment building at 50 Alexander Street. The building at 55 Maitland Northwest of the subject site, on the north side Street is oriented east-west with secondary of Maitland Street, are 3- and 4-storey walk- east-facing windows set back approximately 16.5 up apartment buildings (54, 56 and 58 Maitland metres from the centre-point of the abutting lane Street) two blocks of recently built 3-storey (Donna Shaw Lane). townhouses with units fronton onto Maitland Street (46, 48, 50 and 52 Maitland Street) Further west is a 2-storey converted house- and units fronting onto Luscombe Lane (1-16 form building, currently containing office uses Luscombe Lane), a north-south private lane, two (37 Maitland Street), that was built in 1853 and is 4-storey rental apartment buildings known as listed on the City of Toronto Heritage Register, a The Maitland (36 and 42 Maitland Street), both of 3-storey apartment building (33 Maitland Street), which are listed on the City of Toronto Heritage and a 17-storey “L”-shaped residential building Register (built 1911), and a boarded up 3-storey (25 Maitland Street, built in 1987). South of house-form building (34 Maitland Street). West of the property at 25 Maitland Street, is a single- the 34 Maitland Street property, is the property storey building used as a theatre (Buddies in Bad municipally known as 20-26 Maitland Street, Times, 12 Alexander Street), the Alexander Street which is the subject of a combined official plan Parkette (16 Alexander Street), and a 2-storey and zoning By-law amendment application house-form building coverted to a restaurant (submitted October 2019) to permit a 45-storey (Asian Fusion, 26 Alexander Street). mixed-use building containing 275 square metres of non-residential floor area and 527 residential dwelling units. A site plan application was submitted concurrently with the combined OPA/ZBA application. Both applications remain under review by municipal staff.

16 Looking northeast towards 40 Looking southeast towards 55 Looking southwest from the Alexander Street Maitland Street subject site towards the Apartment Neighbourhoods

Looking southeast towards 501 Yonge Looking south towards 37 Maitland Street Street

Looking northwest towards 54 and 56 Looking north towards 1-16 Luscombe Maitland Street Lane

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 17 Looking northwest towards The Maitland Looking northwest towards 20-34 Maitland Street

Looking north towards Alexander Street Parkette Looking north towards 12 Alexander Street

18 East of the subject site, on the east side of Church Street, between Maitland Street and Alexander Street, is a mix of 2-storey commercial buildings and old row houses converted to live-work units, with retail and service commercial uses at-and partially below-grade (445-475 Church Street). Commercial tenants include restaurants and bars, convenient stores, salons, fast-food establishments, pet stores, clinics, pharmacies and supplement stores, an adult entertainment clubs, and a UPS store. The properties at 445- 455 Church Street have an average lot depth of approximately 27 metres and abut an L-shaped public lane providing access to surface parking at the rear of the properties via Alexander Street and Alexander Place.

Similarly, the properties at 467-475 Church Street have an average lot depth of approximately 24 metres, with vehicular access from a north-south lane accessed from Maitland Street. Alexander Pl extends the length of the block and is accessed from both Looking southeast along Church Maitland Street to the north and Alexander Street to the south. Street between Alexander Street and Maitland Street West of Alexander Pl and fronting Maitland Street are 1-to 2-storey semi-detached dwellings converted to commercial uses (95 and 97 Maitland Street). Also west of Alexander Pl, but fronting onto Alexander Street, are two 31/2-storey semi-detached dwellings converted to rental apartments (88 and 90 Alexander Street). East of Alexander Pl is the Patrick McBrine House (now known as the National Ballet School, 99-113 Maitland Street). This property is listed on the City of Toronto Heritage Register and consists of four Victorian-style row houses and a courthouse-style building central to the site. All five of the buildings are connected by a contemporary 4-storey addition. South of 99 Maitland Street is Toronton Parking Authority (TPA) surface parking lot, set back from the street by a landscaped area and shade trees (100 Alexander Street).

Looking south towards 95 and 97 Maitland Street

Looking south towards Alexander Pl Looking south towards the National Looking southeast towards the from Maitland Street Ballet School National Ballet School PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 19 better) between the Castle Frank and Ossington 2.4 Transportation Context subway stations on the Bloor-Danforth subway Church Street is a north-south Minor Arterial line. This bus route also connects to the Yonge- Road with two lanes of vehicular traffic in each University-Spadina subway line with a stop at direction and intermittent street parking on both the Wellesley subway station. To the south, the sides of the street, with an existing and planned 506 Carlton streetcar runs along College Street/ right-of-way width of 20 metres in front of the Carlton Street, connecting the Main Street and site. High Park subway stations, with stops at both the College and Queen’s Park subway stations. With respect to transit, the area enjoys excellent The streetcar line operates all day, every day of rapid transit services. Two subway stations, the week, with frequent service (i.e. ten-minute providing access to Line 1 – Yonge-University, service or better). are located within a short walking distance of the subject site. Wellesley subway station is The subject site is also well-connected to the located within 400 metres walking distance of City’s cycling network. Wellesley Street East has the subject site, translating to approximately an a two-lane road surface as well as separated bike 5-minute walk; while the College subway station lanes on either side of the street. The bike lanes is located approximately 550 metres walking connect to existing bike lanes along Harbord distance of the site, translating to approximately Street, providing an east-west route that extends an 7-miunite walk. from Shaw Street in the west to Parliament Street in the east. The Wellesley Street bike lanes also Route 94 (Wellesley) provides bus service connect to north-south bike lane connections close to the subject site, on Wellesley Street, at Shaw Street, Beverley Street and Sherbourne operating all day, every day of the week, with Street. frequent service (i.e. ten-minute service or

Subject * Site

Figure506-516 4 - TTC TransitChurch Map Street, Toronto BOUSFIELDS inc. TTC Map 20 [3.0] PROPOSAL

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 21 The two proposed commercial spaces will front 3.1 Description of the onto the wider public realm, with a total of 3 Proposal entrances (two of which are located within the The proposal involves the demolition of the retained portion of the existing building), while existing buildings on the subject site and its the residential lobby will occupy the southeast redevelopment with a 3-storey podium building corner of the building, with the main entrance on containing a mix of commercial and residential Church Street. uses, together with a 12-storey building element, The podium will be set back approximately 0.80 resulting in a total height of 15 storeys with a metres from the north lot line on the east portion height of 46.72 metres (52.72 metres to the top of the site and approximately 0 metres on the west of the mechanical penthouse). The proposal portion of the site. The remainder of the podium further contemplates the rention of the east will generally be set back 0 metres from the south (front) portion of the building located at 508-510 lot line, resulting in a 8.9 metres setback from Church Street, to be integrated into the proposed the existing building at 70 Alexander Street to streetwall along Church Street. the south, and 3.0 metres from the centrepoint of The new building will have a total gross floor the lane to the west. A side party wall is provided area (GFA) of 13,780 square metres, including on the east (front) portion of the building’s north a commercial gross floor area of 1,072 square facing façade, up to the third level. The building metres, with an overall density of 8.08 FSI. A total will have two secondary residential entrance/ of 173 units are proposed, of which 50 percent exit along its southern edge that will provide are 2- or 3-bedroom units. The building will have pedestrian access to the concierge within the a total of 668 square metres of amenity space residential lobby, while a secondary entance to (3.8 square metres per unit). See Figure 5 – Site the ground floor is located along the west limit Plan, Figure 6a-6b – Elevations, and Figure 7a- of the ground floor, south of the parking ramp. At 7b – Floor Plans. the southwest limit of the subject site are loading spaces (one Type “G” and one Type “C”), a bulk storage unit and a garbage room. Ground Level and Podium The second storey of the podium will be occupied by commercial uses within, and to the rear of, the The 3-storey podium will include active uses at retained heritage building, a 110-square metre grade, including two commercial spaces fronting outdoor amenity courtyard located internally onto Church Street, with a total area of 791 square within the site, and a U-shaped indoor amenity metres. The largest of the commercial spaces is space wrapping around the north, west and 6,600 square feet (613 square metres) in area. The south limits of the courtyard. The balance of the commercial space permits a range of commercial second storey is occupied by north, west and retail uses that also includes entertainment east facing dwelling units, with building insets and night club uses for which Graywood is also along the north facing façade. The third storey seeking. of the podium consists of dwelling units, storage The podium will be set back 2.0 metres from the and the top level of the commercial space to the front lot line to east, and 1.7 metres from the rear of the retained building. Three east facing façade of the retained portion of the existing dwelling units are located internal to the subject building, to expand the pedestrian realm to a site, and overlook the amenity courtyard on the width of between 5.0 and 7.5 metres along Church second level, resulting in a 6.83-metre setback Street, and to allow for a widening of the public from the commercial unit to the east. sidewalk.

22 CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB.

DO NOT SCALE DRAWINGS.

THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT.

MAITLAND STREET

ISSUED

° No. Date Description 0 0 . 4 4 T.O.MPH 01 06 July 2020 Issued for Rezoning

3900 MPH

19795 2950 LEVEL-12

3600 LEVEL-11

2950 LEVEL-10

2950 LEVEL-9

2950 LEVEL-8

2950 LEVEL-7 25090

2950 LEVEL-6

2950 LEVEL-5

2950 LEVEL-4

2950 LEVEL-3

13563 16000 2950

CHURCH STREET CHURCH LEVEL-2 DONNA SHAW CHURCH

LANE 5100 STREET LEVEL-1

ALEXANDER STREET 2 E-W SECTION THROUGH 70 ALEXANDER A002 1 : 300

Figure 5 - Site Plan (Prepared by: Diamond Schmitt Architects)

1 BLOCK PLAN

A002 1 : 500 PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 23

MPH 15 STOREY 13 STOREY 11 STOREY 3 STOREY HT 53.3 HT 47.5 HT 41.5 HT 35.5 HT 11.05 (+157.88) (+152.08) (+146.08) (+140.08) (+116.08)

3048 749

8 g_R20_pwason.rvt 504 CHURCH STREET BLDG. (EXISTING)

915 2420 915 2420 915 C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit DONNA SHAW LANE STREET CHURCH

1197 1550 1193 506-516 Church St 1155 2150 1150 2150 70 ALEXANDER STREET 1196 2100 750 BLDG (EXISTING) 100 690 506-516 Church St., Toronto, 100 ON - M4Y 2C8

SITE PLAN

2 2 A002 A002

As indicated 3 ALEXANDER WINDOWS Scale:

7/16/2020 8:49:29 AM 7/16/2020 8:49:29 Project No: 201008 A002 1 : 100 Date: 12 May 2020 A002 CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB.

DO NOT SCALE DRAWINGS.

THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT.

H G F E D C B A

ISSUED No. Date Description

ROOF 157.30 01 06 July 2020 Issued for Rezoning

LEVEL 16 151.30

LEVEL 15 148.30

LEVEL 14 145.30

LEVEL 13 142.30

LEVEL 12 139.30

LEVEL 11 136.30

LEVEL 10 133.30

LEVEL 9 130.30

LEVEL 8 127.30

0 124.30

0 LEVEL 7

LEVEL 6 121.30

LEVEL 5 118.30

LEVEL 4 115.30

LEVEL 3 112.30

LEVEL 2 109.30 g_R20_pwason.rvt

LEVEL 1 104.35

CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB.

DO NOT SCALE DRAWINGS. C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit ALL DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT. East Elevation THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT.

2 EAST ELEVATION

A303 1 : 100

A B C D E F G H 506-516 Church St

506-516 Church St., Toronto, ON - M4Y 2C8

EAST ELEVATION

ISSUED

Scale:No. DateAs indicated Description

7/16/2020 8:54:06 AM 7/16/2020 8:54:06 Project No: 201008 ROOF 157.30 01 06 July 2020 Issued for Rezoning Date: 12 May 2020 A303

LEVEL 16 151.30

LEVEL 15 148.30

LEVEL 14 145.30

LEVEL 13 142.30

LEVEL 12 139.30

LEVEL 11 136.30

LEVEL 10 133.30

LEVEL 9 130.30

LEVEL 8 127.30

LEVEL 7 124.30

LEVEL 6 121.30

LEVEL 5 118.30

LEVEL 4 115.30

LEVEL 3 112.30

LEVEL 2 109.30 g_R20_pwason.rvt

LEVELLEVEL 0.00 1 104.35 C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit West Elevation

2 WEST ELEVATION

A304 1 : 100

Figure 6a - Elevations (Prepared by: Diamond Schmitt Architects) 506-516 Church St

506-516 Church St., Toronto, ON - M4Y 2C8

WEST ELEVATION

Scale: As indicated

7/16/2020 8:54:11 AM 7/16/2020 8:54:11 Project No: 201008 Date: 12 May 2020 24 A304 CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB.

DO NOT SCALE DRAWINGS.

THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT.

8 7 6 5 4 3 2 1

ISSUED No. Date Description

ROOF 157.30 01 06 July 2020 Issued for Rezoning

LEVEL 16 151.30

LEVEL 15 148.30

LEVEL 14 145.30

LEVEL 13 142.30

LEVEL 12 139.30

LEVEL 11 136.30

LEVEL 10 133.30

LEVEL 9 130.30

LEVEL 8 127.30

LEVEL 7 124.30

LEVEL 6 121.30

LEVEL 5 118.30

LEVEL 4 115.30

LEVEL 3 112.30

LEVEL 2 109.30 g_R20_pwason.rvt

LEVEL 1 104.35

CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB.

DO NOT SCALE DRAWINGS. C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit ALL DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT. North Elevation THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT.

2 NORTH ELEVATION

A301 1 : 100

506-516 Church St

1 2 3 4 5 6 7 8

506-516 Church St., Toronto, ON - M4Y 2C8

NORTH ELEVATION

ISSUED

Scale:No. DateAs indicated Description

7/16/2020 8:51:44 AM 7/16/2020 8:51:44 Project No: 201008 ROOF 157.30 01 06 July 2020 Issued for Rezoning Date: 12 May 2020 A301

LEVEL 16 151.30

LEVEL 15 148.30

LEVEL 14 145.30

LEVEL 13 142.30

LEVEL 12 139.30

LEVEL 11 136.30

LEVEL 10 133.30

LEVEL 9 130.30

LEVEL 8 127.30

0 124.30

0 LEVEL 7

LEVEL 6 121.30

LEVEL 5 118.30

LEVEL 4 115.30

LEVEL 3 112.30

LEVEL 2 109.30 g_R20_pwason.rvt

LEVEL 1 104.35 C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit South Elevation

2 SOUTH ELEVATION

A302 1 : 100 Figure 6b - Elevations (Prepared by: Diamond Schmitt Architects) 506-516 Church St

506-516 Church St., Toronto, ON - M4Y 2C8

SOUTH ELEVATION

Scale: As indicated

7/16/2020 8:52:41 AM 7/16/2020 8:52:41 Project No: 201008 Date: 12 May 2020 PLANNING & URBAN DESIGN RATIONALE A302 506-516 Church Street 25 CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB. CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB.

DO NOT SCALE DRAWINGS. DO NOT SCALE DRAWINGS.

ALL DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ALL DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT. WRITTEN PERMISSION OF THE ARCHITECT.

THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT. THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT.

MAITLAND STREET

ISSUED ISSUED

1 2 3 4 5 6 7 8 No. Date Description 1 2 3 4 5 6 7 8 No. Date Description 01 06 July 2020 Issued for Rezoning 01 06 July 2020 Issued for Rezoning 3200 6300 6300 6300 6300 6300 3250 1250 3200 6300 6300 6300 6300 6300 3250 1250

- - 2- 2- A405--- - 518 CHURCH STREET BLDG A404--- - 518 CHURCH STREET BLDG (EXISTING) (EXISTING) 2- 2- PROPERTY PROPERTY A405--- A404--- LINE LINE 266 691 266 691

4 4

7 7

4 4

9 9

1 1

9 9

A 1 A A 1 A

5550

0 0

0 3220 2600 600 2600 2600 600 2600 2600 600 2600 2600 480 0 2600 2600 600 2600 2600 3200 2600 600 2600

4 4 3 3 600 TURN AROUND 300 62 SPACES- 0.6M X 1.8M

SPACE 0

0 0

0 0 0 DOUBLE STACKED BIKE LONG TERM BIKE

B B B 9 B 6 6 NO PARKING

1 5 5 RACKS PARKING MIN VERTICAL CLEARANCE 12- 12- 12- = 2.4M 12- 20 19 18 17 16 15 14 WATER CISTERN 14 13 12 11 10 9

A403P402--- A403P402--- A403P402--- 5 A403P402---

0 VOLUME = 60CM

5 RESI RESI RESI RESI RESI RESI RESI EV EV EV RESI VISITOR VISITOR 3

0 0 0 OUTLET

0 0

3 3 103.500 6 23700 6 23700

STORAGE / 0

0 8 SERVICES P2 PARKING STORAGE / 6

2 SERVICES P1 PARKING VISITOR 0 23 VEHICLE PARKING SPOTS 0 0 5600 0 0 100.325 GATE 0

0 0 0

6 (0 VISITOR + 23 RESIDENT) 6 6 C C C 17 VEHICLE PARKING SPOTS C

97.575 (10 VISITOR + 7 RESIDENT) 7

2 VISITOR UP DN UP DN 55 MAITLAND 55 MAITLAND

0 0

2 (EXISTING) 3 (EXISTING) 3

3 6 5600 5600 6000 6

0 0 0 0

6 SERVICE 23 10 15 EV EV

6 6 6 6 RESI

2 2 2 2

0 0 0 0

D 0 0 D D 0 0 D

1 1 1 1

1 1 5% MAX 1 1 78 SPACES - 0.6M X 1.8M TO P2 5600 5600

0 DOUBLE STACKED BIKE

0 0 0 0

8 8 5% MAX 0 0 RACKS BELOW 0 0

6 5 21 9 16 EV

9 9

6 6 6 6 24 EV RESI 2 RESI

8 8 2 2 MIN VERTICAL 2 2 CLEARANCE = 2.4M 821

0 0

3 5600 6000 3

6 6

0 0

0 0 0 0

0 5

0 0 0 0

6 4 4 17 EV 22 8

6 6 6 6

2 6 25 EV RESI

2 2 2 2 RESI

1 0 7275 VISITOR VISITOR VISITOR

821 3

0 0

0 E 5 E E LONG TERM BIKE E

1 8 7345

1 PARKING 0

0 0

5 LONG TERM BIKE 5

12- 0 7 12- 12- 7 12-

0 0 2 PARKING 2

0 6 A401P401--- 2 A401P401--- A401P401--- 2 A401P401--- 7

26 - - - -

6 2 RESI RESI

2 508/510 1950 16 SPACES - 0.6M

0 0 X 1.8M BIKE CHURCH ST 0 TURN AROUND SPACE 5% MAX 508/510 0 15% MAX 5% MAX 3 - - 3 - - RACKS

(DONNA (ABOVE) SHAW LANE (DONNA (ABOVE)

6 6

CHURCH FROM MIN VERTICAL 0 3 NO PARKING 0 SERVICE SERVICE 4

0 0 ST (ABOVE) CLEARANCE = 3 0 6 ABOVE 6 VISITOR CHURCH STREET CHURCH STREET CHURCH STREET 27

6 2

RESI RESI 1.9M

2 2080

F F F 0 F

0 0 DN

96.725 5

3 EL-01

0 EL-01 2

0 ACCESSIBLE

8 VISITOR

0 0

0 0 LOBBY 0 2200 LOBBY

3 3

5 6 5% MAX 6

DONNA SHAW LANE FROM P1 DONNA SHAW LANE

1 1

0 1 SHORT TERM BIKE 0 EV

8 8

9 9 6 ABOVE 7.5%

1 PARKING 1

2 EL-02 EL-02 5600 VESTIBULE 18 SPACES - 0.6M X 3 VESTIBULE 1.8M DOUBLE

G 7 G G STACKED BIKE G

0 8 UP UP RACKS DN UP MIN VERTICAL

0 CLEARANCE = 2.4M 2 EV

0 6000 11700 6000

2 INCOMING

7 7 7

0 12- 12- 0 12- SERVICES 12-

0 0 0

0 INCOMING 0 99.225 UP 5% MAX DN 0 98.675 0 101.975 UP 5% MAX DN 0 101.425

3 A402P403--- A402P403--- 3 A402P403--- A402P403---

6 6 6 6 SERVICES 6

0 0 3 EV

0 0 1 6 6000 11700 6000 6

2 2 VISITOR g_R20_pwason.rvt g_R20_pwason.rvt 5600

H H H H

3 3 3

4 4 4

7 7 7

3 760 760

2- 2- - - A405--- A404--- 2- 2- - A405--- - A404---

1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit 504 CHURCH STREET BLDG. 504 CHURCH STREET BLDG. (EXISTING) (EXISTING)

50 ALEXANDER 50 ALEXANDER (EXISTING) 70 ALEXANDER STREET (EXISTING) 70 ALEXANDER STREET

BLDG (EXISTING) CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB. BLDG (EXISTING) CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB.

DO NOT SCALE DRAWINGS. DO NOT SCALE DRAWINGS.

ALL506-516 DRAWINGS, SPECIFICATIONS Church AND RELATED St DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ALL506-516 DRAWINGS, SPECIFICATIONS Church AND RELATED St DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT. WRITTEN PERMISSION OF THE ARCHITECT.

2 LEVEL-P2 2 LEVEL-P1 THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT. THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT.

A099 1 : 100 A100 1 : 100

506-516 Church St., Toronto, 506-516 Church St., Toronto, ON - M4Y 2C8 ON - M4Y 2C8 Parking P2 Parking P1PARKING P2 PARKING P1

Scale: As indicated Scale: As indicated

7/16/2020 8:50:14 AM 7/16/2020 8:50:14 AM 7/16/2020 8:50:15 Project No: 201008 Project No: 201008 MAITLAND STREET Date: 12 May 2020 MAITLAND STREET Date: 12 May 2020 A099 A100

ISSUED ISSUED

A301002- A301002-

21- 518 CHURCH STREET BLDG 21- 518 CHURCH STREET BLDG (EXISTING) (EXISTING) 2- 2- 2- 2- PROPERTY A405--- A404--- PROPERTY A405--- A404--- LINE LINE

216 1797 7 2216

A A A 7 A

0 5

5 6502 0 0

0 0

4 4

3 3 1797 3

B B B B BALCONY

12- 12- 12- 12- P402A403--- A403P402--- A403P402--- 3 BED 1 BED 2 BED 2 BED A403P402--- 3 BED STUDIO STUDIO 1 BED 3 BED 832 ft²

0 0 868 ft² 437 ft² 681 ft²

0 1094 ft² 427 ft² 305 ft² 437 ft² 980 ft² 0

3 3

6 6

C C C C stair BALCONY stair 20441 55 MAITLAND 4400 55 MAITLAND

0 0 0 0 1 BED 3 BED (EXISTING) 3 (EXISTING) 3 6 2 BED 3 BED 6 563 ft² 905 ft² 698 ft² STORAGE 995 ft² STORAGE

D D D D

15650 290 STUDIO 442 ft² 15650 0 2 BED 0

0 0

3 2 BED BALCONY 3 BALCONY 1 BED BALCONY 6 786 ft² 6 698 ft² 563 ft²

1 STUDIO

4 402 ft² E E E E

12- 12- 12- 12- A401P401--- A401P401--- A401P401--- A401P401--- 21- A303001- 21- A303001-

0 0

0 0 1 BED 2 BED 3 A304003- 21- 2 BED 2 BED 3 A304003- 21-

6 BALCONY 6 BALCONY BALCONY

698 ft² garbage chute 698 ft² 563 ft² garbage chute 698 ft² CHURCH STREET CHURCH STREET

F F F F

STUDIO EL-01 EL-01

0 514 ft² 0

0 2 BED 0

3 3 1 BED 2 BED

6 BALCONY 6 BALCONY BALCONY 698 ft² 563 ft² 735 ft² DONNA SHAW LANE DONNA SHAW LANE EL-02 EL-02

G G G G

0 12- 12- 0 12- 12-

0 0

3 A402P403--- 2 BED 3 BED BALCONY A402P403--- 3 A402P403--- BALCONY BALCONY A402P403--- 6 stair 6 1 BED stair 2 BED 748 ft² 870 ft² 603 ft² 650 ft² g_R20_pwason.rvt g_R20_pwason.rvt 2000

H H H H

21- 21-

A302004- A302004-

2- 2- 2- 2- 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 A405--- A404--- A405--- A404--- C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit 504 CHURCH STREET BLDG. 504 CHURCH STREET BLDG. (EXISTING) (EXISTING)

50 ALEXANDER 50 ALEXANDER (EXISTING) 70 ALEXANDER STREET (EXISTING) 70 ALEXANDER STREET

BLDG (EXISTING) CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB. BLDG (EXISTING) CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB.

DO NOT SCALE DRAWINGS. DO NOT SCALE DRAWINGS.

ALL506-516 DRAWINGS, SPECIFICATIONS Church AND RELATED St DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ALL506-516 DRAWINGS, SPECIFICATIONS Church AND RELATED St DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT. WRITTEN PERMISSION OF THE ARCHITECT.

1 LEVEL-5 1 LEVEL-7 THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT. THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT.

A105 1 : 100 A107 1 : 100

506-516 Church St., Toronto, 506-516 Church St., Toronto, ON - M4Y 2C8 ON - M4Y 2C8 Level 5 Floor Plan Level 6 & 7LEVEL 5 FLOORFloor PLAN Plan LEVEL 6 & 7 FLOOR PLAN

Scale: As indicated Scale: As indicated

7/16/2020 8:50:20 AM 7/16/2020 8:50:20 AM 7/16/2020 8:50:21 Project No: 201008 Project No: 201008 MAITLAND STREET Date: 12 May 2020 MAITLAND STREET Date: 12 May 2020 A105 A107

ISSUED ISSUED

1 2 4 5 6 7 8 No. Date Description 1 2 3 4 5 6 7 8 No. Date Description 3 01 06 July 2020 Issued for Rezoning 01 06 July 2020 Issued for Rezoning 3200 6300 6300 6300 6300 6300 3250 3200 6300 6300 6300 6300 6300 3250

A301002- A301002-

21- 518 CHURCH STREET BLDG 21- 518 CHURCH STREET BLDG 2- (EXISTING) 2- 2- (EXISTING) 2- A405--- A404--- A405--- A404--- PROPERTY PROPERTY LINE LINE

7 7

0 0

4 4

0 0

A 6 A A 6 A

3 3 2216 1 2216 1 1 TERRACE 1

0 0

4 4 23660

3 3

B B B B BALCONY 1 BED BALCONY 23880 1 BED 12- 482 ft² 12- 12- 12- A403P402--- A403P402--- A403P402--- 482 ft² A403P402---

0 0

3 3

7 7 6 3 BED 6

9 9

2 3 BED 2 862 ft² 6 6 TERRACE ROOF 1 862 ft² 1

C C C C BALCONY BALCONY

55 MAITLAND STUDIO 55 MAITLAND 0 356 ft² 0 STUDIO 0 1 BED 0

(EXISTING) 3 (EXISTING) 3 361 ft² 6 502 ft² 6 1 BED 20250 502 ft² 20250

D D D D stair stair

0 0

0 1 BED 0 1 BED 3 BALCONY 3 BALCONY BALCONY 6 563 ft² 6 563 ft²

E E E E CHURCH STREET 12- 12- 12- 12- A401P401--- A401P401--- A401P401--- A401P401--- 21- A303001- 21- A303001-

0 2 BED 0 2 BED 0 1 BED 0 1 BED 3 A304003- 21- 867 ft² 3 A304003- 21- 6 BALCONY 6 BALCONY 563 ft² 866 ft² BALCONY

563 ft² garbage chute garbage chute CHURCH STREET CHURCH STREET TERRACE ROOF

F F F F EL-01 EL-01

0 0

3 3 1 BED 6 BALCONY 1 BED 6 BALCONY BALCONY 563 ft² 563 ft² DONNASHAW LANE DONNASHAW LANE EL-02 EL-02

G G G G 2 BED 2 BED 577 ft² 645 ft²

0 12- stair 12- 0 12- stair 12-

0 0

3 A402P403--- BALCONY 2 BED A402P403--- 3 A402P403--- BALCONY BALCONY A402P403--- 6 6 2 BED 664 ft² 672 ft² g_R20_pwason.rvt g_R20_pwason.rvt

H H H H

3 3 2000 2000 2- 2- 2- 2- 21- 21- A405--- A404--- A405--- A404---

A302004- A302004-

50 ALEXANDER 50 ALEXANDER (EXISTING) 70 ALEXANDER STREET (EXISTING) 70 ALEXANDER STREET BLDG (EXISTING) BLDG (EXISTING) 506-516 Church St 506-516 Church St

1 LEVEL-12 1 LEVEL-13

A112 1 : 100 A113 1 : 100

506-516 Church St., Toronto, 506-516 Church St., Toronto, ON - M4Y 2C8 ON - M4Y 2C8 Level 12 Floor Plan Level 13 FloorLEVEL 12 FLOOR PLAN Plan LEVEL 13 FLOOR PLAN

Scale: As indicated Scale: As indicated

7/16/2020 8:50:26 AM 7/16/2020 8:50:26 AM 7/16/2020 8:50:27 Project No: 201008 Project No: 201008 Date: 12 May 2020 Date: 12 May 2020 A112 A113 Figure 7a - Proposed Floor Plans (Prepared by: Diamond Schmitt Architects) 26 CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB. CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB. CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB. CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB.

DO NOT SCALE DRAWINGS. DO NOT SCALE DRAWINGS. DO NOT SCALE DRAWINGS. DO NOT SCALE DRAWINGS.

ALL DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ALL DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ALL DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ALL DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT. WRITTEN PERMISSION OF THE ARCHITECT. WRITTEN PERMISSION OF THE ARCHITECT. WRITTEN PERMISSION OF THE ARCHITECT.

THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT. THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT. THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT. THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT.

MAITLAND STREET MAITLAND STREET MAITLAND STREET MAITLAND STREET

ISSUED ISSUED ISSUED ISSUED

1 2 3 5 6 7 8 No. Date Description 1 2 3 4 5 6 7 8 No. Date Description 1 2 3 4 5 6 7 8 No. Date Description 1 2 3 4 5 6 7 8 No. Date Description 4 01 06 July 2020 Issued for Rezoning 01 06 July 2020 Issued for Rezoning 01 06 July 2020 Issued for Rezoning 01 06 July 2020 Issued for Rezoning 3200 6300 6300 6300 6300 6300 3250 3200 6300 6300 6300 6300 6300 3250 3200 6300 6300 6300 6300 6300 3250 1250 3200 6300 6300 6300 6300 6300 3250 1250

A301002- A301002- A301002- A301002-

21- 518 CHURCH STREET BLDG 21- 518 CHURCH STREET BLDG 21- 518 CHURCH STREET BLDG 21- 518 CHURCH STREET BLDG (EXISTING) (EXISTING) (EXISTING) (EXISTING) 2- 2- 2- 2- 2- 2- 2- 2- PROPERTY A405--- A404--- PROPERTY A405--- A404--- PROPERTY A405--- A404--- PROPERTY A405--- A404--- LINE LINE 797 LINE LINE

4 2100 797 7

0 1797 4 216

3 4

2 0 216 352 3

2 216 2

3 2 4 EXTERIOR A A A A A 5 A A

0 0 COMMERCIAL 5

6 6

5 5

0 5 5 SHORT-TERM BIKE 5

5 5

7 7

0 0 0 0

0 0

8 8

9 0 PARKING SPACES (0.6M 0 TERRACE 0 0

4 4

3 3

3 4 104.82 4 4 4 3 X 1.8M) 3 3 3 106.00 5001 3 BED SIDEWALK ZONE B B B B B 1082 ft² B B DN 12- 12- 12- 2 BED 12- 12- 12- 12- 3 BED 12- A403P402--- A403P402--- A403P402--- 760 ft² 1 BED STUDIO 1 BED 2 BED A403P402--- P402A403--- 1 BED 1 BED 2 BED A403P402--- P402A403--- A403P402--- STUDIO 1094 ft² 1 BED STUDIO 1 BED 3 BED 441 ft² 308 ft² 441 ft² 793 ft² 437 ft² 437 ft² 792 ft²

0 0 0 305 ft² 0 427 ft² 305 ft² 437 ft² 982 ft²

0 0 0 0

3 3 3 3

6 7.5M @5% 6 6 6 UP 104.75 104.75 3 INTERIOR COMMERCIAL LONG TERM-TERM BIKE PARKING SPACES (0.6M X 1.8M). MIN VERTICAL 2.6M @10% 1 BED C C C C C C C CLEARANCE = 1.9M 574 ft² 2 BED 1 BED stair stair 644 ft² stair 581 ft² UP 2602 55 MAITLAND 104.70 55 MAITLAND 55 MAITLAND 55 MAITLAND

0 0 0 0

(EXISTING) 3 (EXISTING) 3 (EXISTING) 3 (EXISTING) 3

6 6 6 2 BED 6 COMMERCIAL 3 EXTERIOR COMMERCIAL 2 BED 3 BED 698 ft² SHORT-TERM BIKE PARKING STORAGE 698 ft² STORAGE 993 ft² TERRACE UNIT(S) RETAINE 1 BED 2 BED RETAINE 6941 ft² SPACES (0.6M X 1.8M) 21.1M @15% D 486 ft² 790 ft² D 2 BED EXISTING EXISTING D D D 2 BED D D D D 804 ft² BUILDIN BUILDIN 752 ft² G SLAB G

RETAINED 15650 0 GARBAGE ROOM EXISTING 0 0 0

0 0 0 0

3 1301 ft² BUILDING 3 3 3 2 BED 2 BED 6 [120.91 m²] 6 6 2 BED 1 BED 6 SLAB AMENITY 698 ft² 697 ft² 106.00 EXTERIOR 698 ft² 559 ft² 1 BED TERRACE AMENITY BELOW 529 ft² 1186 ft² E E E E E E E E COMMERCIAL 12- 12- 12- 12- 12- 12- 12- 12-

6 A401P401--- UNIT(S) A401P401--- P401A401--- 6 508/510 A401P401--- P401A401--- A401P401--- A401P401--- A401P401---

5 21- A303001- GENERAL NOTES - SLAB EDGE PLANS: 3 21- A303001- 21- A303001- 21- A303001- 508/510 9

1575 ft² CHURCH ST 5 6 COMMERCIAL

1. CONFIRM ELEVATOR DIMENSIONS AND LAYOUT REQUIREMENTS 1 CHURCH ROOF 0 104.55 0 (EXISTING) 0 0

0 PRIOR TO 0 ERECTION OF HOISTWAYS 0 0

3 A304003- 21- 2. REFER TO3 MECHANICALA304003- AND ELECTRICAL21- DRAWINGS FOR SIZES 3 A304003- 21- 2 BED 1 BED UNIT(S) ST 3 A304003- 21-

6 6 6 6 2 BED 2 BED AND LOCATIONS OF DUCTS, PIPES, AND CONDUIT OPENINGS IN garbage chute garbage chute (EXISTING) garbage chute FLOOR SLABS NOT SHOWN HEREON 698 ft² 528 ft² 1457 ft² 698 ft² 698 ft² EXISTING 3. REFER TO STRUCTURAL DRAWINGS FOR COLUMN SIZES AND CHURCH STREET 1 BED CHURCH STREET CHURCH STREET CHURCH STREET 508/510 BEAM REQUIREMENTS BUILDING BULK STORAGE 4. CONFIRM MECHANICAL SHAFT FLOOR OPENING SIZES WITH 526 ft² COMMERCIAL 144 ft² CHURCH ST MECHANICAL CONTRACTOR ROOF [13.40 m²] (EXISTING) 5. REFER TO STAIR PLANS AND SECTIONS FOR STAIR LANDING BELOW F F F REQUIREMENTS UNIT(S) F F F F 6. COORDINATE REQUIREMENTS TO PROVIDE ALL INSERTS, DEPRESSIONS, CAST-INS ETC., NOT SHOWN HEREIN AS REQUIRED 1571 ft² TO EXECUTE WORK 7. TOP OF FLOOR DRAINS SHALL BE SET 10mm BELOW THE

105.95 0 SURROUNDING FLOOR SURFACE 0 PARCELS MAIL CACF 8. SLAB EDGE DRAWINGS ARE FOR REFERENCE ONLY. IT IS THE STUDIO EL-01 EL-01 EL-01 EL-01 2 CONTRACTOR'S RESPONSIBILITY TO CONFIRM LAYOUTS AND 6826 4409 1 528 ft²

0 COORDINATE0 ALL CONTRACT DOCUMENTS. 0 0

0 9. SLAB ON 0 GRADE TO HAVE UNDERSLAB VAPOUR BARRIER 0 0 3 6000 2400 3 3 2 BED 3 6 UNDERNEATH6 FULL EXTENT OF SLAB 2 BED 6 2 BED 6 10. ENSURE ALL SLOPES TO DRAINS ARE MIN. 2% AND MAX. 5% 2 BED

0 698 ft² 686 ft² DONNA SHAW LANE (EXCLUDES COOLING TOWER ENCLOSURE ROOF ANDDONNA SHAW LANE MAIN ROOF) 887 ft² DONNA SHAW LANE DONNA SHAW LANE 0 698 ft²

5 TYPE "C" LOADING SPACE 11. UNLESS OTHERWISE INDICATED, CONCRETE OPENING HEIGHTS AT

3 DOORS ARE TO BE CALCULATED BY ADDING DOOR REBATE HEIGHT EL-02 EL-02 3.0 MIN CLEAR HEIGHT EL-02 + FRAME WIDTH + 10mm. REFER TO DOOR SCHEDULE EL-02 12. LOCATION AND SIZE OF CONCRETE HOUSEKEEPING PADS OR BASES TO BE COORDINATED WITH MECHANICAL AND ELECTRICAL G G G CONTRACTORS ONCE EQUIPMENT HAS BEEN CONFIRMED G G G G LOADING 1 BED 14400 1900 ft² WC AMENITY 511 ft² VESTIBULE 9

3768 ft² 3 BED 9 EXTERIOR UP UP AMENITIES 8

0 12- 12- 0 12- 12- 0 12- 12- 0 12- 12- 0 stair stair 1183 ft²

0 0 0 0 0 786 ft² AMENITY 3 A402P403--- TYPE "G" LOADING SPACE A402P403--- 3 A402P403--- A402P403--- 3 P403A402--- P403A402--- 3 P403A402--- P403A402--- 0 LOADING BELOW 2 BED

6 6 6 6 4 2 BED stair 6.1 MIN CLEAR HEIGHT OFFICE 104.35 104.35 748 ft² 1448 ft² 105.68 13000 2000 7723 748 ft² g_R20_pwason.rvt g_R20_pwason.rvt g_R20_pwason.rvt g_R20_pwason.rvt

5 SIDEWALK ZONE

1 CONCEIRGE H 1 4695 H H H H H H

0 LOADING SPACES AND BIN 0

3 HOLDING AREA TO BE 867 867 3 750 CONSTRUCTED OF MIN 200mm 21- 21- 21- 21- THICK REINFORCED CONCRETE 2- 2- 2- 2% MAX SLOPE FOR LOADING A302004- A404--- A302004- A404--- A302004- A404--- A302004- AREA 2- 2- 3 2- 2- 2-

1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 8 1 2 3 4 5 6 7 8

A405--- A405--- 9 A405--- A405--- A404---

8 C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit 504 CHURCH STREET BLDG. 504 CHURCH STREET BLDG. 504 CHURCH STREET BLDG. 504 CHURCH STREET BLDG. (EXISTING) (EXISTING) (EXISTING) (EXISTING)

50 ALEXANDER 50 ALEXANDER 50 ALEXANDER 50 ALEXANDER (EXISTING) 70 ALEXANDER STREET (EXISTING) 70 ALEXANDER STREET (EXISTING) 70 ALEXANDER STREET (EXISTING) 70 ALEXANDER STREET

BLDG (EXISTING) CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB. BLDG (EXISTING) CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB. BLDG (EXISTING) CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB. BLDG (EXISTING) CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB.

DO NOT SCALE DRAWINGS. DO NOT SCALE DRAWINGS. DO NOT SCALE DRAWINGS. DO NOT SCALE DRAWINGS.

ALL506-516 DRAWINGS, SPECIFICATIONS Church AND RELATED St DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ALL506-516 DRAWINGS, SPECIFICATIONS Church AND RELATED St DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ALL506-516 DRAWINGS, SPECIFICATIONS Church AND RELATED St DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ALL506-516 DRAWINGS, SPECIFICATIONS Church AND RELATED St DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT. WRITTEN PERMISSION OF THE ARCHITECT. WRITTEN PERMISSION OF THE ARCHITECT. WRITTEN PERMISSION OF THE ARCHITECT. 2 LEVEL-1 1 LEVEL-2 THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT. 1 LEVEL-3 THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT. 1 LEVEL-4 THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT. THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT. A101 1 : 100 A102 1 : 100 A103 1 : 100 A104 1 : 100

506-516 Church St., Toronto, 506-516 Church St., Toronto, 506-516 Church St., Toronto, 506-516 Church St., Toronto, ON - M4Y 2C8 ON - M4Y 2C8 ON - M4Y 2C8 ON - M4Y 2C8 Level 1 Floor Plan Level 2 FloorLEVEL 1 FLOOR PLAN Plan Level 3 FloorLEVEL 2 FLOOR PLAN Plan Level 4 FloorLEVEL 3 FLOOR PLAN Plan LEVEL 4 FLOOR PLAN

Scale: As indicated Scale: As indicated Scale: As indicated Scale: As indicated

7/16/2020 8:50:16 AM 7/16/2020 8:50:16 AM 7/16/2020 8:50:17 Project No: 201008 AM 7/16/2020 8:50:18 Project No: 201008 AM 7/16/2020 8:50:19 Project No: 201008 Project No: 201008 MAITLAND STREET Date: 12 May 2020 MAITLAND STREET Date: 12 May 2020 MAITLAND STREET Date: 12 May 2020 MAITLAND STREET Date: 12 May 2020 A101 A102 A103 A104

ISSUED ISSUED ISSUED ISSUED

2 3 4 5 6 7 8 No. Date Description 1 3 4 5 6 7 8 No. Date Description 1 2 3 4 5 6 8 No. Date Description 1 2 3 4 5 6 7 8 No. Date Description 1 01 06 July 2020 Issued for Rezoning 2 01 06 July 2020 Issued for Rezoning 7 01 06 July 2020 Issued for Rezoning 01 06 July 2020 Issued for Rezoning 3200 6300 6300 6300 6300 6300 3250 3200 6300 6300 6300 6300 6300 3250 3200 6300 6300 6300 6300 6300 3250 1250 3200 6300 6300 6300 6300 6300 3250

A301002- A301002- A301002- A301002-

21- 518 CHURCH STREET BLDG 21- 518 CHURCH STREET BLDG 21- 518 CHURCH STREET BLDG 21- 518 CHURCH STREET BLDG (EXISTING) - 2- (EXISTING) - 2- (EXISTING) - 2- (EXISTING) 2- 2- ---2 A405------2 A405------2 A405--- A404--- A405--- A404 PROPERTY A404 PROPERTY A404 PROPERTY LINE LINE LINE

7 7

4 4

7 7

0 0

6 6

0 0

4 4

0 0

A A A A A 6 A A 6 A

12296 2216 5 5

3 3

0 0

1 1

0 2216 1 1

1 1

2216 0 0 0 0 2216 0 0 0 8 8

3 3 2 2

2 2 0 0 18150 0 18150

0 12296 0 0

4 4 4 3400 3 3 1 BED 3 1 BED 3 BED 602 ft² 3 BED 602 ft² B 1 BED B B B B 868 ft² B B B BALCONY BALCONY BALCONY TERRACE ROOF BALCONY 868 ft² 3 BED 1 BED 1 BED 556 ft² 12- 12- 12- 3 BED 1 BED 1 BED 1 BED 12- 12- 12- 12- 12- 471 ft² 471 ft² A403P402--- 874 ft² A403P402--- A403P402--- 874 ft² 471 ft² 471 ft² 556 ft² A403P402--- A403P402--- STUDIO A403P402--- A403P402--- STUDIO A403P402---

0 0 320 ft² 0 320 ft²

0 0 0

3 3 3 6300

4 4

6 6 6

4 4

TERRACE ROOF 6 6

1 1

C C C C C C C C BALCONY BALCONY BALCONY BALCONY stair stair stair 55 MAITLAND 55 MAITLAND 55 MAITLAND 55 MAITLAND

0 0 0

1 BED 2 BED 0 1 BED 0 1 BED 0

3 3 3 (EXISTING) 6300 (EXISTING) (EXISTING) (EXISTING)

6 6 6 1 BED 563 ft² 803 ft² 563 ft² 2 BED 563 ft² 1 BED 2 BED 563 ft² 803 ft² 15650 486 ft² 15650 storage storage 603 ft²

D D D D D D D D

15650 15650 1 BED storage

0 0 0

563 ft² 0 0 1 BED 2 BED 0

3 1 BED 2 BED 3 3 6300 BALCONY 2 BED BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY 1 BED 2 BED BALCONY 806 ft² 6 563 ft² 806 ft² 6 563 ft² 712 ft² 6 563 ft² 687 ft²

E E E E E E E E EXTERIOR COURTYARD 12- BELOW 12- 12- 12- 12- 12- 12- 12- A401P401--- A401P401--- A401P401--- A401P401--- A401P401--- A401P401--- A401P401--- A401P401--- 21- A303001- 21- A303001- 21- A303001- 21- A303001- 1 BED 2 BED

0 0 0 563 ft² 698 ft² 0 0 0 1 BED 2 BED 3 1 BED 2 BED 3 3 6300 A304003- 21- A304003- 21- A304003- 21- 1 BED 2 BED A304003- 21-

BALCONY BALCONY 6 BALCONY BALCONY 6 BALCONY BALCONY 6 BALCONY BALCONY

garbage chute 563 ft² garbage chute 698 ft² 563 ft² garbage chute 698 ft² 563 ft² garbage chute 698 ft² CHURCH STREET CHURCH STREET CHURCH STREET CHURCH STREET

F F F F F F F F

1 BED EL-01 2 BED EL-01 EL-01 EL-01

735 ft² 0 0 0 563 ft² 0 0 0

3 3 3 6300 1 BED 2 BED 1 BED 2 BED

BALCONY BALCONY 6 BALCONY 1 BED 2 BED BALCONY 6 BALCONY BALCONY 6 BALCONY BALCONY 563 ft² 735 ft² 563 ft² 735 ft² 563 ft² 735 ft² DONNA SHAW LANE DONNA SHAW LANE DONNA SHAW LANE DONNA SHAW LANE EL-02 EL-02 EL-02 EL-02

G G G G G G G G

12- 1 BED 12- 0 12- 12- 0 12- 12- 0 12- 12-

0 0 0

A402P403--- A402P403--- 3 A402P403--- A402P403--- 3 A402P403--- A402P403--- 3 A402P403--- A402P403--- 6300 BALCONY 2 BED BALCONY BALCONY BALCONY BALCONY 1 BED 2 BED BALCONY BALCONY BALCONY 603 ft² 6 stair 6 stair 6 1 BED 2 BED 650 ft² 1 BED 2 BED 603 ft² stair 603 ft² 650 ft² 650 ft² 603 ft² 650 ft² 2000 g_R20_pwason.rvt g_R20_pwason.rvt g_R20_pwason.rvt 2000 g_R20_pwason.rvt 2000 2000 H H H H H H H H

- 2- - 2- - 2- 2- 21- 21- 21- 21- --- A405------A405------A405--- A404---

A302004- A302004- A302004- A302004-

2- 2 2 2 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 A405--- A404 A404 A404 C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit 504 CHURCH STREET BLDG. 504 CHURCH STREET BLDG. 504 CHURCH STREET BLDG. 504 CHURCH STREET BLDG. (EXISTING) (EXISTING) (EXISTING) (EXISTING)

50 ALEXANDER 50 ALEXANDER 50 ALEXANDER 50 ALEXANDER (EXISTING) 70 ALEXANDER STREET (EXISTING) 70 ALEXANDER STREET (EXISTING) 70 ALEXANDER STREET (EXISTING) 70 ALEXANDER STREET

DO NOT SCALE DRAWINGS. DO NOT SCALE DRAWINGS. DO NOT SCALE DRAWINGS.

ALL506-516 DRAWINGS, SPECIFICATIONS Church AND RELATED St DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ALL506-516 DRAWINGS, SPECIFICATIONS Church AND RELATED St DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ALL506-516 DRAWINGS, SPECIFICATIONS Church AND RELATED St DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE 506-516 Church St ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT. WRITTEN PERMISSION OF THE ARCHITECT. WRITTEN PERMISSION OF THE ARCHITECT. LEVEL-9 1 LEVEL-10 1 LEVEL-8 1 THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT. THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT. 1 LEVEL-11 THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT. A109 1 : 100 A110 1 : 100 A108 1 : 100 A111 1 : 100 506-516 Church St., Toronto, 506-516 Church St., Toronto, 506-516 Church St., Toronto, 506-516 Church St., Toronto, ON - M4Y 2C8 ON - M4Y 2C8 ON - M4Y 2C8 ON - M4Y 2C8

CONTRACTOR MUST CHECK & VERIFY ALL DIMENSIONS ON THE JOB. LEVEL 8 FLOOR PLAN LEVEL 9 FLOOR PLAN LEVEL 10 FLOOR PLAN DO NOT SCALE DRAWINGS. LEVEL 11 FLOOR PLAN ALL DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE ARCHITECT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS, Level 8 Floor Plan Level 9 Floor Plan Level 10 Floor Plan Level 11 Floor Plan SPECIFICATIONS AND RELATED DOCUMENTS IN PART OR IN WHOLE IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT.

THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT.

Scale: As indicated Scale: As indicated Scale: As indicated Scale: As indicated

7/16/2020 8:50:22 AM 7/16/2020 8:50:22 AM 7/16/2020 8:50:23 Project No: 201008 AM 7/16/2020 8:50:24 Project No: 201008 AM 7/16/2020 8:50:25 Project No: 201008 Project No: 201008 MAITLAND STREET Date: 12 May 2020 MAITLAND STREET Date: 12 May 2020 MAITLAND STREET Date: 12 May 2020 MAITLAND STREET Date: 12 May 2020 A108 A109 A110 A111

NOTE: ALL HEIGHTS (HT) ISSUED ISSUED ISSUED RELATIVE TO No. Date Description No. Date Description No. Date Description 1 2 3 4 5 6 7 8 ESTABLISHED GRADE: 01 06 July 2020 Issued for Rezoning 1 2 3 4 5 6 7 8 01 06 July 2020 Issued for Rezoning 1 2 3 4 5 6 7 8 01 06 July 2020 Issued for Rezoning 3200 6300 6300 6300 6300 6300 3250 1250 3200 6300 6300 6300 6300 6300 3250 +104.58

A301002- A301002- A301002- ISSUED 21- 21- 21- 518 CHURCH STREET BLDG 518 CHURCH STREET BLDG 518 CHURCH STREET BLDG 518 CHURCH STREET BLDG (EXISTING) No. Date Description 2- (EXISTING) 2- 2- (EXISTING) 2- 2 (EXISTING) 01 06 July 2020 Issued for Rezoning A405--- A404--- PROPERTY A405--- A404--- A405 11 STOREY LINE HT 35.5 HT 5.5

6 (+140.08) (+110.08) 3263

A A A A 3 A A 1 2216 2391 681

0 1799

8 5 6503

B B B B B B 12298 GREEN ROOF (173.512 sqmts) 12- 12- 5 STOREY 12- 12- 12- 12- 18153 A403P402--- A403P402--- P402A403--- A403P402--- A403P402--- A403P402--- HT 17.5 29350

0 (+122.08) 23883

6 29360 5 STOREY

1 1 HT 17.5 (+122.08) C C C C C C BALCONY 15 STOREY 13 STOREY 11 STOREY 9 STOREY 7 STOREY 3 STOREY 55 MAITLAND HT 47.5 HT 41.5 HT 35.5 HT 29.5 HT 23.5 HT 11.5 55 MAITLAND 3 BED 55 MAITLAND 55 MAITLAND

TERRACE 0 0 (EXISTING) (+152.08) (+146.08) (+140.08) (+134.08) (128.08) (+116.08)

3 986 ft² (EXISTING) 3

6 (EXISTING) (EXISTING) 6 4400 24600 2216 2216

D D D D D D 11352 stair 6833 15677 28175 28000

0 20277

G 1 BED 0

3 BALCONY A

543 ft² 4

8 O

2 24627 R

E E E E E E 28027

12- 12- 12- 12- 12- 12- A401P401--- A401P401--- P401A401--- A401P401--- A401P401--- A401P401--- 21- A303001- 21- A303001- 21- A303001- 4491

A304003- 21- GREEN ROOF 3

6 BALCONY A304003- 21- A304003- 21-

1 BED 6

garbage chute (173.512 sqmts) 563 ft²

CHURCH STREET GREEN ROOF 508/510 CHURCH STREET CHURCH STREET (217.954sqmts) CHURCH ST MECHANICAL PENT (EXISTING)

F F F HOUSE F F F DONNA SHAW LANE STREET CHURCH EL-01

1 BED 0

6 BALCONY 563 ft² 6 GREEN ROOF

DONNASHAW LANE (139.591sqmts) DONNASHAW LANE DONNA SHAW LANE EL-02

G G G G G G MPH 15 STOREY 13 STOREY 11 STOREY 3 STOREY HT 53.3 HT 47.5 HT 41.5 HT 35.5 HT 11.05 stair 0 12- 12- (+157.88) (+152.08) (+146.08) (+140.08) (+116.08)

0 12- 12- 12- 12-

3 A402P403--- A402P403---

BALCONY 3 P403A402--- A402P403--- A402P403--- A402P403---

6 2 BED 6 672 ft² 3048 749 g_R20_pwason.rvt g_R20_pwason.rvt g_R20_pwason.rvt 2000 2200 H H H 2000 H H H

3 3 39720

2- 2- 2- 2- 2 21- 21- 21- LOT DEPTH A405--- A404--- A405--- A404--- A405 A302004- A302004- A302004- g_R20_pwason.rvt

1 2 3 4 5 6 7 8 9

1 2 3 4 5 6 7 8 8 C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit 1 2 3 4 5 6 7 8 504 CHURCH STREET BLDG. 504 CHURCH STREET BLDG. 504 CHURCH STREET BLDG. 504 CHURCH STREET BLDG. (EXISTING) (EXISTING) (EXISTING) (EXISTING)

50 ALEXANDER 50 ALEXANDER 50 ALEXANDER 50 ALEXANDER 70 ALEXANDER STREET 70 ALEXANDER STREET 70 ALEXANDER STREET 70 ALEXANDER STREET Files\201008_ARCH_DSA_Buildin C:\Users\pwason\Revit (EXISTING) (EXISTING) (EXISTING) (EXISTING) BLDG (EXISTING) BLDG (EXISTING) BLDG (EXISTING) BLDG (EXISTING) 506-516 Church St 506-516 Church St 506-516 Church St

2 MPH 1 LEVEL-14 A115 1 : 100 A114 1 : 100

506-516 Church St., Toronto, 506-516 Church St., Toronto, 506-516 Church St., Toronto, ON - M4Y 2C8 ON - M4Y 2C8 ON - M4Y 2C8 Level 14 & 15 Floor Plan MechanicalLEVEL 14 & 15Penthouse FLOOR PLAN Roof MPH Roof Plan ROOF 506-516 Church St

Scale: As indicated Scale: As indicated Scale: As indicated 506-516 Church St., Toronto, 7/16/2020 8:50:29 AM 7/16/2020 8:50:29 AM 7/16/2020 8:50:30 Project No: 201008 AM 7/16/2020 8:50:30 Project No: 201008 Project No: 201008 ON - M4Y 2C8 Date: 12 May 2020 Date: 12 May 2020 Date: 12 May 2020

ROOF PLAN A114 A115 A116

ROOF PLAN 1 Scale: As indicated

7/16/2020 8:50:39 AM 7/16/2020 8:50:39 A117 1 : 100 Project No: 201008 Figure 7b - Proposed Floor Plans (Prepared by: Diamond Schmitt Architects) Date: 12 May 2020 A117 PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 27 Upper levels 15.65 metres, and steps back above the 11th and 13th level, resulting in a setback of 20.25 metres Above the podium (levels 4 to 15), the proposal is at the 12th floor, and 24.6 metres at the 14th floor. comprised of two elements: a terraced mid-rise The proposal provides a 0-lot line setback from element located above the north portion of the the west to the top of the 5th level, with a 2-metre podium and a ‘tower’ element located above the setback between the 6th and 14th floor. The south portion of the podium. proposal’s south facing façade provides a blank wall condition up to the fourth level, along the easterly (front) portion of the building, and up to Mid-Rise Element the top of the 16th floor along the westerly (rear) portion of the building and will feature generous Above the podium, the north portion of the setbacks from the Church Street property line: proposal contemplates a terraced mid-rise 15.65 metres at level 4 (above the streetwall), built form, gradually stepping back from the 20.25 metres at level 12 and 24.6 metres at level streetwall to a height of 40.72 metres (14 14. storeys). Specifically, the buiding is set back 1.79 metres from the east (front) lot line at the 5th level, and steps back at the 7th, 8th, 10th, 12th and 14th levels, in increments between 2.6 to 6 Parking and Loading metres, resulting in a 29.35-metre setback from Two underground parking levels are proposed, the front lot line at the 14th floor. Private terraces containing a total of 40 vehicular parking are provided for the east-facing units at the 8th, spaces. The first underground level will include 10th, 12th and 14th floors. Althought the north 17 residential parking spaces, of which two facing façade generally maintains a consistent are accessible parking spaces, while the setback fron the north lot line, up to the 14th level, second underground parking level will include the proposed building is articulated through 23 residential parking spaces, including one random arrangements of insets and protrusions, accessible parking space. Of the 17 spaces designed to break up the massing through a proposed on the P1 level, 10 are allocated to “pixelated” design. visitors parking.

One Type ‘C’ loading space and one Type ‘G’ loading space will be located at grade within the Tower Element southwest quadrant of the building. Above the podium, on the south portion of the A total of 184 bicycle parking spaces will be subject site, the proposal contemplates a ‘tower’ provided, of which 174 will be located on the P1 element with a height of 46.72 metres to the top level, while the remaining 10 bicycle parking of the 15th level (52.72 metres to the top of the spaces (allocated for commercial use), will be mechanical penthouse). located on the ground level along the Church Above the podium, at the 4th level, the floorplate Street frontage and to the rear of the site. includes east-and west-facing dwelling units and a 73-square metre amenity room, with a 134-square metre outdoor amenity terrace which extends out to the streetwall. North of the amenity terrace, the floorplate is set back 15.65 metres from the east (front) lot line. Above the 4th level, the entire tower floorplate is set back

28 3.2 Key Statistics Below is a summary of key proposal statistics:

Table 1 - Proposal Statistics Site Area 1,706.3 m2 Total Gross Floor Area 13,780 m2

Residential 12,708 m2 Retail 1,072 m2 Floor Space Index (F.S.I.) 8.08 FSI Unit Count 173 Units (100%)

15 studio (9%) 72 one-bedroom (42%) 65 two-bedroom (38%) 21 three-bedroom (12%) Amenity Space 668 m2 (3.8 m2/unit)

Indoor 423 m2 (2.4 m2/unit) Outdoor 245 m2 (1.4 m2/unit) Car Parking Spaces 40 spaces

Resident 30 spaces Visitor 10 spaces Bicycle Parking Spaces 184 spaces

Residential Long-Term 156 spaces Residential Short-Term 18 spaces Retail Long-Term 3 spaces Retail Short -Term 7 spaces Loading Spaces 1 Type ‘C’ 1 Type ‘G’

3.3 Required Approvals In our opinion, the proposed development conforms with the City of Toronto Official Plan, and in particular, is permitted by the applicable Mixed Use Areas designation as well as the Mixed Use Areas 3 designation in the recently-approved Downtown Secondary Plan. An Official Plan Amendment application is being filed as the proposed massing will have minor penetrations into the angular plane requirements set out in Policy 5.7.2 of Site and Area Specific Policy 382.

The proposal requires an amendment to the former City of Toronto Zoning By-law 438-86, as amended, and City-wide Zoning By-law 569-2013, as amended, in order to increase the permitted height and density and to revise other development regulations as necessary to accommodate the proposal.

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 29 [4.0] POLICY & REGULATORY CONTEXT

30 development, including impacts on air, water 4.1 Overview and other resources. They also permit better As set out below, the proposed development is adaptation and response to the impacts of a supportive of numerous policy directions set out changing climate, which will vary from region in the Provincial Policy Statement, the Growth to region”. Plan for the Greater Golden Horseshoe and the One of the key policy directions expressed City of Toronto Official Plan, all of which promote in the PPS is to build strong communities by the efficient use of land and infrastructure within promoting efficient development and land use built-up areas, particularly within urban growth patterns. To that end, Part V of the PPS contains centres and in proximity to higher order public a number of policies that promote intensification, transit. redevelopment and compact built form, particularly in areas well served by public transit.

In particular, Policy 1.1.1 provides that healthy, 4.2 Provincial Policy liveable and safe communities are to be sustained Statement (2020) by promoting efficient development and land use patterns; accommodating an appropriate On February 28, 2020, the Ministry of Municipal affordable and market-based range and mix of Affairs and Housing released the Provincial Policy residential types, employment, institutional, Statement, 2020, which came into effect on May recreation, park and open space, and other uses 1, 2020 (the “2020 PPS”). to meet long-term needs; and promoting cost- The PPS provides policy direction on matters of effective development patterns and standards to Provincial interest related to land use planning minimize land consumption and servicing costs, and development. In accordance with Section promoting the integration of land use planning, 3(5) of the Planning Act, all decisions that affect growth management, transit-supportive a planning matter are required to be consistent development, intensification and infrastructure with the PPS. In this regard, Policy 4.2 provides planning to achieve cost-effective development that the PPS “shall be read in its entirety and patterns, optimization of transit investments and all relevant policies are to be applied to each standards to minimize land consumption and situation”. servicing costs.

As compared with the 2014 PPS, the 2020 PPS Policy 1.1.3.2 supports densities and a mix of includes an increased emphasis on encouraging land uses which efficiently use land, resources, an increase in the mix and supply of housing, infrastructure and public service facilities protecting the environment and public safety, and which are transit-supportive, where and supporting the economy and job creation. transit is planned, exists or may be developed. Policy 1.1.3.3 directs planning authorities to Part IV of the PPS sets out the Province’s vision identify and promote opportunities for transit- for Ontario, and promotes the wise management supportive development, accommodating a of land use change and efficient development significant supply and range of options through patterns: intensification and redevelopment, where this “Efficient development patterns optimize the can be accommodated taking into account use of land, resources and public investment existing building stock or areas, including in infrastructure and public service facilities. brownfield sites, and the availability of suitable These land use patterns promote a mix existing or planned infrastructure and public of housing, including affordable housing, service facilities. employment, recreation, parks and open spaces, and transportation choices that In addition, Policy 1.1.3.4 promotes appropriate increase the use of active transportation development standards, which facilitate and transit before other modes of travel. intensification, redevelopment and compact They support the financial well-being of the form, while avoiding or mitigating risks to public Province and municipalities over the long health and safety. term, and minimize the undesirable effects of

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 31 Policy 1.3.1 states that planning authorities With respect to energy conservation, air quality shall promote economic development and and climate change, Policy 1.8.1 directs planning competitiveness by, among other approaches, authorities to support energy conservation providing for an appropriate mix and range and efficiency, improved air quality, reduced of employment, institutional and broader greenhouse gas emissions and preparing for mixed uses to meet long-term needs. It also the impacts of a changing climate through encourages compact, mixed-use development land use and development patterns which: that incorporates compatible employment uses promote compact form and a structure of to support liveable and resilient communities. nodes and corridors; promote the use of active transportation and transit in and between With respect to housing, Policy 1.4.3 requires residential, employment and other areas; focus provision to be made for an appropriate range major employment, commercial and other travel- and mix of housing options and densities to intensive land uses on sites which are well served meet projected market-based and affordable by transit where this exists or is to be developed, housing needs of current and future residents or designing these to facilitate the establishment by, among other matters, facilitating all types of of transit in the furture; and, encourage transit- residential intensification and redevelopment, supportive development and intensification to promoting densities for new housing which improve the mix of employment and housing efficiently use land, resources, infrastructure uses to shorten commute journeys and decrease and public service facilities and support the use transportation congestion. of active transportation and transit, requiring transit-supportive development and prioritizing With respect to cultural heritage, Policy 2.6.1 intensification in proximity to transit, including states that significant built heritage resources corridors and stations. and significant cultural heritage resources shall be conserved. The efficient use of infrastructure (particularly transit) is a key element of provincial policy For the reasons set out in Section 5 of this report, (Section 1.6). Section 1.6.3 states that the it is our opinion that the proposed development use of existing infrastructure and public and, in particular, the requested Official Plan and service facilities should be optimized, before Zoning By-law Amendment are consistent with consideration is given to developing new the PPS, in particular, the policies relating to infrastructure and public service facilities. With residential intensification and the efficient use respect to transportation systems, Policy 1.6.7.4 of land and infrastructure. promotes a land use pattern, density and mix of uses that minimize the length and number of vehicle trips and support current and future use of transit and active transportation. 4.3 Growth Plan for

Policy 1.7.1 of the PPS states that long-term the Greater Golden prosperity should be supported through a Horseshoe (2019) number of initiatives including: encouraging On May 16, 2019, a new Growth Plan (A Place to residential uses to respond to dynamic market- Grow: The Growth Plan for the Greater Golden based needs and provide necessary housing Horseshoe) came into effect, replacing the supply and a range of housing options for a Growth Plan for the Greater Golden Horseshoe, diverse workforce; optimizing the use of land, 2017. All decisions made on or after this date resources, infrastructure and public service in respect of the exercise of any authority that facilities; maintaining and enhancing the vitality affects a planning matter will conform with the and viability of downtowns and mainstreets; 2019 Growth Plan, subject to any legislative encouraging a sense of place by promoting well- or regulatory provisions providing otherwise. designed built form and cultural planning, and by Section 1.2.3 provides that the Growth Plan is to conserving features that help define character, be read in its entirety and the relevant policies including built heritage resources. are to be applied to each situation.

32 The Guiding Principles which are important for focuses on making better use of our existing the successful realization of the Growth Plan are infrastructure and public service facilities, set out in Section 1.2.1. Key principles relevant to and less on continuously expanding the the proposal include: urban area.” • supporting the achievement of complete The subject site is located within a “strategic communities that are designed to support healthy growth area” as defined by the Growth Plan (i.e. and active living and meet people’s needs for daily a focus for accommodating intensification and living throughout an entire lifetime; higher-density mixed uses in a more compact • prioritizing intensification and higher densities in strategic growth areas to make efficient use built form). “Strategic growth areas” include of land and infrastructure and support transit urban growth centres, major transit station areas viability; and, and other major opportunities that may include • supporting a range and mix of housing options, infill, redevelopment, brownfield sites, the including second units and affordable housing, to expansion or conversion of existing buildings, serve all sizes, incomes, and ages of households. or greyfields. In this regard, the subject site is The Growth Plan policies emphasize the located within the Downtown Toronto “urban importance of integrating land use and growth centre” and within a “major transit station infrastructure planning, and the need to optimize area” as defined by the Growth Plan. the use of the land supply and infrastructure. It The policies related to “urban growth centres” includes objectives that support the development and the planned density targets for “major transit of complete communities and promotes transit- station areas” are similar to those in the 2017 supportive development in proximity to higher- Growth Plan. However, in the 2019 Growth Plan, order transit. As noted in Section 2.1 of the Plan: “major transit station areas” have been redefined “To support the achievement of complete as the area within an approximate 500 to 800 communities that are healthier, safer, and metres radius of a transit station, as opposed more equitable, choices about where and how to approximately 500 metres. In this regard, we growth occurs in the GGH need to be made note that the subject site is located less than 800 carefully. Better use of land and infrastructure metres from two subway stations on the Yonge- can be made by directing growth to settlement University Line: approximately 400 metres from areas and prioritizing intensification, Wellesley subway station and approximately 550 with a focus on strategic growth areas, metres from College subway station. including urban growth centres and major transit station areas, as well as brownfield Policy 2.2.1(2)(c) provides that, within settlement sites and greyfields. Concentrating new areas, growth will be focused in delineated built- development in these areas provides a focus for investments in transit as well as other up areas, strategic growth areas, locations with types of infrastructure and public service existing or planned transit (with a priority on facilities to support forecasted growth, while higher order transit where it exists or is planned), also supporting a more diverse range and mix and areas with existing or planned public service of housing options... It is important that we facilities. Policy 2.2.1(3)(c) directs municipalities maximize the benefits of land use planning to undertake integrated planning to manage as well as existing and future investments forecasted growth to the horizon of this Plan, in infrastructure so that our communities which will, among other things, provide direction are well-positioned to leverage economic for an urban form that will optimize infrastructure, change.” particularly along transit and transportation Section 2.1 of the Growth Plan goes on to further corridors, to support the achievement of emphasize the importance of optimizing land use complete communities through a more compact in urban areas: built form. “This Plan’s emphasis on optimizing the In this respect, Schedule 3 of the Growth Plan use of the existing urban land supply forecasts a population of 3,190,000 and 1,660,000 represents an intensification first approach jobs for the City of Toronto by 2031, increasing to development and city-building, one which to 3,400,000 and 1,720,000, respectively, by 2041. The 2016 Census indicates that population

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 33 growth in Toronto is continuing to fall short of Policy 2.2.4(2) requires the City of Toronto to the Growth Plan forecasts. At a point that is now delineate the boundaries of “major transit station midway through the 2001-2031 forecast period, areas” on priority transit corridors or subway lines the 2016 population of 2,822,902 (adjusted for “in a transit supportive manner that maximizes net Census undercoverage) is only 38.8% of the the size of the area and the number of potential way toward achieving the population forecast of transit users that are within walking distance of 3,190,000 by 2031. the station” (our emphasis).

Policy 2.2.1(4) states that applying the policies of Policy 2.2.4(3)(a) goes on to require that “major the Growth Plan will support the achievement of transit station areas” on subway lines be planned complete communities that, among other things, for a minimum density target of 200 residents feature a diverse mix of land uses including and jobs combined per hectare. Policy 2.2.4(6) residential and employment uses, provide a states that, within major transit station areas on diverse range and mix of housing options, expand priority transit corridors or on subway lines, land convenient access to a range of transportation uses and built form that would adversely affect options, provide for a more compact built form the achievement of the minimum density targets and a vibrant public realm, mitigate and adapt will be prohibited. to climate change impacts, and contribute to environmental sustainability. Policy 2.2.4(9) provides that, within all “major transit station areas”, development will be Policy 2.2.2(3) requires municipalities to develop supported, where appropriate, by: planning a strategy to achieve the minimum intensification for a diverse mix of uses to support existing target and intensification throughout delineated and planned transit service levels; providing built-up areas, which will, among other things, alternative development standards, such as identify strategic growth areas to support reduced parking standards; and, prohibiting land achievement of the target and recognize them uses and built form that would adversely affect as a key focus for development, identify the the achievement of transit-supportive densities. appropriate type and scale of development in strategic growth areas and transition of built form With respect to employment uses, Policy 2.2.5(3) to adjacent areas, and ensure lands are zoned and provides that retail and of fice uses will be directed development is designed in a manner that supports to locations that support active transportation the achievement of complete communities. and have existing or planned transit.

Policy 2.2.3(1) states that urban growth centres Section 2.2.6 of the Growth Plan deals with will be planned to accommodate and support housing. Policy 2.2.6(1) requires municipalities the transit network at the regional scale and to support housing choice through, among to accommodate a significant population and other matters, the achievement of the minimum employment growth. In this regard, Policy intensification and density targets in the Growth 2.2.3(2) requires that each urban growth centre Plan by identifying a diverse range and mix of in the City of Toronto be planned to achieve a housing options and densities to meet projected minimum density target of 400 residents and needs of current and future residents, including jobs combined per hectare by 2031 or earlier. establishing targets for affordable ownership and rental housing. The Growth Plan includes a number of policies applying to “major transit station areas”. In Notwithstanding Policy 1.4.1 of the PPS, particular, Policy 2.2.4(1) requires that “priority Policy 2.2.6(2) states that, in implementing transit corridors” shown on Schedule 5 will be Policy 2.2.6(1), municipalities will support the identified in official plans and that planning will achievement of complete communities by: be prioritized for “major transit station areas” planning to accommodate forecasted growth; on “priority transit corridors”, including “zoning planning to achieve the minimum intensification in a manner that implements the policies of this and density targets; considering the range and Plan”. In this regard, Schedule 5 identifies the mix of housing options and densities of the Yonge-University and Bloor-Danforth subway existing housing stock; and, planning to diversify lines as “existing higher order transit”. the overall housing stock across the municipality.

34 Generally, the infrastructure policies set out Policy 5.2.5(6) addresses targets and states in Chapter 3 place an emphasis on the need to that, in planning to achieve the minimum integrate land use planning and investment in intensification and density targets in this Plan, both infrastructure and transportation. The municipalities are to develop and implement introductory text in Section 3.1 states that: urban design and site design official plan policies and other supporting documents that direct the “The infrastructure framework in this Plan requires that municipalities undertake development of a high-quality public realm and an integrated approach to land use compact built form. planning, infrastructure investments, and For the reasons set out in 5 of this report, it is environmental protection to achieve the outcomes of the Plan. Co-ordination of our opinion that the proposed development and, these different dimensions of planning more particularly, the requested Zoning By-law allows municipalities to identify the most Amendments conform with the 2019 Growth cost-effective options for sustainably Plan and, in particular, the policies that seek accommodating forecasted growth to to optimize the use of land and infrastructure the horizon of this Plan to support the and to encourage growth and intensification in achievement of complete communities. “strategic growth areas”, including “urban growth It is estimated that over 30 per cent of centres” and “major transit station areas”. infrastructure capital costs, and 15 per cent of operating costs, could be saved by moving from unmanaged growth to a more compact built form. This Plan is aligned 4.4 City of Toronto Official with the Province’s approach to long-term infrastructure planning as enshrined in the Plan Infrastructure for Jobs and Prosperity Act, The Official Plan for the amalgamated City of 2015, which established mechanisms to Toronto was adopted on November 26, 2002 and encourage principled, evidence-based and was approved by the Ontario Municipal Board strategic long-term infrastructure planning.” on July 6, 2006. Numerous amendments to the Policies 3.2.3(1) and 3.2.3(2) state that public Official Plan have subsequently been approved, transit will be the first priority for transportation including amendments arising out of the Official infrastructure planning and major transportation Plan Review initiated in 2011. investments, and that decisions on transit planning and investment will be made according to a number of criteria including prioritizing areas with existing or planned higher residential Growth Management Policies or employment densities to optimize return Chapter 2 (Shaping the City) outlines the City’s on investment and the efficiency and viability growth management strategy. It recognizes that: of existing and planned transit service levels, and increasing the capacity of existing transit “Toronto’s future is one of growth, of rebuilding, of reurbanizing and of systems to support strategic growth areas. regenerating the City within an existing Policy 4.2.7(1) directs that “cultural heritage urban structure that is not easy to change. Population growth is needed to support resources” will be conserved in order to foster economic growth and social development a sense of place and benefit communities, within the City and to contribute to a better particularly in strategic growth areas, while future for the Greater Toronto Area (GTA). A Policy 4.2.7(2) provides that municipalities healthier Toronto will grow from a successful will work with stakeholders in developing and strategy to attract more residents and more implementing official plan policies and strategies jobs to the City.” for the identification, wise use and management of cultural heritage resources. To that end, Policy 2.1(3), as amended by Official Plan Amendment No. 231, provides that Toronto is forecast to accommodate 3.19 million residents and 1.66 million jobs by the year 2031.

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 35 The marginal note regarding Toronto’s growth In Chapter 2 (Shaping the City), one of the key prospects makes it clear that the population policy directions is Integrating Land Use and and employment figures are neither targets nor Transportation (Section 2.2). The Plan states that: maximums; they are minimums: “… future growth within Toronto will be steered “The Greater Toronto Area … is forecast to to areas which are well served by transit, grow by 2.7 million residents and 1.8 million the existing road network and which have a jobs by the year 2031.The forecast allocates number of properties with redevelopment to Toronto 20 percent of the increase in potential. Generally, the growth areas are population (537,000 additional residents) locations where good transit capacity can and 30 percent of the employment growth be provided along bus and streetcar routes (544,000 additional jobs) … This Plan takes and at higher-order transit stations. Areas the current GTA forecast as a minimum that can best accommodate this growth are expectation, especially in terms of population shown on Map 2: Downtown, including the growth. The policy framework found here Central Waterfront, the Centres, the Avenues prepares the City to realize this growth, or and the Employment Areas. A vibrant mix of even more, depending on the success of this residential and employment growth is seen Plan in creating dynamic transit oriented for the Downtown and the Centres …” (our mixed use centres and corridors.” emphasis). In this regard, the subject site is identified as part of Downtown and Central Waterfront on Map 2 (see Figure 8).

URBAN STRUCTURE Legend Avenues

Centres SUBJECT SITE Employment Areas

Downtown and * Central Waterfront Subject Green Space System Site Greenbelt Protected Countryside

Greenbelt River Valley Connections

506-516 ChurchFigure Street, 8 - Toronto Toronto Official plan Map 2 BOUSFIELDS inc. Toronto Official Plan - Map 2 - Urban Structure 36 Policy 2.2(2), provides that “growth will be developing buildings that are shaped, scaled and directed to the Centres, Avenues, Employment designed to enhance liveability; and, providing Areas and the Downtown as shown on Map 2” and a diverse range and mix of housing options, sets out a number of objectives that can be met including affordable housing, to accommodate by this strategy, including: the needs of all household sizes. • using municipal land, infrastructure and services efficiently; Policy 2.2.1(6) states that design guidelines specific to districts of historic or distinct • concentrating jobs and people in areas well served by surface transit and higher-order transit character will be developed and applied to stations; ensure new development respects the context • promoting mixed use development to increase of such districts in terms of the development’s opportunities for living close to work and to fit with existing streets, setbacks, heights and encourage walking and cycling for local trips; relationship to landmark buildings. • offering opportunities for people of all means to be affordably housed; Section 2.4 (“Bringing the City Together: A • facilitating social interaction, public safety and Progressive Agenda of Transportation Change”) cultural and economic activity; and, notes that: • protecting neighbourhoods and green spaces from “The transportation policies, maps and the effects of nearby development. schedules of the Plan make provision for the Under Section 2.2.1 (“Downtown: The Heart of protection and development of the City’s road, Toronto”), the Plan recognizes that the Downtown rapid transit and inter-regional rail networks. with its dramatic skyline, is Toronto’s image to The Plan provides complementary policies to the world and to itself. It is the oldest, most dense make more efficient use of this infrastructure and to increase opportunities for walking, and most complex part of the urban landscape, cycling, and transit use and support the with a rich variety of building forms and activities. goal of reducing car dependency throughout the City… Reducing car dependency means Policy 2.2.1(1) provides that the Downtown being creative and flexible about how we Toronto Urban Growth Centre will be planned to manage urban growth. We have to plan in “optimize the public investment in higher-order ‘next generation’ terms to make walking, transit within the Centre” and thus should exceed cycling, and transit increasingly attractive the minimum combined gross density target of alternatives to using the car and to move 400 residents and jobs per hectare set out in the towards a more sustainable transportation Growth Plan. system.”

The Plan also notes that mixed use is a key ingredient In this regard, Wellesley and College subway to the successful functioning of Downtown that stations are identified on Map 4 (Higher Order creates “accessibility through proximity” and that Transit Corridors, see Figure 9 and Map 5 every home built within the Downtown offsets the (Surface Transit Priority Network, see Figure 10). need for in-bound commuting each day. Policy Policy 2.4(4) directs that planning for new 2.2.1(2) provides that “Downtown will continue to development in targeted growth areas be be shaped as the largest economic node in the City undertaken in the context of reducing auto and the region” by accommodating growth that dependency and the transportation demands and “provides a full range of housing opportunities for impacts of such new development will be assessed Downtown workers and reduces the demand for in terms of the broader social and environmental in-bound commuting”. objectives of the Plan’s reurbanization strategy. The Plan states that Downtown is seen as an Policy 2.4(8) further provides that, for sites in areas attractive place to live and that new housing in well served by transit (such as locations around the Downtown makes an important contribution higher-order transit stations), consideration to the economic health of the City. Policy 2.2.1(4) will be given to establishing minimum density provides that the quality of the Downtown will be requirements (in addition to maximum density improved by, among other matters: supporting limits), establishing minimum and maximum the development of complete communities; parking requirements, and limiting surface parking as a non-ancillary use.

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 37 Subject Site HIGHER ORDER TRANSIT CORRIDORS Legend Existing SUBJECT SITE TTC Subway and LRT Lines

GO Rail Lines * Expansion Elements

Transit Corridors

GO/TTC Interchange GO

Rail Station

Figure 9 - Toronto Official Plan - Map 4 506-516 Church Street, Toronto BOUSFIELDS inc. Toronto Official Plan - Map 4 - High Order Transit

Subject SURFACE TRANSIT Site PRIORITY NETWORK Legend Existing SUBJECT SITE TTC Subway and LRT Lines GO Rail Lines

Expansion Elements

Transit Priority Segments *

Figure 10 - Toronto Official Plan Map 5

506-516 Church38 Street, Toronto BOUSFIELDS inc. Toronto Official Plan - Map 5 - Surface Transit Land Use Designation Policies The Land Use Plan (Map 18) designates the subject The introductory text in Section 4.5 states that site, and adjacent properties along the Church the intent of the designation is to achieve a Street corridor, as Mixed Use Areas (see Figure 11). multitude of planning objectives by combining The Mixed Use Areas designation permits a broad a broad array of residential uses, offices, retail range of commercial, residential and institutional and services, institutions, entertainment, uses in single use or mixed-use buildings, as recreational, and cultural activities, and parks well as parks and open spaces and utilities. and open spaces. In particular, the intent is that: The Plan envisions that development in Mixed “Torontonians will be able to live, work, and Use Areas will create a balance of high quality shop in the same area, or even the same commercial, residential, institutional and open building, giving people an opportunity to space uses that reduces automobile dependency depend less on their cars, and create districts and meets the needs of the local community and along transit routes that are animated, will provide for new jobs and homes for Toronto’s attractive and safe at all hours of the day and growing population on underutilized lands in night.” the Downtown and elsewhere. The Mixed Use Policy 4.5(2) sets out a number of criteria for Areas designation includes properties fronting development within Mixed Use Areas, including: onto the west side of Church Street between • locating and massing new buildings to provide a Alexander Street and Dundonald Street and transition between areas of different development properties fronting onto the east side of Church intensity and scale as necessary to achieve the Street between Alexander Street and Barbara objectives of the Plan, through means such as Hall Park. West of the subject site are lands providing appropriate setbacks and/or a stepping designated Apartment Neighbouroods. East of down of heights, particularly towards lower scale the Church Street corridor are lands designated Neighbourhoods; Neigbourhoods.

LAND USE DESIGNATION Legend Dundonald St Barbara Hall Park Neighbourhoods

Apartment Neighbourhoods

Mixed Use Areas

Natural Areas SUBJECT SITE Parks Maitland St Other Open Space Areas (Including Golf Courses, Cemeteries, Public Utilities)

Institutional Areas Alexander St Regeneration Areas General Employment Areas

Core Employment Areas Wood St Utility Corridors Church St

Figure 11 - Toronto Official Plan Map 18

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 39 • locating and massing new buildings so as to Policy 3.1.2(2) requires that new development adequately limit shadow impacts on adjacent locate and organize parking, servicing and access Neighbourhoods, particularly during the spring to minimize their impact on the property and and fall equinoxes; surrounding properties by, among other things: • locating and massing new buildings to frame the edges of streets and parks with good proportion • using shared service areas where possible within and maintaining sunlight and comfortable wind development block(s) including public and private conditions for pedestrians on adjacent streets, lanes, driveways and service courts; parks and open spaces; • consolidating and minimizing the width of • providing an attractive, comfortable and safe driveways and curb cuts across the public sidewalk; pedestrian environment; • integrating services and utility functions within • providing good site access and circulation and buildings where possible; an adequate supply of parking for residents and • providing underground parking where appropriate; visitors; and, • locating and screening service areas, ramps • limiting surface parking between the front face of and garbage storage to minimize the impact on a building and the public street or sidewalk. adjacent streets and residences; and, • providing indoor and outdoor recreation space for Policy 3.1.2(3) sets out policies to ensure that building residents. new development will be massed and its exterior façade will be designed to fit harmoniously into its existing and/or planned context, and will limit its impact on neighbouring streets, parks, open Built Form Policies spaces and properties by: The Official Plan recognizes the importance • framing adjacent streets and open spaces in a way of good urban design, not just as an aesthetic that respects the existing and/or planned street overlay, but as an essential ingredient of city proportion; building. It demands high quality architecture, • incorporating exterior design elements, their form, landscape architecture and urban design, both scale, proportion, pattern and materials, and their sustainable design, to influence the character, within the public realm and within the privately scale and appearance of the development; developed built form. The Plan recognizes that, • creating appropriate transitions in scale to as intensification occurs in the Downtown neighbouring existing and/or planned buildings for and elsewhere throughout the City, there is the purpose of achieving the objectives of the Plan; an extraordinary opportunity to build the next • providing for adequate light and privacy; generation of buildings and to create an image • adequately limiting any resulting shadowing of, and of Toronto that matches its status as one of the uncomfortable wind conditions on, neighbouring great cities of North America. streets, properties and open spaces, having regard for the varied nature of such areas; and, In putting forward policies to guide built form, • minimizing shadow and wind impacts on the Plan notes that developments must be neighbouring parks as necessary to preserve their conceived not only in terms of the individual utility. building site and program, but also in terms of Policy 3.1.2(4) provides that new development will how that building and site fit within the context be massed to define the edges of streets, parks of the neighbourhood and the City (Section 3.1.2). and open spaces at good proportion.

Policy 3.1.2(1) provides that new development will Policy 3.1.2(5) requires that new development be located and organized to fit with its existing will provide amenity for adjacent streets and and/or planned context. Relevant criteria include: open spaces to make these areas attractive, • generally locating buildings parallel to the street; interesting, comfortable and functional for • locating main building entrances so that they are pedestrians by providing: clearly visible and directly accessible from the • improvements to adjacent boulevards and public sidewalk; and, sidewalks respecting sustainable design elements, • providing ground floor uses that have views into including trees, shrubs, hedges, plantings or and, where possible, access to adjacent streets, other ground cover, permeable paving materials, parks and open spaces. street furniture, curb ramps, waste and recycling containers, lighting and bicycle parking facilities;

40 • co-ordinated landscape improvements in setbacks While none of the properties on the subject site to create attractive transitions from the private to are currenlty on the Heritage Register, properties public realms; municipally known as 506, 508 and 510 were all • weather protection such as canopies and awnings; identified as having potential to be included on the and, Heritage Register (as part of the North Downtown • landscaped open space within the development Yonge Study that led to OPA 183). Accordingly, a site. Heritage Impact Assessment was prepared by Policy 3.1.2(6) provides that each resident ERA Architects (out of an abundance of caution) of a “significant new multi-unit residential and included as part of this application, as development” will have access to outdoor summarized in Section 5.6 of this report. amenity spaces such as balconies, terraces, courtyards, rooftop gardens and other types of outdoor spaces. Housing Policies The Plan’s housing policies support a full range of housing in terms of form, tenure and affordability, Heritage Policies across the City and within neighbourhoods, to Heritage conservation policies are included in meet the current and future needs of residents Section 3.1.5 of the Official Plan. As amended (Policy 3.2.1(1)). Policy 3.2.1(2) provides that by Official Plan Amendment No. 199 (approved new housing supply will be encouraged through by the Ontario Municipal Board on May 12, 2015), intensification and infill that is consistent the Plan recognizes that the protection, wise use with the Plan. and management of Toronto’s cultural heritage will integrate the significant achievements of our people, their history, our landmarks and our neighbourhoods into a shared sense of place and Implementation Policies belonging for its inhabitants. Policy 5.3.2(1) of the City of Toronto Official Plan provides that, while guidelines and plans express Policy 3.1.5(3) states that heritage properties Council policy, they are not part of the Plan unless of cultural value or interest will be protected by the Plan has been specifically amended to include being designated under the Ontario Heritage Act them, and do not have the status of policies in the and/or included on the Heritage Register. Policy Official Plan adopted under thePlanning Act. This 3.1.5(5) provides that proposed development on policy is relevant with respect to the status of the or adjacent to a property on the Heritage Register urban design guidelines discussed in Sections will ensure that the integrity of the heritage 4.10 and 4.11 below. property’s cultural heritage value and attributes will be retained.

Policy 3.1.5(23) requires that a Heritage Impact Site and Area Specific Policy (SASP) Assessment evaluate the impact of a proposed alteration to a property on the Heritage Register, No. 155 and/or to properties “adjacent” to a property Site and Area Specific Policy No. 155 (“SASP on the Heritage Register. Policy 3.1.5(26) 155”) applies to properties fronting onto Church requires that new construction on, or adjacent Street between Alexander Street and Gloucester to, a property on the Heritage Register will be Street. The policy states that “the special designed to conserve the cultural heritage character is defined by the low scale and form of values, attributes and character of that property existing buildings, including many house-form and to mitigate visual and physical impact on it. structures”. And further, that “new development along this portion of Church Street will reinforce the existing retail uses, be compatible with existing residential uses nearby and conform to the low rise scale of existing development.

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 41 future redevelopment that City Council can 4.5 Official Plan use as a guide for consideration of individual Amendment 183 (North redevelopment proposals within the area. In Downtown Yonge) addition to OPA 183, the study resulted in the North Downtown Yonge Urban Design Guidelines Official Plan Amendment No. 183 (OPA 183) was (see Section 4.10 below). enacted and passed on November 15, 2013 by By- law 1507-2013. Subsequently, it was appealed to OPA 183 added a new site and area specific the Local Planning Appeal Tribunal by a number policy (Site and Area Specific Policy (SASP 382) of parties. While portions of OPA 183 have now applicable to the North Downtown Yonge area. been approved, with significant modifications by Development policies in SASP 382 consist of decisions dated December 22, 2016 and August specific character area policies and area-wide 25, 2017 (Phase 1), other portions have not yet policies (e.g. heritage, parks and open space, been approved and, accordingly, are not in force public realm, urban design). In this regard, the (Phase 2). The policies summarized below are North Yonge area is divided into 8 character now in force. areas; the subject site falls within the Church Street Village Character Area (see Figure 12). OPA 183 resulted from North Downtown Yonge Planning Framework (NDYPF) study. The The policies applying to the Church Street Village boundary for the NDYPF included the west side Character Area are included in Section 5.7 of of Bay Street to the west, Charles Street to the SASP 382. The heart of the Church Street Village, north, the east side of Church Street to the located between Dundonald Street and Alexander east and College/Carlton Streets to the south. Street to the south, is designated as Mixed The study was to consider mixed use sites in Use Areas and includes the subject site. The the area with potential for intensification and remainder of this Character Area is comprised revitalization and recommend a framework for

Subject Site

Figure506-516 12 - Official Church Plan AmendmentStreet, Toronto No. 183 – Map 1: Character Areas BOUSFIELDS inc. OPA 183 - Map 1 - Character Areas 42 of lands designated Apartment Neighbourhoods To the west of the subject site, opposite Donna along and in and around Church Street with Shaw Lane, are lands within the Wellesley/Wood pockets of land designated Neighbourhoods. Character Area and designated Apartment Neighbourhoods. The introductory text of The preamble to Section 5.7 states that this Section 5.6 (Wellesley/Wood Character Area) portion of Church Street has evolved into the states that the portion of the area designated village hub of the LGBTQ communities, with an Apartment Neighbourhoods is a primarily stable electric atmosphere and a range of uses that area consisting of “tower in the park” apartment provide for both the local community and tourist buildings, and provides a transition to the Mixed activity. Use Area to the east (Church Street Village The preamble continues to state that the Church Character Area). Policy 5.6.1 provides that the only Street Village Character Area is regarded as development/redevelopment permitted within a stable area that should experience limited the Apartment Neighbourhoods designated areas growth and development/redevelopment should of this Character Area, will be sensitive low-rise reinforce the core village area as a low-to mid- infill. rise pedestrian-oriented main street with street Section 6 of SASP 382 contains area-wide related retail uses and narrow retail frontages. In policies applicable to the entire North Downtown addition, the area consists of a variety of culturally Yonge area. With respect to sun and shadow, significant parks and open spaces, which are to Policy 6.A.1 provides direction to protect sunlight be protected from any new net shadow impacts in the North Downtown Yonge Area, requiring of development. that development and redevelopment adequately Policy 5.7.1 provides that redevelopment within the limit shadows to preserve or improve the utility, Mixed Use Areas will be sensitive low-scale infill in both a functional and qualitative sense, of city that: respects and reinforces the general physical streets, and publicly owned or publicly accessible character, pattern, scale, massing, setbacks and open spaces, having regard for the varied nature heritage value of this Character Area; maintains and acknowledging the importance of such the prevailing patterns of landscaped open areas. Policy 6.A.1 goes on to say that a mix of space; respects and reinforces the preservation sun and shadow conditions will be maintained and enhancement of existing private amenity on the public realm consistent with the function space; and, respects and reinforces the fine grain of the affected space, and maintained on the retail at grade (where permitted) and the low-rise private realm, including shared private outdoor scale of existing development. Moreover, Policy amenity spaces serving multi-unit residential 5.7.4 provides that development/redevelopment development, consistent with the typical function must require store frontage widths at grade of such spaces for the times of day and year when along Church Street to be consistent with the such spaces are typically used. average width of at grade retail that is currently With respect to parks and open spaces, the found within 2 blocks to the north and south of preamble to Section 6.2 states that the North a given site along either side of Church Street in D o w n t o w n Yo n g e a r e a h a s b e e n i d e n t i fi e d a s a p ark the North Downtown Yonge Area. deficient area according to city stanards. It goes With respect to angular plane requirements, on to state that, there are several opportunities Policy 5.7.2 provides that redevelopment between to increase the amount of public park land and Wood Street and Charles Street East must ensure privately owned publicly accessible open space. that no part of any building is located above the However, the priority within the North Dowtown angular plane drawn from the Church Street lot Yonge area will be to: expand existing parkland line commencing at a height of 16 metres above wherever possible so as to create larger more street level and then angling upwards at an angle viable parcels; provide more parkland through of 44 degrees away from Church Street over the dedication and acquisistion; and, create linkages site. between parks and open space, as shown on Map 2 (see Figure 13).

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 43 Subject Site

Figure506-516 13 - Official Church Plan AmendmentStreet, Toronto No. 183 – Map 2: Open Space Network and Height Areas BOUSFIELDS inc. Policies 6.2.2 and 6.2.6 provideOPA that183 it- Mapis the 2 - InOpen addition, Space Policy Network 6.3.4 provides and Height that it Areas is the objective of Council to expand the existing objective of Council to review development/ parks network through off-site and on-site redevelopment applications in terms of achieving dedications and/or acquisitions that form part the following public laneway improvements: of the development/redevelopment application • a minimum laneway width of 6 metres; review process, particularly within the area east • additional setbacks, in order to better accommodate of Yonge Street, between Charles Street East and north-south pedestrian connections and Carlton Street. movement through the area; • raised or well demarcated and barrier-free paths Policy 6.2.8 requires that development or of travel along the laneways where appropriate to redevelopment will, by location and massing, improve pedestrian safety and movement; and, minimize shadows to preserve or improve the • re-surfacing of laneways with brick pavers or other utility of public parks and the Church Street materials, where appropriate, to complement the public school site “in both a functional and heritage character of the area. qualitative sense”. With respect to urban design, Policy 6.4.2 directs In regard to public realm, Section 6.3 provide that development/redevelopment will be massed that it is the objective of Council to enhance the to fit harmoniously with its surroundings, design of the rights-of-way of Church Street to with setbacks, stepbacks, height restrictions, improve pedestrian comfort, safety and utility angular planes, appropriate floor plate areas (Policy 6.3.3), and to enhance the public realm and/or façade articulation being used to achieve and support pedestrian movement by expanding, appropriate transition for this purpose. amongst other things, sidewalk widths and mid- block access (Policy 6.3.6).

44 4.6 Official Plan Amendment No. 406 - Downtown Secondary Plan On July 27, 2018, the City of Toronto Council enacted By-law 1111-2018, adopting Official Plan Amendment (OPA) 406, which includes a new Downtown Secondary Plan (the “Downtown Plan”) and associated amendments to Section 2.2.1 and SUBJECT SITE Map 6 of the Official Plan. On August 2, 2018, the City submitted OPA 406 to the Minister of Municipal Affairs and Housing for approval under Section 26 of the Planning Act. On June 5, 2019, the Minister issued a decision with respect to OPA 406, which included a number of modifications to the Downtown Secondary Plan and brought it into full force and effect. The relevant in-force policies are identified below.

The subject site is designated Mixed Use Area 3 – Main Streets by the Downtown Secondary Plan (see Figures 14 and 15). Section 4.1 encourages growth within the Downtown, in particular on lands designated Mixed Use Areas 1, as well as lands Figure 14 - Downtown Plan Map 41-3: Mixed Use Areas designated Mixed Use Areas 2, Mixed Use Areas 3, Regeneration Areas and Institutional Areas. 71 Furthermore, the highest density of development within the Downtown is to be directed to Mixed Use Areas in proximity to existing or planned transit stations.

Growth Management Section 5 of the Downtown plan includes policies that relate to linking growth and infrastructure, with the goal of achieving complete communities. SUBJECT SITE Policy 5.1 provides that development will support and contribute to the achievement of complete communities by providing for growth and through the provision of development charges under the Development Charges Act, 1997 and/or as a community benefit under Section 37 of the Planning Act, as may be applicable.

In order to support the City, other levels of government and other public agencies in the delivery of community service facilities, parkland, green infrastructure and physical infrastructure in providing for complete communities, Policy 5.2 Figure 15 - Downtown Plan Map 41-3C: Mixed Use Area 3

74 PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 45

74 provides that a Complete Community Assessment Policy 6.19 provides that Mixed Use Areas will will be required as part of “significant and large contain development of varying scales and scale development applications” within Mixed intensities, based on the existing and planned Use Areas 3 and other identified designations. context. Policy 6.20 provides that building Policy 5.4 provides that the Complete Community heights, massing and scale of development will Assessment study area may include the site and be compatible between each of the four Mixed block in which the development is located, as Use Areas, with the tallest buildings located in well as all of the surrounding blocks, and that a Mixed Use Areas 1, stepping down through Mixed larger area of assessment may be required where Use Areas 2 and Mixed Use Areas 3 to low-scale the development intensity is greater than the buildings in Mixed Use Areas 4. planned context. As requested by City Planning staff, a Complete Community Assessment has Policy 6.22 provides that not all sites can been prepared by Bousfields Inc. and is appended accommodate the maximum scale of to this report as Appendix A. development anticipated in each of the Mixed Use Areas while also supporting the liveability of the development and the neighbourhood, while other sites may be able to accommodate more Land Use than the anticipated scale (our own emphasis). It provides that development will be required to Section 6 includes policies with respect to land address specific site characteristics, including use and the economy. With respect to Mixed Use lot width and depth, location on a block, on-site Areas, the introductory text states that Mixed or adjacent heritage buildings, parks or open Use Areas will: spaces, shadow impacts, and other sensitive “… absorb most of the anticipated increase in adjacencies, potentially resulting in a lower-scale office, retail and service employment, as well building. as the majority of new housing Downtown over the coming decades. As the intensity of With respect to Mixed Use Areas 3 specifically, development on small, infill sites increases the introductory text states that: and buildings get taller, more specific land use policies for the Mixed Use Areas will ensure “The area contained within Mixed Use Areas that new development occurs in a manner 3 will have a main street character and that fits with the local existing and planned include a diversity of uses such as retail, context. Areas and sites designated as Mixed services, restaurants and small shops at Use Areas have varied characteristics and grade with residential and commercial uses constraints, and thus, the specific scale and above. These areas are generally along intensity of development will vary based on surface transit corridors, often contain a the local context. Areas where the existing large number of heritage buildings and are context is low in scale require a modest and mostly located adjacent to Downtown’s measured approach to intensification. Other low-rise neighbourhoods. Mixed Use Areas areas will be developed with buildings of a 3 is often associated with the villages and moderate scale in a mid-rise form.” neighbourhoods that make up and serve the local Downtown communities. The planned Policy 6.18 provides that a wide range of context will include buildings up to a mid-rise commercial, residential and institutional land scale with good access to mid-day sunlight in uses, and parks and open spaces, are permitted the spring and fall to support a comfortable in the Mixed Use Areas. It goes on to say that the public realm.” diverse mix of permitted uses within Downtown The Plan provides that development in Mixed Use Mixed Use Areas will meet people’s needs for Areas 3 will be in the form of mid-rise buildings, daily living and working (Policy 6.18.1), enable with some low-rise and tall buildings permitted live-work proximities such that people can walk based on compatibility (Policy 6.28), and the and cycle to their destinations, reducing the assessment of mid-rise development proposals need for longer trips (Policy 6.18.2), and provide will be informed by the mid-rise buildings policies an urban form that will optimize infrastructure, of this Plan (Policy 6.30). With respect to land particularly within 500-800 metres of existing or planned rapid transit stations (Policy 6.18.3).

46 use, Policy 6.29 states that development within Policy 6.37 provides that a study may be Mixed Use Areas 3 will be encouraged to include undertaken by the City that will result in a Site and retail and service commercial uses at grade with Area Specific Policy (SASP) for lands within 500- residential, office and/or institutional uses above. 800 metres of a planned rapid transit station for the purposes of implementing Policy 6.36, which With respect to development in proximity to will set out, among other matters, the appropriate existing and planned rapid transit stations, Policy land use mix; public realm improvements and 6.34 provides that development in such areas will priorities; contextually appropriate built form prioritize mixed-use development, and that these scale and type; and, necessary infrastructure. areas will be planned to accommodate higher However, Policy 6.38 provides that development density development to optimize the return may proceed in advance of a study referred on investment and increase the efficiency and to in Policy 6.37, provided that the supporting viability of existing and planned transit service documentation in the application includes levels. consideration of the matters identified in Policy More specifically, Policy 6.35 provides that lands 6.37. within 500-800 metres of all existing or planned rapid transit stations within the Downtown will be planned to be transit-supportive and, where appropriate, to achieve multi-modal access to stations and connections to major trip generators. Development within such areas is to be supported, where appropriate, by: • planning for a diverse mix of uses of sufficient intensity to optimize support for existing and planned transit service levels; • fostering collaboration between public and private sectors; SUBJECT SITE • providing alternative development standards; and, • prohibiting built form that would adversely affect the optimization of transit infrastructure. Policy 6.36 goes on to require that the highest density of development within the Downtown be directed to Mixed Use Areas in close proximity to existing or planned rapid transit stations. In this regard, the subject site is located less than 800 metres from two existing rapid transit stations (i.e. Wellelsey and Carlton subway stations), as identified on Map 41-4 – Existing and Planning Rapid Transit Stations (see Figure 16).

Figure 16 - Downtown Plan Map 41-4: Existing and Planning Rapid Transit Stations 76

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 47

76 Retail • be of high-quality design, with flexible space that allow for adaptability over time. With respect to retail, Policy 6.3.9 provides that Finally, Policy 6.42 provides that where there is Priority Retail Streets have been identified to an existing local context containing a fine-gain maintain and enhance Downtown’s retail vitality, pattern of retail uses at grade, development serving local needs and destination shoppers. including larger stores must locate and design Church Street is identified as a Priority Retail these stores to be compatible with the prevailing Street on Map 41-5 (see Figure 17). character by: Policy 6.40 provides that the ground floor of • locating larger stores on the second level or above development fronting onto one or more Priority or below-grade, with appropriate scaled and visible Retail Street(s) will include only retail and service lobby areas; commercial spaces and limited small scale offices • wrapping larger stores with smaller retail units with the exception of lobbies, publicly accessible around the perimeter of the building to maintain the existing rhythm of the street; institutional or community uses that animate • designing the retail unit to include multiple the space at grade, and/or parking entrances, entrances; and, servicing spaces and other service exits where • providing appropriate glazing, based on local no secondary street or laneway access exists. ground floor character, ensuring direct access to entrances from the public sidewalk and keeping In addition, Policy 6.41 provides that the retail views into and out of the retail space open and and service commercial space within any clear. development on a Priority Retail Street will: • provide generous floor-to-ceiling heights, while considering the scale of surrounding ground floor heights to allow flexible and useable retail space; Parks and Public Realm • provide appropriate setbacks at grade, in order With respect to public realm, Policy 7.2 provides to provide space for public realm and pedestrian that expansions and improvements to the public enhancement as a community benefit, in accordance with the policies of Section 9 of this realm will be accessible, inclusive and welcoming Plan; and, to all people who live, work, learn and visit Downtown.

Policy 7.3 provides that the planning, design and development of parks and the public realm will be encouraged by a number of objectives, including: creating functional, interesting and engaging spaces that are connected, safe, comfortable, multi-functional and accommodate people of all ages and abilities year-round; encouraging public life through site-specific placemaking and pedestrian amenities that foster social SUBJECT interaction, including but not limited to seating, SITE landscaping, active uses at grade, way-finding, public art and programming; and, providing new and improved pedestrian and cycling connections to and through parks and the public realm in and adjacent to Downtown through streetscape improvements, bridges, trails and bikeways.

Figure 17 - Downtown Plan – Map 41-5: Priority Retail Streets

48 77

77 Mobility include setbacks that will allow for optimal tree planting and landscaping conditions and With respect to parking and curbside management, provide adequate space for tree infrastructure Policy 8.27 provides that development will and adhere to the City’s tree planting standards, generally be required to limit and/or consolidate and be designed to allow for access to utilities vehicle access points and will be encouraged to or other below-grade services, as a community provide facilities for passenger pick-up/drop-off, benefit. Policy 9.5 provides that the City may loading and parking in off-street locations and/ request, as a community benefit, the conveyance or within building footprints, in order to free up of an easement over a development site within on-street curbside and public realm space and 6 metres from the closest public street curb, or improve safety of pedestrians and cyclists. Policy such greater or lesser distance as may result 8.29 goes on to say that pick-ups and drop-offs, from the considerations set out in Policies 9.6 loading and parking activity shall be encouraged and 9.7. off-street wherever reasonable and practical to free up curbside space. Policy 9.8 provides that base buildings will generally be designed to achieve, among others, the following design objectives: • relate to the scale and proportion of adjacent Built Form streets, parks and open spaces; The Downtown Plan includes a number of built • fit compatibly within the existing and planned form policies in Section 9. Policy 9.1 provides that context of neighbouring streetwall heights; development will be encouraged to: • animate and promote the use of adjacent streets, parks and open spaces by such means as providing • enhance the liveability of the building’s active uses at grade; surroundings; • incorporate appropriate glazing; • contribute to liveability by reasonably limiting uncomfortable wind conditions and providing • encourage tree planting, where appropriate; and, access to sunlight, natural light, openness and sky • include high-quality materials and design elements view; expanding and improving the public realm; that fit with neighbouring buildings and contribute maintaining adequate privacy; providing high- to a pedestrian scale. quality amenity spaces; and conserving heritage; Policy 9.9 states that development will generally • demonstrate design excellence of the building and surrounding public realm; provide a transition from the base building to • demonstrate a high standard of heritage relate to adjacent properties with a lower-scale conservation; and, planned context, as may be required to achieve the • include high-quality, durable materials and objectives of the Plan, while Policy 9.10 requires sustainable and resilient building practices. that development on sites that include or are adjacent to properties on the Heritage Register Policy 9.2 provides that the City may request, as will include base buildings that are compatible a community benefit, provisions for an improved with the streetwall height, articulation, and expanded public realm including but not proportion, materiality and alignment. limited to: widened sidewalks and walkways; parks and open spaces; POPS; street trees and Policy 9.11 through 9.16 relate to physical other landscaping; street furniture; public art; determinants of intensity and scale. Policy 9.11 landscaped open spaces; patios; retail displays; directs that, although existing and approved access to transit and transit shelters; cycling buildings form part of the existing and planned amenities and pedestrian weather protection. context, the siting, massing, height and design of a building on one site will not necessarily be Policy 9.3 adds that Zoning By-laws may provide a precedent for development on an adjacent or for building setbacks from street lines that do not nearby site. Policy 9.14 states that development reduce the density or unreasonably reduce the will be located and massed to define and frame utility or otherwise of the site, where necessary the edges of the public realm with good street for the achievement of a contextually appropriate proportion, providing comfortable sun and wind streetscape. Policy 9.4 states that development conditions on the public realm and neighbouring in Mixed Use Areas 3 will be encouraged to

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 49 properties by stepping back building mass and/or the application of a separation distance and limiting building floorplates above the streetwall noticeable stepping down of height. Policy 9.26 height to allow daylight and sunlight to penetrate provides that transition may be required between to the street and lower building levels. development and adjacent streets, parks or open spaces to provide access to sunlight and sky With respect to wind impact, Policy 9.20 provides views as well as establish a human scale, and that buildings will be sited, massed and designed that where such transition is necessary, mid- to mitigate and reasonably limit wind impacts on rise development may achieve transition through the public realm, including streets and sidewalks, setbacks, stepbacks and angular planes, and parks and open spaces and POPS, having regard informed by the Avenues and Mid-Rise Building for the use of such areas. Policy 9.21 requires Study. Policy 9.27 adds that, where transition is development to address microclimatic conditions desirable to achieve compatibility, it will generally for people on adjacent streets and sidewalks, be provided within the development site. parks and open spaces by adequately limiting shadow and uncomfortable wind conditions, as necessary to preserve their utility, which may be achieved by, among other things, reducing the Mid-rise Buildings overall height and scale of buildings. The introductory text states that: With respect to transition, Policy 9.22 provides “A mid-rise scale of development provides that development may be required to provide built intensification Downtown by contributing form transition where necessary to create a more to liveable and vibrant main streets while liveable environment in the public realm, while achieving compatibility with adjacent defining and distinguishing areas of different neighbourhoods. The scale of mid-rise character, intensity and planned contexts. Policy buildings provides a unique connection to 9.23 adds that transition in scale can be achieved surrounding neighbourhoods through a by geometric relationships and design methods in development form that is moderate in scale, built form transition that is sensistive to different combinations including angular planes, adjacent buildings and to the street, and stepping height limits, location and orientation of allows for good sky-views and access to mid- the building, the use of setbacks and stepbacks day sunlight in the spring and fall.” of building mass, separation distances, and other means to achieve compatibility. Policy Policy 9.28 provides that mid-rise development 9.24 further provides that development may be will be informed by, amongst others, the following required to incorporate transition in scale to objectives: achieve built form compatibility when it is, among • have heights that reasonably define and enclose other things: of a greater intensity and scale than the right-of-way that that it fronts onto; the adjacent and surrounding planned context, • provide for adequate access to sunlight and sky- with consideration for front, rear and side view from the public realm; and, adjacencies; adjacent and nearby to lands that • be informed by the Performance Standards have a planned context that does not anticipate contained within the Avenues and Mid-rise Building Study for all other aspects of development not tall buildings, including but not limited to Mixed described in this Plan. Use Areas 3; or adjacent to a property designated under Part IV of the Ontario Heritage Act. Policy 9.25 addresses built form adjacencies, Housing providing that they may require a review to determine if any transition to the planned context The introductory text notes that the provision is required to achieve compatibility. Potential of housing to a wide range of residents that is transition measures include: for tall-to-low- affordable, secure, of an appropriate size, and rise adjacencies, the application of a separation located to meet the needs of people throughout distance, stepping down of heights and an angular their life cycle is essential to the creation of plane, and informed by the City’s Tall Buildings complete communities. Guidelines; and, for tall-to-mid-rise adjacencies,

50 Policy 11.1 provides that, in order to achieve The purpose of SASP 517 is to provide direction for a balanced mix of unit types and sizes and Downtown tall building development with respect support the creation of housing suitable for to setbacks from the building face of the tower families, development containing more than 80 to adjacent lot lines and an adequate separation new residential units will include: a minimum distance between towers. These directions are of 15 percent of the total number of units as intended to ensure that individual tall buildings 2-bedroom units; a minimum of 10 percent of the on a site and the cumulative effect of multiple total number of units as 3-bedroom units; and, an tall buildings within a block contribute to building additional 15 percent of the total number of units strong healthy communities by fitting in with the as a combination of 2-bedroom and 3-bedroom existing and/or planned context. units, or units that can be converted to 2- and 3-bedroom units through the use of accessible In particular, SASP 517 provides that the or adaptable design measures. Zoning By-law will contain minimum numerical standards with respect to tall building setbacks and separation distances (see Section 4.5 below) in order to achieve the following objectives: Implementation • provide a high-quality, comfortable public realm; Policy 14.1 provides that implementation plans, • consider development potential, where strategies and guidelines will be adopted to appropriate, of other sites within the block; advance the vision, goals and policies of the • provide appropriate access to sunlight on Downtown Plan. These implementation plans, surrounding streets, parks, open spaces, school yards, and other public or civic properties; strategies and guidelines, while they express • provide appropriate access to natural light and a Council policy, are not part of the Plan unless the reasonable level of privacy for occupants of tall Plan has been specifically amended to include buildings; them, in whole or in part, and do not have the • provide appropriate pedestrian-level views of the status of policies in the Downtown Plan. sky between towers as experienced from adjacent streets, parks and open spaces; • encourage a reasonable level of views between towers for occupants of tall buildings; and, 4.7 Official Plan • limit the impacts of uncomfortable wind conditions on streets, parks, open spaces and surrounding Amendment No. 352 properties to appropriate levels. On November 9, 2016, as part of the TOcore study which ultimately led to the Downtown Plan, City In addition, SASP 517 sets out the following Council adopted Official Plan Amendment No. directions: 352 (OPA 352), which introduces Site and Area • sites that are unable to accommodate a tall building Specific Policy 517 (SASP 517). SASP 517 would that can achieve the intent of the tall building setback policies are not considered suitable for tall apply to the Downtown area, generally bounded building development; by Bathurst Street, Lake Ontario, the Don River, • as building heights increase, greater lot line Rosedale Valley Road and the CPR tracks. setbacks may be required from the tower to the lot line; Concurrently, City Council enacted By-law 1106- • base building height for tall building development 2016 to amend By-law 438-86 with respect to will reinforce a pedestrian scale and respect the tall building setbacks in the “Toronto Downtown” existing and/or planned street wall height context area in order to implement OPA 352. A companion of the block; and, by-law, By-law No.1107-2016, was enacted on • base buildings may require a setback at grade to the same date to amend By-law 569-2013. OPA achieve good street proportion, access to sunlight 352, as well as By-laws 1106-2016 and 1107-2016, on sidewalks, parks and open spaces, wider have been appealed to the Local Planning Appeal sidewalks and streetscape elements and activities related to the uses at grade. Tribunal by numerous parties, and therefore are not in force.

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 51 In addition, proposed Policy 3.1.2(3) requires that 4.8 Official Plan development protect privacy within adjacent Amendment Nos. 479 buildings by providing setbacks and separation and 480 distances from neighbouring properties and adjacent building walls containing windows. On January 29, 2020, City Council adopted Official Plan Amendment No. 479 (“OPA 479”), amending Section 3.1.2 includes additional language Section 3.1.1 (Public Realm), and Official Plan with respect to street proportion. The sidebar Amendment No. 480 (“OPA 480”), amending notes that street proportion will be determined Sections 3.1.2 (Built Form) and 3.1.3 (Built Form – by considering the existing conditions and Tall Buildings, which is to be retitled Built Form determining the appropriate setbacks, scale – Building Types). The proposed amendments are and massing of buildings to provide a street the result of public and stakeholder consultations proportion that will provide good sunlight and conducted as part of the Five-Year Review of the daylight conditions and will be implemented Official Plan. The Official Plan Amendments will through a number of measures including be submitted to the Minister of Municipal Affairs setbacks, building heights, pedestrian perception and Housing for approval pursuant to Section 26 zones, streetwall heights, base building heights of the Planning Act, and are not yet in force. and stepbacks. In this regard, Policy 3.1.2(5) provides that development will be located and The proposed official plan amendments are massed to fit within the existing and planned intended to strengthen the existing policies and context, define and frame the edges of the provide greater clarity, through new policies that public realm with good street proportions, fit describe the public realm, built form and built with the character, and ensure access to direct form types, and to address the 2019 Growth sunlight and daylight on the public realm by: Plan by including new and revised policies and providing streetwall heights and setbacks that definitions for Complete Communities, Complete fit harmoniously within the existing or planned Streets, the Public Realm and Compact Built context; and, stepping back building mass and Form. reducing building footprints above the streetwall An overview of the revisions to the built form height. In addition, refinements have been made policies, specifically those which are relevant to to both the sidebar text and Policy 3.1.2(6) to this application, is provided below. clarify that development must provide good transition in scale in consideration of both the Built Form: Section 3.1.2 includes new and refined existing and planned contexts of neighbouring language with respect to site organization and properties and the public realm. location. In this respect, revised Policy 3.1.2(1) notes that development will be located and With regard for building design, proposed Policy organized to fit with its existing and/or planned 3.1.2(9) provides that the design of new building context, through: facades visible from the public realm will consider the scale, proportions and rhythm of the façade • generally locating buildings parallel to the street to: with consistent front yard setbacks; • providing additional setbacks or open spaces at • ensure fit with adjacent building facades; the following locations where appropriate: street • contribute to a pedestrian scale by providing a intersections, prominent destinations, parks and high quality of design on building floors adjacent open spaces, transit stops, natural areas, sites to and visible from the public realm; that end a street corridor, and areas with high • break up long facades in a manner that respects pedestrian volumes; and reinforces the existing and planned context; • providing ground floor uses, clear windows and and, entrances; and, • ensure grade relationships that provide direct • providing comfortable wind conditions and air access and views into and from the public realm. circulation at the street to preserve the utility and intended use of the public realm.

52 In terms of indoor and outdoor amenity space, the revised polices specify that amenity spaces 4.9 Official Plan must consider the needs of residents of all ages, Amendment No. 456 with new policies that speak to the design of On February 26, 2020, City Council enacted outdoor amenity spaces. To this end, proposed By-law No. 242-2020 to adopt Official Plan Policy 3.1.2(12) provides that outdoor amenity Amendment 456 (“OPA 456”), with respect to the space should, among other things: be located set of transportation policies related to transit; at or above grade; have access to daylight; have cycling; automated vehicles, shared mobility access to direct sunlight, where possible; provide and other emerging mobility technologies; comfortable wind, shadow and noise conditions; and, water, wastewater and stormwater, and and, be located away from and physically associated maps and schedules. Broadly, OPA separated from loading and serviceing areas. 456 strengthens the relationship between the transportation and land use policies found within Built Form – Building Types: In general, Section Sections 1-5 of the Official Plan to achieve the 3.1.3 has also been refined to remove language overall vision of compact complete communities. that was unclear or ambiguous, while new policies More specifically, OPA 456 introduces language have been included that provide additional around: transit capacity, equitable and frequent requirements and objectives for townhouse and access to transit, as well as the importance of low-rise apartment buildings, mid-rise buildings promoting and integrating higher-order, bus and and tall buildings. streetcar services, and phasing the development The revised preamble to the policies addressing of infrastructure to respond to anticipated mid-rise buildings states that: growth in demand. “Mid-rise buildings are a transit-supportive form of development that provides a level of intensification at a scale between low-rise 4.10 Zoning and tall buildings forms. Mid-rise building heights are contextual and are informed by The new City-wide Zoning By-law No. 569- the width of the right-of-way onto which they 2013, as amended, was enacted by City Council front. In Toronto, where streets vary in width on May 9, 2013. It was appealed to the Local from from 16.4 metres to over 40 metres, Planning Appeal Tribunal in its entirety; however, mid-rise buildings may vary in height from substantial portions of the by-law have now been four to 11 storeys for residential uses…Mid- approved by the Tribunal and are in full force and rise buildings help establish and reinforce an effect. For portions of the by-law that have not urban environment through a development yet been approved, By-law 438-86, as amended, form that is repeatable, moderate in scale, of the former City of Toronto remains in force. has good predictable street proportion, allows for access to midday sunlight in the spring and autumn, has open views to the sky from the street, and that can support high- City-wide Zoning By-law 569-2013 quality accessible open spaces in the block.” The City-wide Zoning By-law 569-2013, as Proposed Policy 3.1.3(4) states that Mid-rise amended, zones the subject site CR 3.0 (c1.7; buildings will be designed to: r3.0) SS1 (x2144), with a height limit of 18 metres • have heights generally no greater than the width of (see Figure 18 and 19). The site is located within the right-of-way that it fronts onto; Policy Area 1, which stipulates certain parking • maintain street proportions and open views of the requirements. sky from the public realm by stepping back building massing generally at a height equivalent to 80% of A range of commercial uses is permitted in the the adjacent right-of-way with; and, CR zone including offices, personal service • allow for daylight and privacy on occupied ground floor units by providing appropriate facing shops, retail stores, eating establishments, and distances, building heights, angular planes and take-out eating establishments. Residential uses step-backs. in the form of dwellings units in an apartment building and a mixed-use building, as well as

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 53 residential care homes and retirement homes, are also permitted on the site. The CR 3.0 (C1.7; r3.0) zoning provision permits a maximum gross floor area of 3.0 times the area of the lot (3.0 FSI), including a commercial FSI of 1.7 and a residential FSI of 3.0.

In the CR zone, the first floor shall have a minimum height of 4.5 metres. With respect to building setbacks, the SS1 (Development Standard Set 1) Subject provision specify that at least 75% of the main Site wall of the building facing a front lot line must be at or between the front lot line and a maximum of 3.0 metres from the front lot line. Where the main wall of a building has windows or openings, the main wall must be set back at least 5.5 metres from a lot line that is not adjacent to a street or lane. Where the main wall of a building does not have windows or openings, the main wall must be set back at least 3.0 metres from a side lot line or a rear lot line abutting a lot line in an R zone or an RA zone. Otherwise, no building setback is required.

Exception CR 2144 provides that the site is subject to Site Specific Provision (A), which Figure 18 - By-law 569-2013 - Zoning permits the use of a parking garage on the site 506-516 Church Street, Toronto in a residential, non-residential or mixed-use BOUSFIELDS inc. building,Toronto provided 569-2013 that no moreZoning than 125% of the number of required parking spaces are provided. In addition, the following sections of former City of Toronto By-law No. 438-86 continue to prevail: 12(2) 131, 12(2) 132, 12(2) 259 and 12(2) 260 (see below).

Subject City of Toronto By-law 438-86 Site Zoning By-law 438-86, as amended, zones the subject site CR T3.0 C2.0 R3.0, with a maximum permitted height of 18 metres (see Figures 20 and 21).

The CR (Commercial-Residential) zone permits a wide range of residential and non-residential uses, including apartment buildings, retail stores and service shops, restuarants and offices. The T3.0 C2.0 R3.0 zoning provision permits a maximum gross floor area of 3.0 times the area of the lot for a combination of residential and non- residential uses, of which a maximum density of 2.0 FSI is permitted for commercial uses, and a maximum density of 3.0 FSI is permitted for Figure 19 - By-law 569-2013 - Height 506-516 Church Street, Toronto residential uses. BOUSFIELDS inc. Toronto 569-2013 Heights 54 As noted above, the site is also subject to a number of permissive and restrictive exceptions, including: • Section 12(2) 131, which permits a maximum permitted non-residential gross floor area of 1.7 times the area of the lot, with an additional non- residential gross floor area permission of 0.3 times the area of the lot, provided it is used for the purpose of street-related retail and services uses; • Section 12(2) 132, which prohibits the use of land, or erections or use of a building or structure for the purpose of a commercial parking garage or a private commercial garage; • Section 12(2) 259, which requires 60 percent of the frontage abutting a priority retail street be used for the purpose of street-related retail and services uses; and, • Section 12(2) 260, which restricts the erection of a building or structure that: • exceeds a height of 16 metres at the Church Street lot line; • penetrates a 44-degree angular plane measured horizontally over the lot at a height of 16 metres; and that, • exceeds a total height of 18 metres. Subject Site

Downtown Tall Building By-laws Figure 20 - By-law 438-86 - Zoning 506-516 Church Street, Toronto By-laws 1106-2016 and 1107-2016 were BOUSFIELDSenacted inc. Toronto 438-86 Zoning concurrently with OPA 352, amending By-law 438-86 and By-law 569-2013, respectively, to introduce regulations regarding tower setbacks in the Downtown area. The by-laws include the following relevant provisions: • a “tower” is defined as “the portions of a building which collectively enclose the entirety of a storey higher than 24.0 metres above grade”; • a tower shall be no closer than: ○ 3.0 metres to a lot line abutting a street that is a public highway and 12.5 metres to the centre line of that street; ○ 12.5 metres to the centre line of an abutting public lane; and, ○ 12.5 metres to a lot line having no abutting street or public lane; • a tower shall be no closer than 25 metres to another tower on the same lot; • if a line projected at a right angle from a main wall of a tower intercepts another main wall of the same tower, those main walls shall be separated by a Subject minimum of 25.0 metres; Site • window projections, exterior stairs and access ramps attached to a tower are not permitted to encroach into the required setbacks or separation distances; and, Figure 21 - By-law 438-86 - Height 506-516 Church Street, Toronto BOUSFIELDS inc. Toronto 438-86 Heights PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 55 • elements which are permitted to project into the [Insert Figure 20 – North Downtown Yonge Urban required separation distances include balconies, Design Guidelines – Figure 3: Character Areas] canopies and awnings, exterior cladding, architectural features, eaves and mechanical Noted above, the Downtown Tall Buildings Visions equipment (each with a specified maximum and Supplementary Design Guidelines identify projection). Church Street as a Priority Retail Street, which By-laws 1106-2016 and 1107-2016 are under will be maintained and enhanced with a fine- appeal and are not in force. grain and narrow street frontage retail and a high quality public realm.

With respect to built form, the preamble states 4.11 Applicable Urban Design that Church Street does not have a height designation in the Downtown Tall Buildings Vision Guidelines and Supplementary Design Guidelines due to its North Downtown Yonge Urban high concentration of heritage properties and Design Guidelines surrounding context. It goes on by stating that the heritage and built form characteristics of the The North Downtown Yonge Urban Design area should, therefore be, enfored by new small Guidelines (September 2013) were adopted by scale and mid-rise developments. In this regard, Council in October 8, 2013, in conjunction with the Guidelines direct that the existing height approval in principle of Official Plan Amendment limits and angular plane requirements of Zoning No. 183, which introduced Site and Area Specific By-law 438-86 shall be respected for properties Policy 382 (see Section 4.5 above). It is noted that fronting onto Church Street between Alexander the Guidelines have not been updated to reflect Street and Hayden Street, as described above in the modifications that have been approved to Section 4.9. OPA 183, with the result that there are now some inconsistences. The Guidelines for the Church Street Village Character Area provide as follows: The goal of the North Downtown Yonge Urban • The materials used in the base of new mid-rise Design Guidelines is to provide appropriate built buildings will conform to the prevailing materials form and public space guidance, while being of adjacent existing heritage properties. respectful of the integrity of the surrounding • Mid-rise buildings will have strategic stepbacks context. from the base buildings to maintain the existing pedestrian scale and create architectural interest. The Guidelines identify the subject site as being • Base buildings should be no less than three within the Church Street Village Character Area storeys and taller than four storeys to reinforce the (see Figure 24). The preamble to Section 4.5 prevailing low-rise main street character. states that, • Building frontages facing onto Church Street should create a continuous streetwall. “…this area is characterized as a “Main Street” • New development along Church Street should feel, with two lanes of traffic, on-street also have a setback from the front property line to parking, outdoor cafes, street furniture, allow for enhanced streetscape design and wider public art, standardized lighting and iconic sidewalks. heritage properties…The built form context • Active uses at-grade and above-grade, cafes, is generally three-storeys in height with retail patios and spill-out zones are strongly encouraged. at-grade and rental apartments and offices • The scale of retail uses and articulation of shop above. Parts of this Character Area have been fronts should be consistent with the prevailing designated as Mixed Use Areas and parts of scale and character of the retail shops. it as Apartment Neighbourhoods and Parks. • Seasonal patios within the public right-of-way Church Street is also recognized by a number and adjacent to the curb zone are encouraged, of listed heritage properties, which will be wherever possible. conserved and maintained. The sidewalks on • The main frontage of the retail use at-grade should the east side of Church Street are between be covered with a high percentage of permeable 2metres and 3metres wide, while their width materials to allow for interactions, safety and is mostly over 3-metres on the west side.” vitality of the street life.

56 General Built Form Framework guidelines are N set out in Section 5.0 of the Guidelines, as summarized below. The Built Form Framework figure shows “Low Rise at Street Edge” and “Highly Animated Street Frontage” along the Church Street frontage abutting the subject site (see Figure 25).

Among other matters, the Guidelines state that all new developments will: SUBJECT SITE • be consistent with the existing heritage value, attributes and character of adjacent or nearby properties; • have clear entrances facing the street; • have an appropriate setback from the front property line to allow for semi-private landscape zone, patios or spill out zones; • have architectural articulation in the overall massing to create architectural interest; • have a gradual transition in height from low-rise buildings to tall buildings; • have canopies, stairs and walkways located on private land; • have entrances, balconies and windows looking Figure 3: Character Areas into the public streets and public open spaces to Figure 24 - North Downtown Yonge Urban Design Guidelines provide safety and visibility (eyes on street); and, – Figure 3: Character Areas • minimize the shadow impact. With respect to mid-rise buildings, the Guidelines state that mid-rise buildings are essential to the N identity and health of North Downtown Yonge and have been identified as appropriate built form for many locations and character areas. Among other matters, the guidelines state that mid-rise buildings will conform with the following design directions: • Mid-rise buildings taller than 5 storeys comprise of a base building and top floors.

• Along Main Streets, the base of the mid-rise SUBJECT building should not exceed 80% of the street right- SITE of-way. • 45 degree angular planes should be implemented from the top of the base building to provide stepbacks and enhance the human perception zone. • A high percentage of the base building façade will be designed with permeable materials to allow for interactions, safety and vitality of the street life. • Balcony projection should not exceed the depth of the setback. • Architectural articulation should be considered in the design of the building to create beauty and

design interest. These articulations include but are Figure 18: Built Form Framework not limited to: stepbacks, non-structural elements, use of diverse materials and continuous weather Figure 25 - North Downtown Yonge Urban Design Guidelines protection. – Figure 18: Built Form Framework

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 57 With respect to grade-related retail, the • Access to parking should not be located at gateway Guidelines provide the following direction: sites or at the terminus of a view corridor. • Large concentration of retail at-grade will be • Vehicle parking and loading/unloading areas located along primary streets, such as Yonge should be placed below grade. Street, Bay Street, Wellesley Street, College/ In Section 6.0 (Street Character Types), Church Carlton Street and Church Street. Street is identified as an Urban Street. Buildings • The height of the newly built retail at-grade should be minimum 4.5 metres floor to floor. on these streets are generally larger and reflect a broader functional importance of the street. • Retail entrances should be visible and clear, facing the street with appropriate signage and lighting. The manner in which the buildings interface with • Retail at-grade should have a high percentage of the street should be sensitive to the comfort permeable materials to create animated frontage, and visual interests of pedestrians and create a visibility, safety and interaction. strong sense of place. Architectural treatement • Continuous weather protection, such as canopies should be appropriately scaled, entrances should are required. be defined and storefronts should promote • Sidewalk cafes and patios should be within the visibility to the interior spaces. setback area without encroaching into the public right-of-way (with the exception of the seasonal Section 16.0 (Related Strategies), locates the patios along Church Street) to avoid interrupting subject site within the Church Wellesley Village the pedestrian clearway. BIA Public Realm Strategy which includes: • The existing narrow rhythm of retail frontages Murals, parklets, curb bump outs, bike parking, should be maintained and enhanced. decorative banners, pole wraps, hanging flower • Signs for newly built retail stores as well as any baskets, public lane naming, public lane brick upgrade to the signage of existing retail stores will be reviewed in accordance with the City of Toronto paving, and pedestrian amenity areas. sign by-law and should: The relevant Design Guidelines are addressed in be high quality and compatible with the ○ Section 5.5 of this report. character of the area; and, ○ be minimal, well designed and made with high quality materials (High quality awning signage, digital printing, non-illuminated, custom cut letters with a broad range of materials including Tall Building Design Guidelines acrylic, PVC, sign foam, gatorfoam, MDF, On May 7, 2013, City Council adopted the City- aluminum, stainless steel, etc. are encouraged). Wide Tall Building Design Guidelines (March 2013), • Back-lit box signage, banners and moving signs are which updated and replaced the “Design Criteria prohibited. for the Review of Tall Building Proposals” (2006) In addition, the Guidelines provide that retail and consolidated the Downtown Tall Building signage on heritage properties shall be: Guidelines, which were originally adopted by • Be made of a material sympathetic to and Council in July 2012. compatible with the heritage property; As a result, all Downtown Guidelines with city- • Affixed to the property in mortar joints only on masonry structures; wide applicability have been integrated into the • Be reversible without damaging the heritage revised guidelines. Location-specific aspects property; of the Downtown Tall Building Guidelines • Be located within the sign band where historic (particularly the Downtown Vision and Tall Building storefront remain intact; and, Typologies) remain in effect as a consolidated, • No back-lit or cabinet signs. companion document known as “Downtown Tall Buildings: Vision and Supplementary Design With respect to parking and loading, the Guidelines”. The City-Wide Tall Building Design Guidelines state: Guidelines are to be used in conjunction with • Entrance to parking and loading and unloading these supplementary guidelines to evaluate all areas will not be directly from the Main Streets. tall building development proposals falling within • Loading and unloading areas should be hidden the Downtown study area boundary. from view and located on roads with the least pedestrian traffic.

58 The document specifically notes that the All relevant guidelines, including those applicable guidelines are “intended to provide a degree of to Priority Retail Streets, are addressed in Section certainty and clarity of common interpretation, 5.5 of this report. however, as guidelines, they should be afforded some flexibility in application, particularly when looked at cumulatively”. Avenues and Mid-Rise Buildings The Guidelines include sections related to site Guidelines context, site organization, tall building massing and pedestrian realm. The proposed building During its meeting in July 2010, City Council would technically be considered a tall building adopted a staff recommendation to use the pursuant to the Tall Building Design Guidelines, Performance Standards for Mid-Rise Buildings given that the height of 46.72 metres to the top proposed in the “Avenues & Mid-Rise Buildings of the 15th floor is greater than the width of the Study” (May 2010) in evaluating mid-rise building abutting right-of-way (20 metres). However, the development proposals on the Avenues for a proposed building typology is that of a terraced monitoring period of approximately two years. mid-rise building rather than a typical high-rise The July 2010 Council decision directed that, point tower. prior to the end of the monitoring period, staff was to report back to the Planning and Growth With respect to the pedestrian realm, Map 4 Management Committee on the effectiveness of the Downtown Tall Buildings: Vision and of the Performance Standards and potential Supplementary Guidelines identifies this segment implementation measures. On November 13, of Church Street as a Priority Retail Street (see 2013, Council adopted a staff recommendation to Figure 26). Supplementary Design Guideline #6 extend the monitoring period to the end of 2014. (Street Animation) directs that at least 60% of the total building frontage along a Priority Retail Street segment contain active retail uses. LEGEND Y ADINA VENUE ONGE Y S P A B A ST GEORGE BEDFORD Priority Retail Streets CHURCH VIS MT PLEASANT JA R BLOOR ROSED ALE V Secondary Plan Areas ALLEY

SUBJECT SITE HARBORD

WELLESLEY

COLLEGE CARLTON

GERRARD

DUNDAS DUNDAS

SHUTER

QUEEN QUEEN RICHMOND

ADELAIDE KING FRONT WELLINGTON

FRONT Y VIS ORK B A ADINA ONGE Y CHURCH JA R Y GARDINER EX S P ARLIAMENT P UNIVERSITY SHERBOURNE Not to Scale

Figure 26 - Downtown Supplementary Design Guidelines – Map 4 – Priority Retail Streets Map

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 59 In March, 2016, City Planning staff issued a report on Mid-Rise Building Performance Standards 4.12 Draft Growing Up Monitoring, followed by an addendum report in Guidelines April 2016. City Council approved the revised Mid- In 2015, the City initiated a study entitled Rise Building Performance Standards Addendum Growing Up: Planning for Children in New Vertical in June 2016, with a direction to City Staff to Communities and produced draft guidelines to use the addendum in conjunction with the 2010 direct how new development can better function Performance Standards to evaluate development for larger households. A staff report summarizing applications where mid-rise buildings are the study process and draft guidelines was proposed until updated Guidelines are adopted adopted by Planning and Growth Management in the fourth quarter of 2017. No new guidelines Committee on May 31, 2017, and the report and have yet been brough forward for adoption. recommendations were considered by City Council at its meeting on July 4, 2017 and adopted Section 3 of the Mid-Rise Building Guidelines without amendments. provides a series of Performance Standards that are intended to influence the design of mid- For the time being, the draft guidelines will rise buildings along Avenues. The Performance be used as part of ongoing consultations Standards are designed to ensure that Avenues with the design and development industries are developed in an appropriate and context- through the development approvals process. sensitive manner. Accordingly, they are guided A report was expected back on any proposed by the objective to create healthy, liveable and modifications by the end of the first quarter vibrant main streets while protecting the stability of 2018, with the expectation that staff would and integrity of adjacent neighbourhoods. The monitor implementation of the draft guidelines Guidelines’ key provisions include the following: for a period of two years, and to report back on • Buildings are moderate in height and should be no the results in 2019. As of April 2020, no further taller than the width of the right-of-way. modifications have been released by the City. • The minimum ground floor height should be 4.5 metres to facilitate retail uses at grade. The intent of the Guidelines is to provide for a • Buildings should reflect design excellence and better integration of family supportive design green building innovation, utilizing high-quality into the planning of new multi-unit residential materials. developments. The Guidelines are organized • Sidewalks should be wide enough to include and into three scales, based on the recognition that support trees, generate a lively pedestrian culture each scale contributes positively to how a family and ensure accessibility for all. experiences living in a vertical community: • The ground floors of buildings provide uses that enliven sidewalks and create safe pedestrian • The Neighbourhood Scale: At the neighbourhood conditions scale, the draft Guidelines focus on children’s experience in the city, promoting independent As the site is not located on an Avenue, the mobility, access to parks, schools and community Performance Standards do not apply. However, facilities; due to the building’s form, the Avenues and Mid- • The Building Scale: At the building scale, the rise Building Guidelines represents a relative draft Guidelines seek to increase the number larger units, encourage the design of functional best fit when seeking design guidance. Further to and flexible amenity and common spaces, and this, the Performance Standards recognize that promoting flexible building design for changing exceptions may sometimes be warranted and unit layouts; and, that, at times, a project that strives for excellence • The Unit Scale: At the unit scale, the draft Guidelines in design can demonstrate that a specific focus on the size and functionality of spaces to guideline is not appropriate in that instance. The ensure dwelling units can accommodate a family’s proposed development is further evaluated in daily needs. Considerations include providing sufficient room for families to gather and share the context of the Mid-Rise Building Guidelines in meals, as well as bedrooms that can comfortably Section 5.5 of this report. accommodate more than one child.

60 The primary objectives of the draft Guidelines include: • to ensure a diversity of housing types and sizes to support not only households with children, but also a variety of households of at all different life stages; • to maintain liveability and quality of vertical communities over the long-term; and, • to plan public realm and community amenities from the perspective of a child. The use of the term “large units” in the draft Guidelines, refers to two- and three-bedroom units that comply with the design parameters set out in the Guidelines. Large units are intended to meet the needs of households with children, as well as multi-generational families, seniors, and groups of students and/or adults who live together. The guidelines seek to achieve a minimum of 25% two and three bedroom units, comprised of 15% two bedroom units and 10% three-bedroom units. In this respect, the proposal exceeds both the recommended 10% three-bedroom and 15% two-bedroom targets as envisioned by the guidelines.

Section 2.0 of the draft Guidelines focuses on the design of new buildings. Topics covered in this section include building configuration, typology, design and construction, circulation areas and shared spaces, as well as storage and utility needs. Section 3.0 provides guidelines specific to unit design.

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 61 [5.0] PLANNING & URBAN DESIGN ANALYSIS

62 Official Plan provides that Mixed Use Areas will 5.1 Intensification absorb most of the anticipated increase in retail, Residential/mixed-use intensification on the office and service employment in Toronto in the subject site is supportive of numerous policy coming decades, as well as much of the new directions articulated in the Provincial Policy housing. Statement, the Growth Plan for the Greater Golden Horseshoe, the City of Toronto Official Plan Furthermore, Policy 2.4(8) of the Official Plan and the Downtown Secondary Plan, all of which provides for intensified development, with promote intensification on sites well served by minimum density requirements and limits on municipal infrastructure, particularly higher- parking, for sites in areas such as this which order public transit. The proposal will redevelop are well serviced by transit. The subject site is the subject site with an appropriately scaled located within an approximate 210-metre radius transit-supportive mixed use development. of the entrance to the Wellesley subway station and a 400-metre walking distance (representing The subject site is located in the Downtown, a 5-minute walk), and a approximate 320-metre which is identified as an urban growth centre radius of the entrance to the College subway and forms part of a major transit station area as station and a 550-metre walking distance defined by the 2019 Growth Plan, being located (representing a 7-minute walk). In addition, the within a 500 metre to 800 metre radius of the subject site is located within walking distance Wellesley subway station and College subway of both the the Carlton streetcar line and the 94 station. Accordingly, the subject site is located Wellesley bus route. within a “strategic growth area” as defined in the Growth Plan. Strategic growth areas are a focus The recently approved Downtown Secondary Plan for accommodating intensification and higher- designated the subject site Mixed Use Areas 3 – density mixed uses in a more compact built form. Main Streets, which is planned to accommodate intensification in the form of mid-rise buildings The 2019 Growth Plan directs that urban growth and tall buildings, based on compatibility (our centres will be planned to accommodate emphasis). significant population and employment growth and will be planned to achieve, by 2031 or earlier, In our opinion, the subject site is underutilized in a minimum density target of 400 residents and its current form given the presence of the surface jobs combined per hectare. Furthermore, the parking lot and the surrounding built form context. Growth Plan directs that the boundaries of Residential intensification on the subject site will major transit station areas are to be delineated more efficiently utilize and optimize the use of in a transit-supportive manner that maximizes land and infrastructure by providing a diverse the size of the area and the number of potential mix of new housing in a transit-supportive transit users that are within walking distance of compact built form, directly supporting the the station (our emphasis). policy directions of the PPS, Growth Plan, Official Plan and Downtown Secondary Plan, which seek From an Official Plan perspective, strong policy to integrate land use and transportation planning support is expressed for new housing in the in identified intensification areas. Downtown, intended to minimize in-bound commuting and expand the range of housing Residential intensification on the subject site can opportunities. Policy 2.2.1(1) provides that the take advantage of and support the wide range Downtown Toronto Urban Growth Centre will be of shops, services, restaurants, recreational planned to “optimize the public investment in facilities and cultural facilities available within higher order transit within the Centre” and thus the Downtown, including the mixed-use corridors should exceed the minimum combined gross along Church Street, Yonge Street and Bay density target of 400 residents and jobs per Street, and the employment and academic hectare set out in the Growth Plan. As well, the concentrations in College Park and the nearby Ryerson University and University of Toronto campuses.

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 63 Further, residential intensification will support along transit routes that are animated, transit ridership, assist in reinforcing the role attractive and safe at all hours of the day and of the Downtown as a desirable living area and night.” contribute to the achievement of population In this regard, the proposal will add to the existing forecasts for the City as set out in the Growth mix of uses in the area and implement the Plan and the Official Plan. development criteria set out in Policy 4.5(2) of the Optimizing the use of land and infrastructure Official Plan by creating a balance of high quality on the subject site would be consistent with residential and non-residential uses in a manner both good planning practice and overarching that reduces automobile dependency and meets Provincial and City policy direction, subject to the needs of the local community, by maintaining achieving appropriate built form relationships. the “Main Street” commercial uses that currently exist on-site, as well as providing for new homes In the non-policy sidebar within Section 2.1 of the for Toronto’s growing population on lands that Official Plan, it is noted that, by making better are currently underutilized given the surrounding use of existing urban infrastructure and services built form context and proximity to transit before introducing new ones on the urban infrastructure. In Section 2.2.1 of the Official fringe, reurbanization helps to reduce demands Plan, the explanatory text notes that mixed use on nature and improves the liveability of the is a key ingredient to the successful functioning urban region by: reducing the pace at which of Downtown that creates “accessibility through the countryside is urbanized; preserving high proximity” and that every home built within the quality agricultural lands; reducing reliance on Downtown area offsets the need for in-bound the private automobile; reducing greenhouse gas commuting each day. emissions; and reducing consumption of non- renewable resources. The proposal will include 173 dwelling units. The mix of units in the proposal will conform with Policy 11.1 of the Downtown Secondary Plan by providing housing for a wide variety of residents 5.2 Land Use and, in particular, addressing the lack of variety The proposal, including residential and ground in the available housing mix and the lack of floor commercial uses, is in keeping with the land units appropriate for family accommodation. In use permissions of the Official Plan which permit total, the proposal contains 15 studio units (9%), a broad range of residential and commercial uses 72 one-bedroom units (42%), 65 two-bedroom on the subject site. The existing zoning applying units (38%) and 21 three-bedroom units (12%). to the subject site permits both the proposed The variety of dwelling types supports a range residential and commercial uses. of Downtown housing options that meets the requirements of a diverse population with varied The Mixed Use Areas designation is one of four needs, supporting a diverse and flexible range of land use designations that are intended to uses. accommodate most of the increased jobs and population anticipated by the Official Plan’s The inclusion of street-related commercial space growth strategy. The introductory text in Section fronting on Church Street will contribute to the 4.5 states that the intent of the Mixed Use animation along the pedestrian realm. Church Areas designation is to achieve a multitude of Street is identified as a Priority Retail Street on planning objectives by combining a broad array Map 41-5 of the Downtown Secondary Plan and of residential uses, offices, retail and services, has a predominantly mixed-use character. institutions, entertainment, recreation and The objective of the Official Plan in intensifying cultural activities, and parks and open spaces. In Mixed Use Areas is that of reurbanization. It is particular, the intent is that: anticipated that the ground floor commercial “Torontonians will be able to live, work, and uses will reinforce the fine grain retail at grade shop in the same area, or even the same found along this portion of Church Street, while building, giving people an opportunity to the residential units above will provide additional depend less on their cars, and create districts

64 living opportunities within the area. The proposal To that end, OPA 183, as implemented through satisfies the criteria for development in Mixed SASP 382, establishes appropriate height Use Areas by creating high quality commercial transitions from the low-to mid-rise nature of the and residential uses in an area that has access built form along Church Street to the surrounding to community services and facilities and is able high-rise built form to the east and west. It to take advantage of excellent access to transit identifies the subject site as within the Church services. Street Village Character area and imposes an angular plane requirement of 44 degrees The Church Street Village neighbourhood is measured at a height of 16 metres from the front also one of several neighbouhoods in the City lot line along Church Street. Development on sites of Toronto that is known for its nightlife and designated Mixed Use Areas within the Church entertainment-related activities. Toronto’s Street Village Character Area shall respect and nightlife and its economic and cultural impact reinforce the general physical character, pattern, has been assessed by the Economic Development scale, massing, setbacks and heritage value of and Culture Division of the City of Toronto who the existing built form along Church Street (our have developed the Toronto Nightlife Action own emphasis). Plan (TNAP). This proposal will from a land use support the objectives of the nightlife action plan In our opinion, the proposed height and massing by seeking to retain the presence of the existing is appropriate and desirable and meet the intent Crews and Tangos establishment on the subject of SASP 382, which is to ensure that new buildings site. respect and reinforce the general physical character of, pattern, scale massing, setbacks To that end, this application seek a broad range and heritage value of existing built form along of entertainment related uses, include, but not Church Street (see Figure 27). limited to, eating establishment, entertainment places of assembly, cabarets, increasing As described above in Section 3, the proposed limitations on their size. This will be secured in building is comprised of two elements with the site specific Zoning Bylaw. characteristics of both, a tall-building, comprised of a podium and tower element, and a typical terraced mid-rise building commonly found along the City’s Avenues. 5.3 Height, Massing and Specifically, the proposed building maintains a Density streetwall height of 10.93 metres along Church The proposed height, massing and density were Street, which aligns with the existing heritage derrvied from a number of contextual and urban buildings on the subject site and is lower than the design considerations, including: streetwall height of the existing condominium • The subject site’s location within the downtown building to the south at 70 Alexander Street (11.4 and along Church Street; metres). In addition, the proposed streetwall • Proximity to higher order transit services; has been designed to integrate and reinforce • Transition from the mid-rise built form along the character of the existing heritage buildings Church Street to the concentration of high-rise on the subject site. Above, the building takes on buildings to the west; and a “hybrid” built form, comprised of two distinct • The existing built form along Church Street. portions. To the south, the 15-storey “tower” The subject site falls within the area of the in- element respects the Main Street scale along force SASP 155 and partially in-force SASP Church Street by providing generous setbacks 382, which identifies a unique character along from the front property line (15.65 metres above this portion of Church Street and provides that at the 4th level, 20.25 metres at the 12th level and new development will reinforce the existing 24.6 metres at the 14th level). residential uses, and conform to the low-rise scale of existing development.

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 65 The south portion of the building has a total not do so in the case of the subject site. The height of 46.72 metres to the top of level 15, Official Plan provides that land use designations with an overall height of 52.72 metres to the top are generalized, leaving it to the Zoning By-law to of the mechanical penthouse. To the north, the “prescribe the precise numerical figures and land proposed built form more closely resembles a use permissions that will reflect the tremendous typical mid-rise building, progressively stepping variety of communities across the City.” back from the Church Street frontage above the streetwall. To the north, the proposal has an The proposed development will contribute to overall height of 40.72 metres to the top of the residential intensification in the Downtown 14th level, which is comparable to the existing Toronto Urban Growth Centre in a manner that height of 70 Alexander Street (39.3 metres to the conforms with the urban design and built form top of the 12th level and 45.3 metres to the top of policies of the Official Plan and Downtown the Mechanical Penthouse). Secondary Plan. Within a policy context that promotes intensification, as is the case with the The north portion of the proposal generally falls subject site, the optimization of density is in fact within the required 44-degree angular plan, a desirable planning outcome, provided that there measured at a height of 16 metres from the are no unacceptable impacts either in terms of front lot line, with minor penetrations, while the of built form or the adequacy of hard and soft “tower” element, which is generously set back services. As detailed in the following sections, above the streetwall, maintains a consistent the proposed development has no unacceptable alignment up to level fifteen, resulting in minor buit form impacts or impacts on cultural heritatge penetrations into the required angular plane at resources, represents good urban design, and the upper levels. is supported by hard and soft services, with no significant infrastructure capacity concerns. In addition, the proposed massing will provide appropriate height transition to the tall buildings to the west. To that end, the podium is characterized by a pedestrian scaled 3-storey 5.4 Built Form Impacts street wall constructed in a manner that The Official Plan development criteria applying to reinforces the character along Church Street, the Mixed Use Areas designation have a particular respects and reinforces the value of the retained focus on potential built form to adjacent portion of the existing heritage building at 508- lower-scale Neighbourhoods. In particular, 510 Church Street, and is articulated to include Policy 4.5.2(c) requires buildings to be located entrances for commercial and residential uses. and massed to provide a transition through This configuration will reinforce and infill the appropriate setbacks and/or stepping down of pattern, scale, massing and setbacks along heights towards lower scale Neighbourhoods, Church street. Both the existing building at 506 while Policy 4.5.2(d) requires buildings to be Church Street and the parking lot at 512-516 located and massed to adequately limit shadow Church Street, do not contribute meaningfully to impacts on adjacent Neighbourhoods. the Church Street Character Area and therefore do not meet the intent of the new policy. In this respect, the closest lands designated Neighbourhoods are located approximately In our opinion, the proposed density of 8.08 65 metres to the east side of Alexander Place. FSI is appropriate and desirable. Firstly, it is As discussed in greater detail below, the important and appropriate from a planning policy proposed development would not produce perspective to optimize density on the site given any unacceptable impacts on the nearby its location within the Downtown Urban Growth Neighbourhoods designated properties. Centre and its proximity to higher-order transit. Secondly, it is noted that neither the Official Plan nor the Downtown Secondary Plan generally include density limitations and specifically do

66 Monteith Street Barbara Hall Park Dundonald Street Cawthra Square 48 5 2 3 HEIGHT MAP 23 18 3* 18 12** 3** 10** 3 28 8 6 23 37 Paul Kane 39*** 3 55** 10 35 House Parkette 3 13 8** Wellesley Street East 4 15 10 9 8 9 5 28* 9 7 3

45*** Street Jarvis Church Street Church 18

Maitland Street 25* 17 19

Alexander Street 52* 19 28 Place Alexander 10 Parkette 12 5 Street Mutual LEGEND Alexander Street 20 38* * Under Construction 58** 7 18 4** Approved/Not yet built 9** 14 14 14 25 8 ** Park** 48** *** Proposed Wood Street 30 1 - 4 storeys 62 73*** 26 30 39 5 - 14 storeys

6 Church Street 9* Street Yonge 6*** 6 15 - 29 storeys Park*** 12 11 Carlton Street9 37* 15 16 23 9 31- 50 storeys 7 Carlton Street 7 6 51 + storeys 18 20 16 12 43 33 5 22 Parks 4 12 34** Granby Street Subject Site

Figure 27 - Height Map 10** Project No. 2003 June 2020 PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 67 Light, View and Privacy Setback By-laws (under appeal) recommend a tower setback of 12.5 metres from side and rear Light, view and privacy (LVP) impacts are generally property lines, measured to the external walls of addressed through a combination of spatial the building (i.e. balconies are permitted within separation, orientation and mitigating measures the setback zone). In this regard, the proposal’s between buildings. In this regard, the City, through west-facing façade provides a 19.8-metre its Official Plan policies, zoning and urban design separation distance from the east-facing façade guidelines, seeks to ensure that development has of the apartment building to the west (55 Maitland minimal impact on the pedestrian realm and the Street). surrounding area, including adjacent properties, parks and low-rise neighbourhoods, specifically The apartment building at 55 Maitland Street with regards to adequate sunlight. is a 19-storey slab-style building with an east-west orientation. While the proposed The underlying CR zoning standard requires a separation distance is less than the 25-metre setback of 5.5 metres from principal residential recommendation set out in the aforementioned windows to property lines that are not street guidelines, the buidings orientation results lines, and a separation distance of 11.0 metres in an indirect facing condition. Moreover, the between facing windows of principal residential 12-storey condominum building at 70 Alexander rooms on the same site. Street provides a separation distance of only 13.5-metres to the circular 28-storey apartment In that regard, the portion of the proposal’s north building to its west (50 Alexander Street), with facing façade containing principal residential a direct-facing condition. Therefore, it is our windows, will be set back 4 metres from the opinion that the proposed separation distance north property line. These windows are generally of 19.8-metres between principal windows centered along the north facade of the building with an indirect facing condition, is more than and will face the 21/2 -storey Victorian building adequate in the context of building relationships immediately to the north. However, only one row in the same block, recognizes the hybrid and of non-residential windows face the site, which site specific circumstances of the proposals and will result in a separation distance of 5.5 metres. appropriate in a Downtown urban context. Direct facing conditions will be mitigated through the off-set treatmenet of hard surfaces and For the foregoing reasons, it is our opinion that the glazing on the north façade of the building. As separation distances achieved by the proposed such, the north façade of the proposed building building do not create any unacceptable light, will not face any primary residential windows. view and privacy impacts. The proposal’s south-facing façade is comprised of a blank wall and therefore does not contain any principal windows facing south. On this basis, it is Shadow Impacts our opinion that the proposed separation distance A shadow study was prepared by Diamond between the proposal’s south-facing façade and Schmitt Architects to assess the shadow impacts the north-facing façade of the 12-storey building at the spring/fall equinoxes (March/September to the south (70 Alexander), measured above the 21st) and the summer solstice (June 21st), second level, is appropriate (8.98 metres). particularly with respect to the small pocket The proposal’s west-facing façade contains of lands designated Neighbourhood, located principal residential windows facing west, approximately 65 metres east of the subject site generally occupying the width of the subject (east of Church Street/Alexander Place and south site, and are built to the west lot line up to the of Maitland Street). 6th level. At the 6th floor, the building steps In this regard, the Official Plan places a particular back 2.0 metres, resulting in a 5-metre setback emphasis on potential shadow impacts on lands from the centrepoint of the abutting lane. For designated Neighbourhoods. Policy 3.1.2(3) tower elements, the City-wide Tall Buildings requires that new development be massed Design Guidelines and Downtown Tall Building to adequately limit any resulting shadowing

68 of neighbouring streets, properties and open Street from 4:18 p.m to 6:18 p.m. Similarly, at the spaces, having regard for the varied nature fall equinox, there would incremental shadow of such areas, and to minimize any additional impact on the north and south sides of Maitland shadowing on neighbouring parks as necessary Street Street from 9:18 a.m. to 3:18 p.m., with to preserve their utility, while Policy 4.5(2)(d) some shadowing of the Church Street sidewalks requires buildings to be located and massed to between 1:18 p.m. and 6:18 p.m. adequately limit shadow impacts on adjacent Neighbourhoods, particularly during the spring At the summer solstice, there would be and fall equinoxes. incremental shadow impacts on the south side of Maitland Street between 9:18 a.m. and 1:18 p.m., The sun/shadow study determines that, at with minor impacts at 2:18 p.m., incremental the spring and fall equinoxes, the proposed impacts on the west side of Church Street from development would produce incremental net 2:18 p.m. to 3:18 p.m., and incremental shadow new shadowing on the front yard of the National impacts on the east and west sides of Church Ballet School (99-113 Maitland Street), as well as Street from 4:18 p.m. to 6:18 a.m., with only minor a small portion of the victorian building located impacts on the east side of Church Street at 4:18 at the northwest limit of the property, between p.m. the hours of 5:18 p.m and 6:18 p.m. However, it is our opinion that the incremental shadowing Based on the foregoing, it is our opinion that the produced by the proposed building is acceptable incremental shadow impacts on neighbouring as it is limited to between 5:18 p.m and 6:18 p.m properties, sidewalks and parks are “adequately on March 21st and September 21st, and due to the limited” in accordance with the applicable existing shadowing produced by the surrounding Official Plan and Site and Area Specific policies, built form, including the 12-storey building at 70 having regard for the site’s location within an Alexander Street and the 28-storey building at 50 urban context and the proximity of existing tall Alexander Street, at this time. Furthermore, the buildings. study demonstrates that the resulting shadow impacts of the proposed development would be comparable to the shadow impacts produced by Wind Impacts the proposal if it were to fall entirely within the allowable building envelope of SASP 382. A Pedestrian Level Wind Study was prepared by Theakston Environmental as part of this The shadow policies in Section 6.A of SASP 382 application. The study indicates that with provide additional detail regarding shadowing inclusion of the proposed 506-516 Church Street on city streets and publicly owned or publicly Development, comfort conditions at the site and accessible open space by specifying that the surroundings area will be suitable for the intended objective is to preserve or improve the utility of uses. Probes situated along the adjacent public such spaces in a functional and qualitative sense. streets and neighbouring properties will remain While the policies also address the private realm, comfortable and suitable for walking or better including shared private outdoor amenity spaces year-round. The main residential and commercial serving multi-unit residential development, the entrances to the proposed development are well shadow study does not indicate that there would protected from the majority of the wind climate be any significant impacts on private outdoor and as such will realize comfortable conditions, amenity spaces. appropriate for the intended uses. The rooftop amenity space on the 2nd and 4th levels are In terms of incremental shadow impacts on predicted to be comfortable for sitting year- streets and open spaces, the shadow study round and do not require further mitigation. The demonstrates that, at the spring equinox, there proposed development presents an overall wind- would be incremental shadow impact on the mitigative design that results in conditions tha north and south sides of Maitland Street from are, in many cases, similar to or better than the 9:18 a.m. to 4:18 p.m., with minor shadowing on existing setting. The site is expected to realize the south side of Maitland Street at 5:18 p.m., and conditions suitable to a typical urban context. incremental shadowing on the east side of Church

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 69 • respect and reinforce the retained portion of the 5.5 Urban Design existing heritage building at 508-510 Church From an urban design perspective, the proposed Street, and properties fronting onto the east side redevelopment will result in a good street of Church street, in terms of the streetwall height, articulation, proportion, materiality and alignment; relationship and appropriate built form transition • have a floorplate (south portion of the building) from the low-rise character of Church Street to designed to adequately limit shadow impacts on the taller buildings to the west. For the reasons the public realm and neighbouring properties and set out below, it is our opinion that the proposed maintain adequate sky view from the public realm; building design is appropriate and desirable in • provide built form transition, liveable environment urban design terms, conforms with the relevant in the public realm, while defining and distinguishing policies of the Official Plan, the North Downtown areas of different character, through the location Yonge SASP and the Downtown Secondary Plan, and orientation of the building, the use of setbacks and stepbacks of building mass, and separation and is generally in keeping with the intent of the distances; applicable Urban Design Guidelines, including the • locate and screen service areas, ramps and North Downtown Yonge Urban Design Guidelines, garbage storage by internalizing these functions Avenues and Mid-Rise Buildings Guidelines and within the building; Tall Building Guidelines. • provide indoor and outdoor amenity space for residents; and • enhance the surrounding public realm through providing a widened sidewalk zone of between Urban Design Policies 5.0 and 7.5 metres and retaining the east (front) portion of the existing heritage building at 508-510 The proposed design conforms with the Church Street. development criteria set out in Section 3.1.2 of the Official Plan, the urban design policies in Section 6.4 of the North Downtown Yonge Site and Area Specific Policy, and the built form policies set out Urban Design Guidelines in Section 9 of the Downtown Secondary Plan, The proposed mixed-use building would be and conforms to the urban design intent of SASP a contextually responsive addition to the 155. neighbourhood, consistent with the built form In particular, the proposal will: policies of the Official Plan and in keeping with the intent of the applicable urban design guidelines, • contribute to liveability by limiting uncomfortable as set out below: wind conditions and providing access to sunlight, natural light openness and sky view, expanding • Maximum Allowable Height: The maximum and improving the public realm, and maintaining adequate privacy; allowable height of buildings on the Avenues • relate to the scale and proportion of adjacent will be no taller than the width of the Avenue streets, parks and open spaces, fit compatibly right-of-way. The Church Street right-of- within the existing and planned context of way (not an Avenue) is 20 metres, while neighbouring streetwall heights (predominantly the proposed building will have a height of 3-storeys along the east and west side of Church 46.72 metres (52.72 metres to the top of the Street); Mechanical Penthouse). • animate and promote the use of adjacent streets, parks and open spaces by providing retail and other The subject site is located within the commercial spaces at grade that will enhance the Downtown area and on a block that contains safety, amenity and animation of the street; building heights that exceed the ROW of • locate the main retail entrances on Church Street, so that they are clearly visible and accessible from Church Street. The built form employed on the public sidewalk (the residential entrance is the site is one where there is a lower built accessible via the portal on Church Street, and will form fronting Church Street and then taller also be visible from the sidewalk); building components are generously set back • provide a transition from the base building to relate to the rear of the site abutting the Apartment to adjacent properties to the east with a lower- Neighbourhood designated sites to the west. scale planned context, and will be compatible with adjacent tall buildings to the west;

70 The building will utilize a continuous series of building. Above the ground floor (Levels 2-3), terraces to step down to the street on the north the primary façade is set back less than 1.0 portion of the subject site, while the “tower” metre to provide a continuous façade with the portion to the south provides a consistent existing streetwalls to the north and south. linear element, with a generous (minimum) setback of 15.65 metres above the streetwall. • Rear Transition to Apartment Neighbourhoods: Further, the proposed height is generally The ground floor is built to the rear lot line consistent with the height of the existing abutting Donna Shaw Lane. This is consistent 12-storey building to the south (39.3 metres to with the condition of 70 Alexander Street to the top of the 12th level and 45.3 metres to the the south, which is located at, or very near top of the mechanical penthouse). to, the rear property line. The rear portion of the ground floor will include no windows, • Minimum Ground Floor Height: The floor to and will contain mechanical functions, floor height of the ground floor is 4.96, in loading spaces, storage and garbage rooms, excess of the recommended heights of 4.5 commercial space (rear service access), and (Mid-Rise Buildings Guidelines) and 6.0 metres an underground parking ramp. Above the (Tall Buildings Guidelines), to accommodate a fifth level, the building steps back 2.0 metres, variety of commercial uses. resulting in a 5-metre setback from the centre point of the lane. • Front Façade: Angular Plane: While the upper storeys of the building do penetrate a • Separation Distances: At the fifth level, the 45-degree angular plane cast from 16 metres proposal provides a 20.4-metre separation above the front property line, these projections distance from the east facing façade of the are for a portion of the width of the site and 19-storey apartment building to the west (55 occur in the upper levels significantly setback Maitland Street), and exceeds the 11-metres from the street. Only minor penetration would typically required between residential mid-rise occur within the lower levels on the north buildings and other mid-rise or tall buildings, portion of the site. yet less than the 25-metre separation distance typically required between tower elements • Front Facade: Pedestrian Perception Step- of tall buildings, measured from the exterior Back: “Pedestrian Perception” stepbacks walls, excluding balconies. Light, View and on buildings taller than 23 metres should be Privacy mitigation measures are described required to mitigate the perception of height above in Section 5.4. and create buildings at the street that are of a comfortable scale for pedestrians. Above the • Minimum Sidewalk Zones: The sidewalk zone, streetwall, the south portion of the proposed measured from the curb to the front wall of building will feature generous setbacks from the proposed building at the ground floor, will the Church Street property line: 15.65 metres be between 5 and 7.5 metres along Church at level 4 (above the streetwall), 20.25 metres Street, exceeding both the 4.8-metre standard at level 12 and 24.6 metres at level 14. To the set out in the Mid-Rise Building Guidelines north, the proposed building will feature and the 6.0-metre standard set out in the Tall numerous stepbacks above the streetwall, Buildings Guidelines. specifically at the top of the sixth, seventh, ninth, eleventh and thirteenth floors. • Streetscapes: Avenue streetscapes should provide the highest level of urban design • Front Facade: Alignment: The front street wall treatment to create beautiful, safe and of mid-rise buildings should be built to the accessible pedestrian environments and great front property lines or applicable setback lines. places to shop, work and live. The building The primary façade of the proposed streetwall will include a high quality public realm with will be set back 2.0 metres from the property a widened sidewalk zone, multiple retail line on the ground floor, to give prominance to entrances at-grade and ornamental planters the retained portion of the existing heritage located in front of the main entrance to the residential lobby.

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 71 • Street Animation: Line the base building with along the easterly (front) portion of the active, greade-related uses to promote a safe building, and up to the sixteenth floor along and animated public realm. Commercial uses, the westerly (rear) portion of the building. residential lobby at grade and bicycle parking spaces will contribute to street animation. The • Side Property Line: Limiting Blank Side base building will also consist of entertainment Walls: Blank sidewalls should be designed uses to animate the public realm at night. as an architecturally finished surface and large expanses of blank sidewalls should be • Building Address and Entrances: Organize avoided. The proposal’s north facing façade Tall Buildings to use existing or new public will present some blank walls, interspersed streets for address and building entrances. with residential windows and balconies. While Ensure primary building entrances front onto the entire south facing façade provides a public streets, are well defined, clearly visible blank wall condition, impacts are mitigated and universally accessible from the adjacent by providing a 15.65-metre setback above public sidewalk. Entrances to the commercial the third level, and is designed in such a way space and residential lobby have direct to respect the views and privacy of the north access to the public sidewalk. The entrance facing units to the south (70 Alexander Street). to the commercial space located within the retained portion of the existing building will • Side Property Line: Step-backs at Upper be maintained. Storeys: There should be breaks at upper storeys between new and existing, or multiple • Side Property Line: Continuous Street Walls: new mid-rise buildings, providing sky-views Mid-rise buildings should be built to the side and increased sunlight access to the sidewalk. property lines, to create continuous façades This can be achieved through side step-backs along the Avenues and avoid blank side at the upper storeys. Between the second and walls. On the ground level, the east (front) fourteenth levels, the proposal’s north facing portion of the proposal’s north façade is façade provides a random arrangement of generally built to the north lot line, with a inset and protruding balconies, designed to minor setback of approximately 0.3 metres. break up building mass of the upper levels, Towards the west (rear) portion of the ground and to provide sunlight, skyviews and privacy floor, the commercial space is setback by a to the north facing residential units on the 6.55-metre-wide U/G parking ramp located lower levels. within the northwest limit of the subject site. A side party wall is provided on the east • Side Property Line: Existing Side Windows: (front) portion of the building’s north facing Existing buildings with side wall windows façade, up to the third level. Immediately west should not be negatively impacted by new of the party wall, between the second and developments. The building to the south at 70 fifth level, is a u-shaped inset, comprised of Alexander Street includes north facing primary dwelling units facing towards eachother to windows along the full extent of the 5-storey the northeast and northwest, and provides a base building, and above the third level of the 4-metre setback between the exterior wall of easterly (front) portion of the tower element, the building and the north lot line. While the while the existing 21/2-storey building to the north façade generally maintains a consistent north (518 Church Street) has only minimal setback fron the north lot line up to the 14th (non-residential) windows on the second floor, the proposed building is articulated level on the westerly (rear) portion of the through random arrangements of insets and building, and therefore will not be significantly protruding balconies, designed to break up impacted by the proposed redevelopment. A building mass through a “pixelated” design, blank wall condition is provided along the so as not to present a blank wall and to allow south facing façade of the proposal to respect for residential views to the east and north. the Privacy of the north facing units within The proposal’s south facing façade provides 70 Alexander Street. A separation distance a blank wall condition up to the fourth level, of 8.98 metres is provided as a result of the intervening property at 504 Church Street.

72 • Balconies and Projections: Balconies and The Site is not adjacent to any properties that are other projecting building elements should not listed on the Heritage Register nor designated negatively impact the public realm or prevent under Part IV of the OHA. However, it is adjacent to adherence to other Performance Standards. several properties flagged in the North Downtown The balconies facing Church Street, on Yonge UDG as potential heritage properties. the north portion of the subject site, will be terraced and staggered, gradually step The report identifies that the property at 508-510 back away from the public realm. Above the Church Street meets the criteria for determining streetwall, the south portion of the building cultural heritage value or interest under O. will be set back between 15.65 and 24.6 metres Reg. 906. The property meets the criteria for from the front lot line. design, historical/associative value due to its connection to the Crews & Tangos bar and the • Façade Design and Articulation: Mid-rise LGBTQ+ community. Further understanding of buildings will be designed to support the the property’s historical/associative value may public and commercial function of the Avenue be determined through public engagement. through well-articulated and appropriately The main building at 508-510 Church Street has scaled façades. The Church Street facade will contextual value, due to its contribution to the be visually engaging and include vertical and mid-to-late 19th century residential-built-form horizontal articulation to break up the building commercial mainstreet character of Church mass. Street.

• Parking, Loading and Servicing: Parking, The coach house at the rear of 508-510 Church loading, servicing and other vehicular related Street has design value, however, its removal may functions should not detract from the use or be considered in a conservation strategy for the attractiveness of the pedestrian realm. All Site that prioritizes the property’s contribution to building services, loading and parking will the LGBTQ+ community and the Church Wellesley be located within the building, with access Village’s character. This could be achieved from Donna Shaw Lane. The enclosed loading in various ways, incluing, but not limited to, spaces are located on the west side of the site, retaining the property’s Church Street frontage away from the public realm. The entrance to and maintaining commercial uses assocaited the underground parking garage is located on with the LGBTQ+ community. the north side of the building, accessed from Donna Shaw Lane. As noted above, the proposed development contemplates the removal of the existing commercial building at 506 Church Street and coach hosue at 508-510 Church Street and 5.6 Heritage the construction of a new mixed-use mid-rise A Heritage Impact Assessment was prepared building. The principal (east) elevation and by ERA Architects as part of this application to portions of the return (north and south) elevations assess the impact of the proposed development of the main building at 508-510 Church Street will on and adjacent to the properties at 506-516 be retained and integrated with new construction. Church Street (the “Site”). The proposed development provides a generous setback above the retained elevation. As noted above, the subject site does not contain any properties listed on the City of Toronto The report concludes that the proposed removal Heritage Register or designated under Parts IV of the built form fabric on the Site will have a or V of the Ontario Heritage Act. However, two minimal impact on the Site’s cultural heritage properties on the Site were flagged in the North value. The proposed conservaton strategy for the Downtown Yonge Urban Design Guidelines (UDG) Site appropriately prioritizes the onservation of for potential future inclusion on the Heritage the Site’s contribution to the LGBTQ+ community Register. and the Village’s Character.

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 73 Design considerations with regard to the A total of 184 bicycle parking spaces are character of the Village and relationship to the on- proposed, consistent with the requirements set site heritage resource have been incorporated as out in the Tier 1 Toronto Green Standards. The follows: BA report concludes that the proposed loading • Retaining the existing principal elevation and a spaces (one Type ‘G” and one Type ‘C’) are portion of the return elevatios of the main building appropriate given the existing urban condition. at 508-510 Church Street, in situ; The proposed loading, access, circulation, and • Applying a conservation scope of work to the parking garage arrangements are functional retained portion of the building fabric at 508-510 and will appropriately support the proposed Church Street; development. • Providing a generous stepback, approximately 15 metres, above the the retained principal (south) façade; • Providing new construction that is sympathetic to and distinguishable from the retained building, 5.8 Functional Servicing through its materiality and form; and Stormwater • Meeting the intent of various principal and municipal urban planning and design policies, Management incuding the North Downtown Yonge Urban Design A Functional Servicing and Stormwater Guidelines; Management Report was prepared by • Implementing design considerations with regard Counterpoint Engineering as part of this to the Site’s surrounding urban design context, application. including use, setbacks, stepbacks and materiality to respect and reinforce the Church Street Village With respect to water servicing, sanitary Character Area; servicing and stormwater servicing, the report • Reinstating the 3-storey streetwall on Church draws the following conclusions: Street; • Exploring opportunities to maintain the existing • The proposed development is to be serviced by commercial uses on the Site that support the two connection for the mixed-use building to the LGBTQ+ community; and existing 150mm watermain on Church Street. • As-found documentation of the coach house and • The water demand requirement of the proposed main building at 508-510 Church Street. development for Maximum Day Demand plus Fire Flow is 10,057 L/min. The proposed development results in an increase in Maximum hour and Maximum Day demand. Based on a flow test completed by Lozzi Aqua Flow on a Church Street 5.7 Transportation site nearby, the existing 150mm watermain has The subject site is located within a built-up urban an available fire flow of 14,071 L/min. As such, area and accordingly is well served by existing Counterpoint does not anticipate any pressure and flow issues to support the development. municipal infrastructure, including public transit. • The proposed mixed-use building will be serviced An Urban Transportation Considerations Report by two sanitary connection to the 900mm x 525mm combined sewer on Church Street. The estimated has been prepared by BA Group in support of peak sanitary flow of the existing site is 0.06 L/s. the proposed development (‘the BA report”). In • The peak sanitary design flow of the proposed brief, the BA report concludes that the subject development is 3.75 L/s which is a 3.69 L/s increase site is well located from an urban transportation in flow. The increase in sanitary flows will be offset perspective to allow residents and visitors by eliminating the 3.79 L/s of storm flows that was to take advantage of the non-automobile discharging to the combined sewer in the existing dependent travel alternatives within this area of condition. Downtown Toronto, including the Wellesley and • The maximum short-term discharge rate is estimated to be 361.4 m3/day (4.18 L/s). This College subway stations. The proposed vehicular rate includes a 25 mm rainfall event. The report parking supply of 40 spaces is considered to be concludes that the groundwater will be trucked appropriate given the surrounding transportation offsite during construction and thus will not context. Site traffic impacts are anticipated require short-term groundwater discharge. to be small and new residential-related traffic activity can be acceptably and appropriately accommodated on the area’s street network. 74 • The long-term foundation drainage discharge rate • Noise warning clauses should be included in the is estimated to be 48.32 m3/day (0.56 L/s). The property and tenancy agreements and offers of groundwater will be treated via a treatment system purchase and sale for the residential suites to inform prior to discharge into the Donna Shaw Lane storm future residents of potential noise intrusions from sewer. the roads, adjacent equipment at neighbouring • The proposed development will be serviced by properties, and retail/commercial activities. a new storm connection to the existing 300mm Recommended wording for these clauses is storm sewer on Donna Shaw Lane. The City of provided in Section 8 of the accompanying report. Toronto’s Wet Weather Flow Management Policy Such clauses are often included by reference to identifies performance objectives for runoff from the Development Agreements in which they are new development sites including water quantity, contained. quality and water balance. • Demising assemblies must be selected to meet • Quantity - Quantity control will be provided on-site the minimum requirements of the Ontario Building by approximately 54.2 m3 of underground storage Code (OBC). Where B19R certification is needed, tank in combination with an inlet control to ensure an acoustical consultant is required to review that the 100-year post development peak flows are details of demising construction and mechanical/ attenuated to the 2-year predevelopment allowable electrical equipment, when available, to help release rates to Donna Shaw Lane. ensure that the noise impact of the development on itself are maintained within acceptable levels. • Water Balance – A water balance volume of 5.2 m3 Outdoor sound emissions should also be checked is required and 5.2 m3 will be retained through the to ensure that any potential impacts on adjacent re-use of stormwater internally within the building. properties are suitably minimized. Further details of internal reuse to be provided by the mechanical consultant during Site Plan Approval stage. • Quality – Roof coverage is approximately 95% of the total site area. Runoff from rooftop surfaces 5.10 Complete Community and terraces is considered clean discharge and Assessment quality flow is not required for this drainage. A Complete Community Assessment was prepared by Bousfields Inc. as a part of this application, which has been appended to this 5.9 Noise And Vibration report as Appendix A. Feasibility Study The Complete Community Assessment concludes A Noise and Vibration Feasibility Study was that the proposed development will contribute prepared by HGC Engineering as part of this to the achievement of complete communities application. The result of this study indicate that within the existing and planned context of the the proposed development is feasible on this site area. The proposed development represents from a noise and vibration impact perspective, incremental growth on an infill site within an with the inlusion of standard acoustical features. established but growing Study Area, within a Preliminary design recommendations are neighbourhood that has a range of jobs, stores, provided within the accompanying report, and housing types, transportation options and public summarized as follows: service facilities. The proposed range of uses – • Standard glazing constructions will be sufficient residential, retail and other commercial uses – to ensure adequate indoor sound levels from will contribute to the existing mix of uses along traffic noise, as outlined in Section 4.3.1 of the the Church Street Mixed Use corridor, providing accompanying report. an appropriate transition between the Apartment • The provision for future installation of a heating Neighbourhoods to the west and the low-rise and cooling system that wil allow windows to Neighbourhoods east of the properties fronting remain closed is required, as outlined in Section 4.3.2 of the accompanying report. Such a system onto the east side of Church Street. is expected to be provided in any event.

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 75 [6.0] CONCLUSION

76 Redevelopment of the subject site with mixed- From an urban design perspective, the proposed use, mid-rise intensification is consistent with height and massing would fit harmoniously numerous policy directions articulated in the within its existing and planned context. In our Provincial Policy Statement, the Growth Plan opinion, the design conforms to the built form and the City of Toronto Official Plan, all of which policies of the Official Plan and meets the intent support intensification on underutilized sites of the emerging policy direction contained in Site that are well served by municipal infrastructure and Area Specific Policy 382. The proposal is in and community service facilities. The keeping with the North Downtown Yonge Urban redevelopment of an underutilized site with a Design Guidelines, and although it does not meet high quality residential mixed-use development, all of the numerical standards suggested by the located within walking distance of various transit guidelines, it meets the intent of the Church routes, including higher order transit, represents Street Village Character Area. Furthermore, an appropriate and desirable form of transit- despite not being located along an Avenue, supportive intensification. the proposal is in keeping with the intents of most of the Avenues and Mid-Rise Buildings From a land use perspective, the introduction of Study guidelines, which is generally used as the mid-rise built form containing commercial and benchmark when evaluating mid-rise proposals residential uses along this segment of Church in the City of Toronto. In particular, the proposal Street implements the planning objectives of the will result in an appropriately scaled building that Mixed Use Areas land use designation. It would frames Church Street with good proportion and result in a desirable mixed-use intensification will provide for an appropriate transition from project having convenient access to the the low- to mid-rise nature of Church Street Wellesley subway station, restaurants, services to the higher-rise Apartment Neighbourhoods and amenities in the area. Furthermore, the immediately to the west. proposal would implement the City’s emerging policy objectives outlined in Site and Area Accordingly, this Planning and Urban Design Specific Policy 382 by achieving a low to mid-rise Rationale concludes that the proposed pedestrian oriented atmosphere along Church development is appropriate and desirable, and Street, with street retail uses and narrow retail the requested Zoning By-law and Official Plan bays, while gradually stepping up towards the Amendments should be approved. Apartment Neighbourhoods to the west.

PLANNING & URBAN DESIGN RATIONALE 506-516 Church Street 77

Appendix COMPLETE COMMUNITY A ASSESSMENT CITY OF TORONTO TABLE OF CONTENTS 1.0 INTRODUCTION 1 1.1 Overview 1 1.2 Proposed Development 2 1.3 Study Area 3 1.4 Methodology 3 2.0 STUDY AREA PROFILE 6 2.1 Existing Building Stock 6 3.0 DEVELOPMENT ACTIVITY 8 3.1 Study Area Development Activity 8 3.2 Proposed Population and Employment Projections 8

4.0 RESPONSE TO INFRASTRUCTURE STRATEGIES 10 4.1 Downtown Parks and Public Realm Plan 10 4.2 Downtown Community Services and Facilities Strategy 11 4.3 Downtown Mobility Strategy 12 4.4 Downtown Energy Strategy 14 4.5 Downtown Water Strategy 14 5.0 CONCLUSION 16 ATTACHMENT 1 17 1.0 INTRODUCTION

transportation options and public service 1.1 Overview facilities. Complete communities are age- This Complete Community Assessment Report friendly and may take different shapes and (CCA) has been prepared by Bousfields Inc. in forms appropriate to their contexts.” accordance with the glossary of terms provided Policy 15.2 of the Downtown Plan expands on by the City of Toronto and as requested by City of the Growth Plan’s definition, specifying that Toronto Planning Staff. “complete communities” feature a diverse The requirement for the CCA was introduced as mix of land uses, including residential and part of the Secondary Plan for the Downtown employment uses and convenient access to (the “Downtown Plan”), which was adopted by local retail and services, while providing a range City Council as Official Plan Amendment 406 of housing options, provide convenient access (“OPA 406”) under Section 26(1) of the Planning to transportation and community services and Act. OPA 406 was forwarded to the Ministry of facilities, ensure a built form that enhances Municipal Affairs and Housing and was approved, livability, is contextually appropriate and as amended, on June 5, 2019. The Ministry’s provides an attractive and vibrant public realm, approval is final and not subject to appeal. mitigate climate change, and integrate green infrastructure. The purpose of a CCA is to provide an understanding of the subject site, while evaluating Policy 5.3 of the Downtown Plan provides that, how incremental development and existing to support the City, other levels of government and planned development and infrastructure and other public agencies in the delivery of will occur in the surrounding area. The CCA is community service facilities, parkland, green to be used in order to better assess the future infrastructure and physical infrastructure in infrastructure needs to support the achievement providing for complete communities, a Complete of “complete communities” within the existing Community Assessment will be required as and planned context of the area. part of significant and large scale development applications within, among other designations, In this respect, A Place to Grow (2019) defines the Mixed Use Areas 3 designation that applies to “complete communities” as follows: the subject site.

“Places such as mixed-use neighbourhoods This CCA was prepared by Bousfields Inc. to or other areas within cities, towns, and review the existing and planned development and settlement areas that offer and support infrastructure in the vicinity of the subject site in opportunities for people of all ages and abilities to conveniently access most of relation to the five Downtown Plan Infrastructure the necessities for daily living, including Strategies, and to analyze the proposal through an appropriate mix of jobs, local stores, the lens of its contribution to a complete and services, a full range of housing, community.

COMPLETE COMMUNITY ASSESSMENT ADDRESS A1 More specifically, this report provides a profile of 21/2-storey row houses containing commercial the study area, including the existing number of uses, with a 2-storey garage (Crews & Tangos, residential units and amount of non-residential 508 & 510 Church Street), and a surface parking GFA, approximate jobs in the area, recent lot with up to 31 parking spaces (512-516 Church development activity within the study area, and Street). a summary of how the proposal responds to the five infrastructure strategies - Downtown Parks The development proposal consists of one mixed- and Public Realm Plan, Downtown Community use building, 15 storeys and 46.72 metres (52.72 Services and Facilities Strategy, Downtown metres to the top of the mechanical penthouse) Mobility Strategy, Downtown Energy Strategy and in height, including a mix of commercial and Downtown Water Strategy. residential uses within the 3-storey podium. The new building will have a total gross floor area (GFA) of 13,780 square metres, including 1.2 Proposed Development a commercial gross floor area of 1,072 square metres, with an overall density of 8.08 times The proposal would result in the redevelopment the area of the lot. A total of 173 dwelling units of an underutilized site in the Downtown Toronto are proposed, of which 50 percent are 2- or “urban growth centre” that is currently occupied 3-bedroom units. The building will have a total of by a 2-storey house-form building containing 668 square metres of amenity space (3.8 square 1/2 commercial uses, with a 1 -storey addition to metres per unit). the rear (Boutique Bar, 506 Church Street), two Table A1 - Key Statistics Site Area 1,706.3 m2 Total Gross Floor Area 13,780 m2

Residential 12,708 m2 Retail 1,072 m2 Floor Space Index (F.S.I.) 8.08 FSI Unit Count 173 Units (100%)

15 studio (9%) 72 one-bedroom (42%) 65 two-bedroom (38%) 21 three-bedroom (12%) Amenity Space 668 m2 (m2/unit)

Indoor 423 m2 (m2/unit) Outdoor 245 m2 (m2/unit) Car Parking Spaces 40 spaces

Resident 30 spaces Visitor 10 spaces Bicycle Parking Spaces 184 spaces

Residential Long-Term 156 spaces Residential Short-Term 18 spaces Retail Long-Term 3 spaces Retail Short -Term 7 spaces Loading Spaces 1 Type ‘C’ 1 Type ‘G’

A2 1.3 Study Area 1.4 Methodology Policy 5.5 of the Downtown Plan provides that the This report reviews the development proposal CCA study area may include the site and block in in relation to the needs and priorities identified which the development is located, as well as all in the Downtown Plan Infrastructure Strategies. of the surrounding blocks. In consultation with This includes a summary of the existing building Community Planning and Strategic Initiatives, supply and an estimate of the projected Policy and Analysis (“SIPA”) Staff, the Study Area population, based on a review of the demographic has been expanded and is generally defined as profiles contained in the Downtown Community follows: Services and Facilities Strategy documents as well as development approvals in the Study Area. Wellesley Street to the north between Bay Street and Jarvis Street; Due to the lack of publicly available jobs data for the Study Area, this CCA will not include Bay Street to the west; job and employment data for the broader area. Grenville Street and Wood Street to the south Rather, this CCA will include a projection of the west of Mutual Street, and Maitland Street to the anticipated population and jobs resulting from south east of Mutual Street; and the proposed development.

Mutual Street to the east south of Maitland Street, A summary of the active and recently approved and Jarvis Street to the east north of Maitland development applications within the Study Area Street (together, the “Study Area”), as illustrated was completed using the City’s Application in Figure A1. Information Centre website. The corresponding estimate of projected population growth for the Study Area was calculated using the same person per unit (PPU) rates utilized in the Downtown Community Services and Facilities Strategy. The same PPU was also applied to the proposed development.

Facility priorities and/or opportunities (by sector) as identified by the Downtown Plan Infrastructure Strategy documents were analyzed against the reports completed in support of the rezoning application to evaluate the incremental impact of the proposed development on Downtown infrastructure.

COMPLETE COMMUNITY ASSESSMENT ADDRESS A3

SUBJECT A SITE

A AAA

Figure A1 - Study Area

COMPLETE COMMUNITY ASSESSMENT ADDRESS A5 2.0 STUDY AREA PROFILE

2.1 Existing Building Stock The Toronto Development Guide indicates that Within the Study Area, and based on Attachement the profile of the Study Area set out in a CCA is 1, there are a total of 119 buildings, including to include a summary of the existing number the existing buildings on the subject site. The and types of buildings, along with the number composition of the buildings is as follows: of dwelling units and the estimated number of 40 mixed-use residential, 30 commercial, residents and jobs (though as noted in Section 29 residential, 17 mixed-use commercial, 2 1.4, we have not included the estimated number institutional, and 1 recreation. Based on the of jobs since that data is not publicly available). Toronto Lot Data Survey, there are approximately 5,186 residential units which equates to an In order to generate an estimate of the potential estimated population of 8,297 to 9,179 persons residential population resulting from each currently residing in the Study Area. It should be of the buildings listed in Attachment 1, a noted that while the lot data survey identified comprehensive table was assembled. Please see certain addresses as supporting residential Attachment 1 for the complete table. In terms of uses, unit counts were not able to be determined. calculating the population estimates, these were Therefore, the project population should be determined using a Persons Per Unit (PPU) rate of considered with a degree of variance. 1.6 PPU for the Lower Range Population Estimate and 1.77 PPU for the Higher Range Population Statistics were collected from a variety of Estimate. sources, with a preference for City zoning and site plan data for more recent development, where An illustrative summary of the Study Area, available. Additionally, for older commercial including the heights and uses of existing and residential properties (gross floor area buildings, existing parks and open spaces, and residential units), lot information/data was existing and proposed mid-block connections, obtained by the City of Toronto, City Planning, and existing and proposed community facilities, Research and Information Department. is provided in Figure A2.

SUBJECT A SITE

A 3 10 5 4

32 9 3 LEGEND 60 8 15

Residential 2

3 4

Mixed-Use 2

(Residential/ 27 4 3 3 5

3 3 3

Commercial) 18 3

A AAA

Commercial AA

4 3 3 Parks and Open 25 2

Space 17 3 2 19 2

Institutional 3 2 3 52 Ofﬁce 2 2 19 28 12 10

5 3 3

Recreation AA 37 20 38 Parking Area 9 A

# Building Height

(Stories) 14 14 14 43 11 2 15 16 Approved # Building Height 3 A

Figure A2 - CCA Existing Context

COMPLETE COMMUNITY ASSESSMENT ADDRESS A7 3.0 DEVELOPMENT ACTIVITY

3.1 Study Area Development 3.2 Proposed Population and Activity Employment Projections To further understand the Study Area context, When the multipliers of 1.6 and 1.77 PPU this Complete Community Assessment includes (used above) are applied to the proposed a review of active and recently approved development at 506-516 Church Street (173 development applications located within the units), the estimated population attributable Study Area. As of June 2020, there were 7 recent to the development proposal ranges from 277 applications and approvals in the area. and 307 persons. When including the estimated population within existing buildings, along with Table A2 below outlines key aspects of these buildings that have been recently built, are under developments, including population projections construction or have been approved, the future that utilize the same methodology as Section 1.4 population of the Study Area would range from of this report. approximately 13,737 to 15,197 persons. Were As detailed in Table A2, of the seven active or the applications currently under review or under recently approved development applications in appeal all approved in their current form, the the Study Area, five are either approved or under future population of the Study Area could range construction, while two are still under review. from approximately 15,930 to 17,624 persons. See Table A3 below. As the timeline between submitting an application and occupancy is typically around 5 years, it can SIPA staff have also requested the report include be assumed that the projected population and an estimate of the number of employees that may job increase will occur incrementally over the be generated from the proposed development. next several years. Table A4 below provides a breakdown of the estimated number of employees.

The job estimates are based on the 2018 Toronto Development Charges Background Study which estimates 1 job per 20 square metre of office space, 1 job for 40 square metre of commercial space, and between 25-35 for mixed use buildings. A rule-of-thumb estimate of 0.08 jobs per residential unit (home occupations, building services etc.) has also been included.

A8 Table A2 - Recent Development Applications within the Study Area

Non- Est. Est. Height Res. GFA Res. Pop. Pop. Address Status By-law Units (ST) (m2) GFA Low High (m2) (1.6) (1.77) Under 398-2019 81 Wellesley Street East 28 14,821 87 179 286 317 Construction (OMB) 1472- 475 Yonge Street Approved 2017 48, 58 84,155 5,238 1,274 2,039 2,255

Under 20 Maitland Street - 45 35,735 275 527 843 933 Review Under 1063- 11 Wellesley Street West 60 46,200 5,650 740 1,184 1,310 Construction 2014 27 Grosvenor Street and Under - 35, 50 61,483 1,091 844 1,350 1,494 26 Grenville Street Review Under 1263- 480 Yonge Street 38 30,644 2,198 425 680 752 Construction 2017 Under 501 Yonge Street 139-2014 52, 25 51,920 1,270 608 973 1,076 Construction TOTAL (Approved/Under Construction) - - - 227,740 14,443 3,226 5,162 5,710

TOTAL (Proposed/Under - - - 97,218 1,366 1,371 2,193 2,427 Appeal) TOTAL - - - 324,958 15,809 4,597 7,355 8,137

Table A3 - Estimated future population in Study Area

Non- Res. Est. Pop. Est. Pop. High Proposed Use Res Units GFA Low (1.6) (1.77) GFA Existing 357,052 125,300 5,186 8,298 9,180 Approved/ 227,740 14,443 3,226 5,162 5,710 under construction Subject Proposal 12,667 1,038 173 277 307 Subtotal 597,459 140,781 8,585 13,737 15,197 Proposed/ 97,218 670 1,114 2,193 2,427 Under Appeal Total 694,677 141,451 9,699 15,930 17,624

Table A4 - Estimated number of employees generated from the proposed development

Gross Floor Area Proposed Use Number of Jobs Assumptions (square metres) Retail 1,072 27 1 job per 40 sq. m Residential Units (173) - 14 0.08 per unit Total - 41 -

COMPLETE COMMUNITY ASSESSMENT ADDRESS A9 4.0 RESPONSE TO INFRASTRUCTURE STRATEGIES

B elow is a summar y of how the prop o s al addre s s e s per Map 41-13. The first being Breadalbane Park the needs and priority actions identified in the which is located on the north side of Breadalbane five Downtown Plan Infrastructure Strategies. Street, west of Yonge Street, and approximately 380 metres west of the subject site. Breadalbane Park and the existing dog run will also support a future park extension; Dr. Lillian McGregor 4.1 Downtown Parks and Park, which will accommodate new flexible open Public Realm Plan space, children’s playgrounds and public art. The second sun protected area is Barbara Hall Park, The Parks and Public Realm Plan identifies five located approximately 190 metres northeast of transformative ideas, as follows: the subject site on the east side of Church Street, • “The Core Circle: Re-imagine the valleys, bluffs north of Wellesley Street and islands encircling the Downtown as a fully interconnected landscape system and immersive The proposed development will not have any experience.” shadow impacts on the Sun Protected Areas as • “Great Streets: Enhance the unique characteristics described in Section 5 of the Planning & Urban of Downtown’s most emblematic streets and make them outstanding civic places and connectors.” Design Rationale report. • “Shoreline Stitch: Re-connect the Downtown With respect to the Bay Cloverhill Loop, the to the waterfront and link the east and west Core Circle landscapes.” Strategy proposes to connect the “existing • “Park Districts: Re-imagine Downtown’s distinct system of parks, streetscapes and open spaces districts with parks at their hearts by expanding, in the area, to form a complete pedestrian improving and connecting neighbourhood parks realm”, with improvements to “reflect the unique and public spaces to create a focus for everyday character of the district”. The goals of the Bay community life.” Cloverhill Park District Loop are to: • “Local Places: Re-imagine local public spaces to • Complete the Bay Cloverhill Loop as a coherent better support public life and expand the utility of network of parks and open spaces providing a our parks and public realm system.” range of programs and experiences responding to The subject site is not identified as being within local need and local character; the Core Circle, Great Streets or Shoreline Stitch • Expand the parks and open space sequence with investment in strategic new open spaces to provide as identified on Map 41-6, 41-7 and 41-10 of the a legible, cohesive and connected public realm; Downtown Plan. Based on Park Districts Map 41-8, • Improve the park edge conditions on adjacent the subject site is identified as being adjacent to streets; and the Bay Cloverhill Loop Park District. In addition, • Improve park access points to create strong we note that the subject site is located in close identity and social places. proximity to two sun protected park areas as

A10 In our opinion, the proposed development will A CS&F study was not required since City staff further the Downtown Secondary Plan’s and the indicated they had sufficient information to Parks and Public Realm Strategy’s objectives understand the community service needs in the of re-imagining local spaces, creating strong area. However, this CCA provides a brief snapshot identity and connecting the proposal to the of the community services and facilities available broader community. The proposal will animate the to residents and staff, as identified in the Church Street frontage by creating an animated Downtown Community Services and Facilities public realm where previously a parking lot would Strategy. be situated. The subject site falls within the Church – The principal (east) elevation and portions of Yonge Neighborhood of the CS&F Strategy. the return (north and south) elevations of the This neighbourhood in particular has seen a main building at 508-510 Church Street will 28% population change from 2006 to 2016 and also be retained and integrated with the new anticipates high-population growth in the range construction. The property holds historical and of 101% to 150%. Based on the existing and associative value with the LGBTQ+ community. planned infrastructure summarized in the CS&F In addition, 508-510 Church Street holds Study, it is identified that some service sectors contextual value, due to its contribution to the have sufficient existing capacity to accommodate mid-to-late 19th century residential-built-form the estimated population increase resulting from commercial character of Church Street. Through the proposed development, however, certain the preservation of this building, the proposal community services may have capacity issues will continue to maintain a unique identity that resulting from increased population growth has steadily evolved in the area over multiple within the Downtown. decades. Further detail can be found in the accompanying Heritage Impact Assessment Specifically, there are two childcare facilities (HIA) prepared by ERA. within the Church-Yonge Neighbourhood and four schools. The two childcare facilities; Church Street School Day Care Service Inc. (83 Alexander Street) and Ryerson Early Learning Centre 4.2 Downtown Community (350 Victoria Street), each have varying levels of capacity. Church Street Daycare indicates Services and Facilities capacity in the Toddler, Kindergarten and School Strategy Age categories as of June 2020, while the Ryerson The Downtown Community Services and Facilities Early Learning Centre indicates capacity in the (CS&F) Strategy identifies the following six key Toddler category as of June 2020 as well. strategic directions: Of the four schools within the Church – Yonge • “Reinvesting in and maximizing use of public assets neighbourhood, two schools are operated by the through retrofits, expansions and improvements; TCDSB; St Michaels Choir School Elementary (67 • Developing partnership/co-location opportunities Bond Street), St Michaels Secondary School (69 with City Divisions, agencies and boards and community-based organizations; Bond Street), one by the TDSB; Church Street Junior Public School (83 Alexander Street), and • Identifying innovative and integrated service delivery models to address CS&F needs; one by the Conseil Scolair Viamonde; Le College • Ensuring that new space/facilities keep pace with Francaise – Carlton Campus (100 Carlton Street). growth over a 25-year time horizon; Based on increases in population, the study • Prioritizing space/facility opportunities through collaboration with sector partners; and area’s childcare facilities and public schools, both of which are currently facing accommodation • Setting the foundation of future partnerships through the establishment of new partnership pressures, may face increasing pressure from tables to share information and to explore space/ the population resulting from the proposed facility opportunities.” development.

COMPLETE COMMUNITY ASSESSMENT ADDRESS A11 As outlined in the City’s CS&F Study, there are specific and measurable steps that may be taken 4.3 Downtown Mobility to address school capacity issues, including Strategy opening previously-closed schools, building new The Downtown Mobility Strategy seeks to ensure schools, adding additions on existing schools, movement that is safe, efficient, sustainable and adding portables on school sites, changing transit supportive. The Mobility Strategy details boundaries to shift students to underutilized the priority actions around the following themes schools, and the use of satellite space in private and objectives: developments. However, based on the strategy, • Complete Streets: there are not any immediately identified ○ Undertake a Street Typology Study for key improvements located within the Church-Yonge Downtown streets to identify street typologies Neighbourhood. and modal priorities. Initiate a Shared Streets Program to identify With respect to childcare, steps are being taken ○ potential streets as candidates for a ‘shared to address childcare accommodation pressures, street’ re-design. including, in particular, the proposal for • Walking: childcare spaces in the City’s Waterfront West, ○ Undertake Downtown-focused pedestrian Waterfront Central and St. Lawrence-Distillery safety improvements as part of the Vision neighbourhoods. Childcare improvements have Zero Road Safety Plan, including physical and not been explicitly identified within the Church- operational safety improvements at busy Yonge Neighbourhood. intersections, improving pedestrian space on corners, addressing lack of pedestrian There are no public library branches in the vicinity crossings and routes, etc. of the subject site. However, there are two public ○ Undertake a Pedestrian Priority Corridor Study libraries to the northwest on the outskirts of to develop a new vision for a network of streets that re-allocates more space in the right-of- the Church-Yonge neighbourhood including The way for pedestrians. Toronto Reference Library (789 Yonge Street) and ○ “Undertake a Pedestrian Priority Area Study to the Yorkville Public Library branch (22 Yorkville develop a new vision that prioritizes pedestrians Avenue). Notably, the Toronto Reference Library in areas of intensive pedestrian use. underwent a revitalization project in 2014 ○ Develop a Pedestrian Special Events Strategy featuring a ‘Digital Innovation Hub’. to accommodate events that generate high- surge volumes of pedestrians. In terms of recreation centres, there are no ○ Build new PATH extensions and improve publicly funded centres, operated by the City of connections to off-street trail system. Toronto, located near the subject site. However, ○ Continue implementing the Toronto 360 the closest recreation centre is the Wellesley Wayfinding Strategy. Community Centre (495 Sherbourne Street), • Cycling: located east of Sherbourne Street and north ○ Continue implementing initiatives already of Wellesley Street East (approx. 750 metres planned as part of the 10-Year Cycling Network from the subject site). The Wellesley facility has Plan. received full funding for an expansion that would ○ Advance additional initiatives from the Long- include a new pool. In addition, a new Downtown Term Cycling Network Plan. North Community Recreation Centre has been ○ Undertake bicycle safety initiatives at key proposed in the vicinity of Avenue Road and locations in the Downtown as part of the Vision Zero Road Safety Plan. Bloor Street to the northeast of the subject site, ○ Complete and implement the Bicycle Parking however, the project has not yet received full Strategy. funding. ○ Implement mechanisms for securing and funding additional Bike Share infrastructure Further consultation with staff is recommended (with TPA). to determine appropriate actions, if any, to • Public Transit: address potential gaps in the existing community ○ Review lessons-learned from King Street services and facilities in the surrounding area, Transit Pilot. through the application process. ○ Undertake a Downtown Transit Area Study to

A12 develop a long-term vision and plan for surface the intersection of Church and Wellesley (approx. transit improvements needed to accommodate 1 minute walking) and the 97 Yonge Bus Stop growth within and near the Downtown to located 360 metres west at the intersection of improve transit reliability, reduce transit travel times, and increase transit ridership. Alexander Street and Yonge Street. ○ Undertake ongoing targeted physical and Given the immediate proximity to transit, the operational improvements along busy surface transit routes to address service bottlenecks proposal limits its future residents’ and workers’ (e.g. Bathurst–Fleet–Lakeshore). need for reliance on the private automobile. The ○ Implement strategies identified in the TTC’s proposal is supportive of active transportation Ridership Growth Strategy. and public transit objectives outlined in the • Motor Vehicles: Mobility Strategy, which encourages reducing the ○ Implement the Curbside Management Strategy. overall dependency on private vehicles for future ○ Promote off-peak delivery using alternative residents and users of the site. The development delivery methods such as bicycles and smaller includes a reduced number of parking spaces delivery vehicles within the Downtown. (40 spaces) that is sufficient to accommodate ○ Implement a pilot project to encourage and future needs while helping reduce automobile facilitate innovative freight delivery methods dependency, while providing a significant amount (off-hours deliveries, remote consolidation of bicycle parking spaces (184 spaces). centres, etc.). ○ Investigate changing parking by-law to An Urban Transportation Considerations report require parking spaces that satisfy TPA’s size was prepared by BA Group in support of this requirements. application, which concluded the following: ○ Include multi-modal facilities in TPA parking • The proposed parking supply is at a rate of 0.17 facilities. spaces per residential unit for occupants and 0.06 ○ Incorporate new features into street designs spaces per residential unit for visitors, which will to support other road users (e.g. conduits for satisfy parking needs for this transit-supportive wiring within the Downtown Film Precinct to area. There are also approximately 40 car-share support film industry; plug-in locations for tour vehicles within 500 metres (approximately buses). 8-minute walk) of the Site which will serve the carshare needs of the site and the local area. We note that the foregoing priority actions are almost exclusively within the purview of the City • The proposed development provides additional cycling infrastructure, including 184 bicycle to implement, and that individual development parking spaces on site, which will accommodate applications will incrementally help to address the bicycle parking demand generated by the the priority actions. proposed development. • The proposed loading supply and distribution are In this regard, the proposed development is appropriate and will accommodate the loading aligned to support the priority actions outlined demands generated by the proposed building and above, which promote the use of walking, cycling the maneuvering needs of the proposed residential and transit over private automobiles. As set and non-residential uses. The proposed loading facilities preserve the existing nature of Donna out in our Planning and Urban Design Rationale Shaw Lane, given that it primarily currently serves report, the subject site has excellent access to a servicing function, and it allows the proposed public transit services. The subject site is located development site to better integrate with the approximately 400 metres from Wellesley subway surrounding area at the ground level. station (5-minute walk) and approximately 550 • New trips generated by the proposed development metres from College subway station (7-minute can be accommodated by the existing walk), on the Yonge-University subway line (Line transportation network without the need for improvements. 1). • The proposed development as planned is, based In addition to Line 1, the subject site is well- on the above, appropriate from a transportation perspective. served by surface transit including; the 506 Carlton (streetcar) located approximately 250 metres south (2-3 minutes walking), the 94 Wellesley Bus Stop located 130 metres north at

COMPLETE COMMUNITY ASSESSMENT ADDRESS A13 The report outlines different design options for 4.4 Downtown Energy Baseline (TGS Tier 1), Enhanced Performance (TGS Strategy Tier 2) and Towards Near Zero Emissions (TGS The Downtown Energy Strategy is intended to Tier 4) performance levels. The report identifies ensure that development supports investment a number of potential energy conservation in necessary energy infrastructure. The measures and notes that these solutions/design strategy seeks to address rising greenhouse gas options can become part of a costing exercise to emissions, growing electricity demand, and more ensure a cost-effective solution is chosen for the frequent extreme weather events. The Downtown design of the building. Energy Strategy outlines the following priority Design alternatives and the feasibility of higher actions: tiers of energy and carbon performance, as well • Work with thermal energy network owners and as Towards Net Zero building design strategies operators to reduce greenhouse gas (GHG) will be explored and evaluated through the Site emissions from existing thermal energy networks. Plan Approval process. In addition, the report • Work with energy developers in development of new low-carbon thermal energy networks. identifies strategies to increase resiliency through district energy system connections and • Work with energy developers to identify and develop local renewable energy solutions. solar PV, that could be explored as the design • Promote residential building retrofits, focusing progresses. conservation and efficiency initiatives on existing multi-unit residential buildings Downtown. • Encourage development applicants to achieve near-zero emissions buildings by pursuing the 4.5 Downtown Water highest tier of the Toronto Green Standard through the Energy Strategy Report. Strategy • Prepare design guidelines for low-carbon thermal The Downtown Water Strategy seeks to address energy-ready buildings and make the guidelines challenges associated with infrastructure available to development applicants in the Energy capacity and constrains imposed by groundwater Strategy Report Terms of Reference. infiltration and wet weather flows. The Water • Encourage multi-unit residential development Strategy outlines the following priority actions: applicants to follow the ‘Minimum Backup Power Guidelines’ for multi-unit high-rise residential • Water Supply Infrastructure: buildings through the Energy Strategy Report. ○ Complete the Toronto Optimization Study to • Encourage development applicants to salvage and assess water supply system performance, as reuse materials, by updating the Energy Strategy this relates to major components of the system, Report Terms of Reference to require accounting and identify any deficiencies to be resolved. of embodied energy and identifying opportunities ○ Complete a plan to upgrade watermains with to limit its loss. the potential to increase fire suppression capability to support future growth and As with the Mobility Strategy, a number of the implement the plan accordingly. These projects priority actions are within the purview of the will be considered under Development Charges. City and energy providers, although certain • Wastewater Infrastructure: priority actions are directed specifically toward ○ Implement recommendations of the Waterfront development applications. Sanitary Servicing Master Plan Environmental Assessment Update to resolve capacity In this respect, an Energy Strategy Report constraints related to the Scott Street Sewage was prepared by EQ Building Performance Inc. Pumping Station service area within the Downtown. dated June 19, 2020. The report states that the proposed development is subject to the energy ○ Extend programs to find and fix deficiencies in the existing sewer system to reduce the requirements of Toronto Green Standard version impacts of wet weather flow and to optimize 3 (TGS v3), which was implemented in May 2018. existing sewer capacity. ○ Continue to improve hydraulic models to increase their accuracy as opportunities arise.

A14 • Stormwater Infrastructure: • The peak sanitary design flow of the proposed development is 3.75 L/s which is a 3.69 L/s increase ○ Complete the Basement Flooding Protection Program studies and, based on the results, in flow. The increase in sanitary flows will be offset schedule specific infrastructure improvements by eliminating the 3.79 L/s of storm flows that was through the Toronto Water Capital Works discharging to the combined sewer in the existing Program. condition. • The maximum short-term discharge rate is ○ Review the integration of projects identified by the Basement Flooding Protection Program and estimated to be 361.4 m3/day (4.18 L/s). This growth-related projects through the capital rate includes a 25 mm rainfall event. The report works program. concludes that the groundwater will be trucked offsite during construction and thus will not ○ Assess the feasibility of proposed Ministry of the require short-term groundwater discharge. Environment and Climate Change stormwater controls in high-density development areas, • The long-term foundation drainage discharge rate such as Downtown. is estimated to be 48.32 m3/day (0.56 L/s). The groundwater will be treated via a treatment system ○ Update the City’s Wet Weather Flow prior to discharge into the Donna Shaw Lane storm Management Guidelines. sewer. ○ Complete an implementation strategy for the • The proposed development will be serviced by Green Streets Technical Guidelines. a new storm connection to the existing 300mm • Water Strategy implementation: storm sewer on Donna Shaw Lane. The City of ○ Complete infrastructure assessments to Toronto’s Wet Weather Flow Management Policy identify capacity constraints based on future identifies performance objectives for runoff from growth and implement projects to resolve the new development sites including water quantity, capacity constraints through the Capital Works quality and water balance. Program. • Quantity - Quantity control will be provided on-site by approximately 54.2 m3 of underground storage As with the Mobility Strategy and Energy Strategy, tank in combination with an inlet control to ensure the priority actions are almost exclusively within that the 100-year post development peak flows are the purview of the City; as a result, individual attenuated to the 2-year predevelopment allowable development applications will not be able to release rates to Donna Shaw Lane. directly address the priority actions. • Water Balance – A water balance volume of 5.2 m3 is required and 5.2 m3 will be retained through the Within this context, Counterpoint Engineering re-use of stormwater internally within the building. Further details of internal reuse to be provided prepared a Functional Servicing and Stormwater by the mechanical consultant during Site Plan Management Report as part of this application. Approval stage. With respect to water servicing, sanitary • Quality – Roof coverage is approximately 95% of servicing and stormwater servicing, the report the total site area. Runoff from rooftop surfaces draws the following conclusions: and terraces is considered clean discharge and • The proposed development is to be serviced by quality flow is not required for this drainage. two connection for the mixed-use building to the existing 150mm watermain on Church Street. • The water demand requirement of the proposed development for Maximum Day Demand plus Fire Flow is 10,057 L/min. The proposed development results in an increase in Maximum hour and Maximum Day demand. Based on a flow test completed by Lozzi Aqua Flow on a Church Street site nearby, the existing 150mm watermain has an available fire flow of 14,071 L/min. As such, Counterpoint does not anticipate any pressure and flow issues to support the development. • The proposed mixed-use building will be serviced by two sanitary connection to the 900mm x 525mm combined sewer on Church Street. The estimated peak sanitary flow of the existing site is 0.06 L/s.

COMPLETE COMMUNITY ASSESSMENT ADDRESS A15 5.0 CONCLUSION

The proposed development will introduce to the an expanded public realm and providing retail Study Area an additional 173 residential units and and other commercial uses on the ground 1,072 s quare metre s of ret ail and other c ommercial level, improving the pedestrian experience and furthering the Downtown Secondary Plan’s and uses. In our opinion, the proposed development Parks and Public Realm Strategy’s objectives of re- will contribute to the achievement of complete imagining local spaces, connecting the proposal to communities within the existing and planned the broader community; context of the area. The proposed development • From a Community Services and Facilities represents incremental growth on an infill site perspective, further consultation with staff within an established but growing Study Area, is recommended to determine appropriate actions, if any, to address potential gaps in the within a neighbourhood that has a range of jobs, existing community services and facilities in the stores, housing types, transportation options surrounding area, through the application process; and public service facilities. The proposed range • From a Mobility perspective, the subject site is well of uses – residential, retail and other commercial served by public transit. The subject site is located uses – will contribute to the existing mix of uses 400 metres from the Wellesley subway station and along the Church Street Mixed Use corridor, 550 metres from College subway station and will providing an appropriate transition between the support existing transit and limit residential and non-residential tenants’ and visitors’ reliance on Apartment Neighbourhoods to the west and the the private automobile. It is supportive of active low-rise Neighbourhoods east of the properties transportation objectives such as cycling and fronting onto the east side of Church Street. encourages reducing the overall dependency on private vehicles for future residents and users of The statistical data included in Sections 2.0 the site; and 3.0 suggests that the incremental impact • As it relates to Energy, through the use of a high of approval of the proposed redevelopment will performing envelope and high efficiency HVAC not fundamentally change the composition of equipment, carbon, thermal demand, and energy the Study Area, which will continue to evolve as use minimum (TGS v3 Tier 1) performance targets will be achieved. Design alternatives and the a mixed-use neighbourhood with convenient feasibility of higher tiers of energy and carbon access to jobs, shopping, services, housing, performance, as well as the Towards Net Zero transportation options and public service building design strategies will be explored and facilities. evaluated during the early stages of Site Plan Approval. This complete community assessment considers • With respect to the Water Strategy, the proposed the co-ordination of development with development will be serviced by a new storm infrastructure in the context of the Downtown connection to the existing 300 mm storm sewer on Donna Shaw Lane. The proposal is also not Secondary Plan’s Infrastructure Strategies, as anticipated to have any negative implications follows: with regard for ground water discharge. Moreover, • From a Parks and Public Realm perspective, the the subject site can be adequately serviced proposed development will promote an active with respect to water supply, sanitary drainage, street frontage along Church Street by providing s tor mwater dr ainage and s tor mwater management .

A16 ATTACHMENT 1 Est. Pop. Est. Pop. Non-Res. Res. GFA Unit (high Address Type (low – GFA (sq.m.) (sq.m.) Count – 1.77 1.6 PPU) PPU) Alexander Street 100 Alexander Residential 0 6,378.9 96 153.6 170 Street 16 Alexander Open Space 1,079.1 0 0 0 0 Street 26 Alexander Commercial 557.2 0 0 0 0 Street 40 Alexander Mixed-use 604.34 63,597.6 796 1273.6 1408.92 Street Residential 70 Alexander Residential 0 7,149.81 94 150.4 166.38 Street 83 Alexander Institutional 6,642.6 0 0 0 0 Street 88 Alexander Residential 0 208.9 2 3.2 3.5 Street 90 Alexander Residential 0 213 3 4.8 5.3 Street Bay Street Mixed-use 825 Bay Street 401 21,797 317 507.2 561 Residential Mixed-use 887 Bay Street 1,825.7 25,707 314 502.4 555.78 Residential 889 Bay Street Residential 0 11,547.84 140 224 247.8 Mixed-use 905 Bay Street 480.8 21,882 270 432 478 Residential 909 Bay Street Residential 0 18,745.6 254 406.4 449.6 925 Bay Street Residential 0 23,506 292 467.2 516.84 Church Street 425 Church Mixed-use 118.6 231.7 3 4.8 5.3 Street Residential 445 Church Mixed-use 168.4 126.4 1 1.6 1.77 Street Residential 447 Church Mixed-use 179 163.7 4 6.4 7 Street Residential 449 Church Mixed-use 77.4 115.5 1 1.6 1.77 Street Residential 451 Church Mixed-use 159.8 161.3 3 4.8 5.3 Street Residential 453 Church Mixed-use 84.4 213.6 2 3.2 3.5 Street Residential 455 Church Mixed-use 133.8 190.5 4 6.4 7 Street Residential

COMPLETE COMMUNITY ASSESSMENT ADDRESS A17 Est. Pop. Est. Pop. Non-Res. Res. GFA Unit (high Address Type (low – GFA (sq.m.) (sq.m.) Count – 1.77 1.6 PPU) PPU) 457 Church Commercial 279.1 0 0 0 0 Street 459 Church Commercial 446.2 0 0 0 0 Street 461 Church Commercial 558.3 0 0 0 0 Street 463 Church Mixed-use 676.7 0 0 0 0 Street Commercial 465 Church Mixed-use 673.7 0 0 0 0 Street Commercial 467 Church Mixed-use 595.8 0 0 0 0 Street Commercial 471 Church Mixed-Use 227.2 58.5 1 1. 6 1.77 Street Residential 473 Church Residential 0 197.8 1 1. 6 1.77 Street 475 Church Residential 430.2 143.7 1 1. 6 1.77 Street 477 Church 189.9 Commercial 0 0 0 0 Street 481 Church Mixed-Use 173.6 97.1 1 1. 6 1.77 Street Residential 483 Church Mixed-Use 109.1 127.8 1 1. 6 1.77 Street Residential 484 Church Residential 0 55,112.9 774 1238.4 1369.98 Street 485 Church Commercial 247.4 0 0 0 0 Street 487 Church Commercial 251.3 0 0 0 0 Street 489 Church Mixed-use 720.5 0 0 0 0 Street Commercial 491 Church Mixed-use 1724.7 0 0 0 0 Street Commercial 504 Church Commercial 430.5 0 0 0 0 Street 506 Church Mixed-use 197.7 0 0 0 0 Street Commercial 508 Church Mixed-use 374.8 0 0 0 0 Street Commercial 510 Church Mixed-use 232.3 0 0 0 0 Street Commercial 518 Church Mixed-use 345.9 0 0 0 0 Street Commercial Grenville Street

A18 Est. Pop. Est. Pop. Non-Res. Res. GFA Unit (high Address Type (low – GFA (sq.m.) (sq.m.) Count – 1.77 1.6 PPU) PPU) 18 Grenville Mixed-use 1740 16,700 174 278.4 307.98 Street Residential 32 Grenville Residential 0 3874.3 50 80 88.5 Street 38 Grenville Mixed-use 401 28,174 415 664 734.55 Street Residential Grosvenor Street 10 Grosvenor Commercial 658.4 0 0 0 0 Street 20 Grosvenor Recreation 9,663.7 0 0 0 0 Street 25 Grosvenor Commercial 21,896.5 0 0 0 0 Street Jarvis Street 432 Jarvis Residential 0 1171.7 27 43.2 47.8 Street 438 Jarvis Residential 0 1098 30 48 53 Street 440 Jarvis Institutional 3776.8 0 0 0 0 Street 460 Jarvis Mixed-use 5750 11,506.1 212 339.2 375.24 Street Residential Maitland Street 100 Maitland Residential 0 7,700.4 102 163.2 180.54 Street 105 Maitland Mixed-use 4142.4 0 0 0 0 Street Commercial 110 Maitland Residential 0 2103.6 36 57.6 63.72 Street 120 Maitland Residential 0 992.2 24 38.4 42.48 Street 20 Maitland Commercial 241.6 0 0 0 0 Street 25 Maitland Residential 0 16,223.3 169 270.4 299.13 Street 33 Maitland Residential 0 1478.7 37 59.2 65.49 Street 34 Maitland Residential 0 232.7 - - - Street 37 Maitland Commercial 848 0 0 0 0 Street 42 Maitland Residential 0 4208.3 52 83.2 92.04 Street 46 Maitland Residential 0 165.18 - - - Street

COMPLETE COMMUNITY ASSESSMENT ADDRESS A19 Est. Pop. Est. Pop. Non-Res. Res. GFA Unit (high Address Type (low – GFA (sq.m.) (sq.m.) Count – 1.77 1.6 PPU) PPU) 48 Maitland Residential 0 165.18 - - - Street 50 Maitland Residential 0 2930 20 32 35.4 Street 52 Maitland Residential 0 165.18 - - - Street 54 Maitland Residential 0 1,644.3 45 72 79.65 Street 56 Maitland Residential 0 1,655.1 46 73.6 81.42 Street 58 Maitland Residential 0 1,644.3 45 72 79.65 Street 95 Maitland Commercial 106.4 0 0 0 0 Street 97 Maitland Residential 0 61.5 - - - Street Wellesley Street East 25 Wellesley Mixed-use 363.7 4104.7 45 72 79.65 Street East Residential 27 Wellesley Commercial 463.7 0 0 0 0 Street East 29 Wellesley Commercial 366.3 0 0 0 0 Street East 65 Wellesley Mixed-use 7492.8 1155.5 12 19.2 21.24 Street East Commercial 77 Wellesley Mixed-use 919.5 2,219.6 30 48 53.1 Street East Commercial 81 Wellesley Commercial 1006.8 0 0 0 0 Street East 91 Wellesley Residential 0 4,086.8 62 99.2 109.74 Street East 95 Wellesley Commercial 2373.6 0 0 0 0 Street East Yonge Street 470 Yonge Commercial 929.9 0 0 0 0 Street 475 Yonge Mixed-Use 34,542.7 0 0 0 0 Street Commercial 478 Yonge Commercial 195.9 0 0 0 0 Street 480 Yonge Mixed-use 351.2 223 2 3.2 3.5 Street Residential 484 Yonge Mixed-use 692.5 723.6 8 12.8 14.16 Street Residential 490 Yonge Commercial 680.6 0 0 0 0 Street

A20 Est. Pop. Est. Pop. Non-Res. Res. GFA Unit (high Address Type (low – GFA (sq.m.) (sq.m.) Count – 1.77 1.6 PPU) PPU) 492 Yonge Mixed-use 133.8 972.5 20 32 35 Street Residential 500 Yonge 337.9 Commercial 0 0 0 0 Street 501 Yonge Mixed-use 3,551 0 0 0 0 Street Commercial 502A Yonge Mixed-use 277.1 240.4 4 6.4 7.1 Street Residential 506 Yonge Mixed-use 172.7 122.6 1 1.6 1.77 Street Residential 508 Yonge Mixed-use 223.5 0 0 0 0 Street Commercial 510 Yonge Commercial 239.4 0 0 0 0 Street 516 Yonge Mixed-use 376.3 455.7 5 8 8.8 Street Residential 518 Yonge Mixed-use 660.8 266.8 2 3.2 3.5 Street Residential 522 Yonge Mixed-use 346.8 346.8 5 8 8.8 Street Residential 526 Yonge Mixed-use 370.7 207.9 6 9.6 10.6 Street Residential 527 Yonge Mixed-use 866.8 0 0 0 0 Street Commercial 529 Yonge Mixed-use 42.5 482.9 1 1.6 1.77 Street Residential 530 Yonge 1262.9 Commercial 0 0 0 0 Street 531 Yonge Mixed-use 308.1 114.6 1 1.6 1.77 Street Residential 533 Yonge Mixed-use 324.7 89.6 - - - Street Residential 535 Yonge 151.8 Commercial 0 0 0 0 Street 538 Yonge Mixed-use 98.8 98.1 1 1.6 1.77 Street Residential 538R Yonge Commercial 270.2 0 0 0 0 Street 540 Yonge Mixed-use 94 95 1 1.6 1.77 Street Residential 542 Yonge Mixed-use 47.4 157.7 1 1.6 1.77 Street Residential 543 Yonge Mixed-use 4962 0 0 0 0 Street Commercial 544 Yonge Mixed-use 80.5 123.7 - - - Street Residential

COMPLETE COMMUNITY ASSESSMENT ADDRESS A21 Est. Pop. Est. Pop. Non-Res. Res. GFA Unit (high Address Type (low – GFA (sq.m.) (sq.m.) Count – 1.77 1.6 PPU) PPU) 546 Yonge Commercial 253.6 0 0 0 0 Street 548 Yonge Mixed-use 151.9 236.5 - - - Street Residential 550 Yonge Mixed-use 263.2 84.5 - - - Street Residential 552 Yonge Mixed-use 221.2 301.1 - - - Street Residential 555 Yonge Mixed-use 744 9362 120 192 212.4 Street Residential 556 Yonge Commercial 415.9 0 0 0 0 Street 564 Yonge Commercial 529.6 0 0 0 0 Street 565 Yonge Commercial 278.7 0 0 0 0 Street 566 Yonge Mixed-use 170 29.7 1 1.6 1.77 Street Residential 568 Yonge Mixed-use 318.9 61.5 - - - Street Residential TOTAL - 125,300.5 357,052.35 5,186 8,298 9,180

A22