PLANNING & URBAN DESIGN RATIONALE
35 & 37 Pacific Avenue, 1844-1854 Bloor Street West & 6-14 Oakmount Road
Daniels HR Corporation SEPTE M BER 2010 Planning and Urban Design Rationale - Daniels HR Corporation September 2010
Job No. 07125 Table of Contents
1.0 Introduction 1
2.0 The Site and Surroundings 3 2.1 Site 3 2.2 The Surrounding Area 4 2.3 The Transportation Network 6 2.3.1 The Road Network 6 2.3.2 The Transit Network 7
3.0 THE PROPOSAL 10 3.1 Description of the Proposal 10 3.2 Required Approvals 11 4.0 POLICY AND REGULATORY CONTEXT 12 4.1 Overview 12 4.2 Provincial Policy Statement 12 4.3 The Greater Golden Horseshoe Growth Plan 12 4.4 City of Toronto Official Plan 13 4.5 Zoning 17 5.0 PLANNING AND DESIGN ANALYSIS 19 5.1 Intensification 19 5.2 Land Use 19 5.3 Height, Built Form and Massing 20 5.4 Mid-Rise Building Performance Standards 23 5.6 Servicing 27 5.7 Environmental Assessment 27 5.8 Tree Preservation Report 28 5.9 Stage 1 and Stage 2 Archaeological Assessments 28 5.10 Community Services and Facilities 29 5.11 Housing Issues 29 6.0 CONCLUSION 30
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Job No. 07125 List of Figures Figure 1 Location Map 1 Figure 2 Aerial Photo 3 Figure 3 Toronto OP - Map 3, R.O.W. Associated with existing major streets 7 Figure 4 TTC Subway & Surface Transit Routes 8 Figure 5 Site Plan 11 Figure 6 Toronto OP - Map 2, Urban Structure 14 Figure 7 Toronto OP - Map 17, Land Use 15 Figure 8 Zoning Map 17 Figure 9 Zoning Map (Heights) 17 Figure 10 New Comprehensive Zoning By-law 1156-2010 18 Figure 11 Height Map 20
APPENDICES
APPENDIX A Community Services & facilities A APPENDIX B Sun/Shadow Study B APPENDIX C Avenue Segment Study C
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1.0 Introduction
This Planning Rationale has been prepared by Bousfields Inc. in support of an application by Daniels HR Corporation (in joint venture with W.J. Holdings Limited) to amend the Official Plan and Zoning By-law, to permit the redevelopment of a mixed- use project located on the north side of Bloor Street West, between Oakmount Road and Pacific Avenue. The subject site is approximately 5,155.7 m2 as shown on Figure 1 - Location Map.
Figure 1 Location Map
The submission would permit the development of a 14-storey mixed-use building. The mixed-use development will consist of approximately 346 residential units, an amenity area, and approximately 1,425 square metres of grade related retail use located on the ground floor.
This Planning Rationale report concludes that the proposed development is consistent with the policy framework expressed in the Provincial Policy Statement, the Greater Golden Horseshoe Growth Plan and the Toronto Official Plan, all of which support intensification within built-up urban areas, particularly in locations well served by municipal infrastructure, including public transit.
From a land use perspective, the proposal is consistent with the policy directions supporting intensification and infill on underutilized sites within built-up urban areas, particularly in locations which are well served by existing infrastructure. The Site has excellent access to transit and is well within walking distance of two subway stations. It is an area where existing infrastructure (both hard and soft services) can accommodate additional residential and non-residential development.
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From an urban form and design perspective, the proposed mid-rise form of development is appropriate and desirable along Bloor Street, one of the City’s principal Avenues. The proposal is also consistent with the built form policies of the Official Plan.
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2.0 The Site and Surroundings
2.1 Site
The site (municipally known as 1844-1854 Bloor Street West , 35 and 37 Pacific Avenue, and 6-14 Oakmount Road) is located on the north side of Bloor Street West, between Oakmount Road and Pacific Avenue (see Figure 2). The site is generally flat and rectangular in shape and has a total area of approximately 5,155.7 sm. The combined lands have frontage of 91 metres (298 feet) along Bloor Street West, 58 metres (190 feet) along Oakmount Road, and 54 metres (177 feet) along Pacific Avenue.
Figure 2 Aerial Photo
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The site is currently occupied by 13 two to three-storey house-form buildings which are vacant and boarded up. The demolition of these buildings have been the subject of a protracted Ontario Municipal Board and Divisional Court process. As explained in Section 5.11 of this report, Daniels HR Corporation has committed to providing replacement rental units as part of the redevelopment of the subject lands.
1854 Bloor Street West 1852 Bloor Street West
1848 & 1846 Bloor Street West 10 Oakmount Road
2.2 The Surrounding Area
The site is located along Bloor Street West, one of the City’s principal streets and Avenues across from High Park, the city’s largest public park and in the south portion of the North High Park Neighbourhood1. In the general vicinity of the site the built form along Bloor Street consists of house-form buildings and small apartment buildings fronting onto Bloor and high-rise apartment buildings at the rear and to the north. The high-rise apartment buildings in the North High Park neighbourhood 1968 Bloor Street West
1 A neighbourhood defined by the City of Toronto that includes an area bounded by Bloor Street to the south, Runnymede Road to the west, the CN/CPR tracks to the east and Annette Street/Humberside Avenue to the north.
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were constructed soon after the introduction of the Bloor-Danforth Subway line. The apartment neighbourhood is based on the towers in the park concept but follows the established grid of streets and blocks.
4 Storey Apartment Building - 2 Keele Street Southeast Corner of Bloor Street West & Keele Street
Directly to the north, the subject site backs onto an informal open space above the TTC right of way. Just north of that is a 17-storey apartment building (i.e. 22 Oakmount Road) which is parallel to Bloor Street. The property includes a surface parking lot and an outdoor swimming pool on the south side of the building. Further north, on the same block, are three other slab-type apartment buildings ranging between 12 to 23 storeys. Across the block the building heights exhibit a general stepping up of height from Bloor Street to Glenlake Avenue to the north. This condition is common to adjacent city blocks to the east and west.
North of site, 17 storey Building at 22 Oakmount Road
To the east, on the east side of Oakmount Road are several residential house-form buildings fronting onto both Bloor and Oakmount. Further east along Bloor Street are small apartment buildings. On the east side of Oakmount north of Bloor are several low-rise residential properties containing detached homes and townhouses on top of the TTC right-of-way. North of that are three slab-type apartment buildings of 16-storeys each, all parallel to Oakmount.
East of site, 1778 Bloor Street West
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To the west, on the west side of Pacific Avenue, are several residential and mixed-use house-form buildings and small apartment buildings fronting onto Bloor Street. The properties back onto a 26-storey high-rise development to the north. The tower at 35 High Park Avenue also includes an outdoor amenity space including two tennis courts above the subway right-of-way. Further north, on the same block are several high-rise buildings ranging between 15 and 30 storeys. This general pattern of development applies to two more city blocks to the west.
West of site, 6 Pacific Avenue
To the south, on the south side of Bloor Street West, is High Park which spans an area of over 161 hectares of parkland. Along Bloor Street, opposite the subject site, the park includes an area covered by mature trees in a natural setting. The nearest picnic area in the park is located further to the southwest.
South of site, High Park
2.3 The Transportation Network
2.3.1 The Road Network
Bloor Street West is one of the major east west arterial roads within the City of Toronto, with a four lane urban cross section, that extends from the Don Valley Parkway to the Central Parkway East in Mississauga. East of the Don Valley Parkway, Danforth Avenue continues to Birchmount Road where it then turns into Kingston Road. Pedestrian sidewalks and transit stops are provided on both sides of Bloor Street West surrounding the Site. On-street parking is generally permitted during non-rush hours.
Keele Street is a major north south arterial road that extends throughout the entire City. It has a four lane urban cross section, which extends north from Bloor Street West, to the Holland Marsh in The Region of York. Keele Street terminates at Bloor Street West, and continues south of Bloor Street West toward Lakeshore Boulevard as Parkside Drive.
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Pedestrian sidewalks and transit stops are provided for on both sides of Bloor Street near the Site. On-street parking is generally permitted during non-rush hours. Map 3 (Right-of-Way widths associated with Existing Major Streets) within the Toronto Official Plan provides that Bloor Street West, from Jane Street to Dundas Street West, has a right-of-way of 27 metres, and Keele Street has a right-of-way of 20 metres where it meets Bloor Street West. South of Bloor Street West, Parkside Drive has a right-of- way of 23 metres, as shown on Figure 3 - Local Road Network.
Figure 3 Toronto OP - Map 3, R.O.W. Associated with existing major streets
Oakmount Road is a north south local road that extends north from Bloor Street West and curves slightly to the west to connect with Pacific Avenue, whereby it terminates just north of Glenlake Avenue. The posted speed limit is 30 km per hour, with pedestrian sidewalks on both sides of the street. On-street parking is generally permitted on the east side of the road during non-rush hours.
Pacific Avenue is a north south local road that extends north from Bloor Street West, terminating at Vine Avenue, two streets north of Dundas Street West. The posted speed limit is 30 km per hour, with pedestrian sidewalks on both sides of the street. On-street parking is generally permitted on the west side of the street during non-rush hours.
2.3.2 The Transit Network
The High Park neighbourhood has excellent rapid and surface TTC services. The High Park Subway station entrance located one street west of the Site, at High Park Avenue and Bloor Street West, is approximately 210 metres from the Site. Similarly, the Keele Subway Station entrance located at the north east corner of Keele Street and Bloor Street West is approximately 280 metres from the Site. Numerous surface transit
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routes are also provided within walking distance of the Site. These are illustrated on the TTC map (Figure 4) and summarized in Table 1.
Figure 4 TTC Subway & Surface Transit Routes
Table 1 – Public Surface Transit Service
Route Corridor 26 Dupont 30 Lambton 30B (Seasonal) Colborne Lodge Drive/West Road 35+ Jane 40 Junction 41+ Keele 77 Swansea 80 Queensway 89 Weston 168+ Symington 506 Carlton Street Car-High Park
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Current ridership (2009) at the High Park Station is approximately 10,876 passengers per day. Current ridership (2009) at the Keele Street Station is approximately 14,799 passengers per day (see Table 2). Current ridership levels indicate that passenger volumes entering Keele and High Park Stations are amongst the lowest on the Bloor-Danforth portion of the Toronto subway system.
High Park Subway Station
Keele Subway Station
Table 2 – TTC Ridership 2009
TTC Ridership 2009 Bloor-Danforth Subway
Rank Station Ridership Rank Station Ridership 1 Bloor-Yonge 198,053 16 Main Street 22,665 2 St. George 119,838 17 Royal York 19,440 3 Kennedy 68,159 18 Jane 16,731 4 Kipling 53,637 19 Coxwell 16,697 5 Islington 43,086 20 Lansdowne 16,488 6 Spadina 35,306 21 Runnymede 15,899 7 Broadview 30,385 22 Keele 14,799 8 Bay 28,734 23 Woodbine 13,808 9 Bathurst 28,305 24 Christie 12,063 10 Dufferin 27,598 25 High Park 10,876 11 Pape 27,081 26 Greenwood 9,912 12 Warden 26,825 27 Donlands 9,766 13 Ossington 25,986 28 Castle Frank 8,650 14 Victoria Park 25,519 29 Chester 6,983 15 Sherbourne 24,998 30 Old Mill 5,783
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3.0 THE PROPOSAL
3.1 Description of the Proposal
The proposal consists of a mixed-use, mid-rise-type building with retail at grade. The design of the building focuses both the massing and height toward the north end of the site. The general arrangement of the building consists of a 12 storey element at the rear of the site with two corresponding wings stepping down towards Bloor Street. The 12-storey portion steps up in the middle to a total height of 14 storeys. It also steps down to the east and west from 12 to 10 storeys. The wings are 8 storeys along Bloor Street. The westerly wing steps up to 10 storeys.
The development will be comprised of approximately 346 residential apartment units, consisting of approximately 46 bachelor units, 100 one-bedroom units, 113 one- bedroom plus den units, 42 two-bedroom units, 21 two-bedroom plus den units, and 24 three-bedroom plus den units. Walk-up Townhouse units will be located along Pacific & Oakmount.
The residential units will be supported by an appropriate level of indoor and outdoor amenity space (approximately 605 square metres) to be located on the third and ninth floor of the development.
The proposed total gross floor are is approximately 30,955 square metres, of which 28,525 square metres is proposed as residential gross floor area, and 1,425 square metres as retail ground floor gross floor area. The resulting density is 6.00 times the area of the lot.
As shown on the Site Plan (Figure 5), driveway access to the residential towers is provided via Oakwood & Pacific at the northern portion of the Site. The driveway is a 2-way access with a passenger drop-off area. There are two residential entrances to the building, one on the northern portion of the building and one from the southern portion of the building. The retail entrances to the building are located off of Bloor Street West.
In total, 263 parking spaces will be provided by way of 2 levels of below grade parking. The residential parking entry to the building is accessed from an entrance located in the north east portion of the building, accessed from the access drive. In regards to loading, the development will provide 1 shared Type ‘G’ loading space. The loading space is located in the northwest corner of the site.
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Figure 5 Site Plan
3.2 Required Approvals
The proposal requires an amendment to the City of Toronto Official Plan to permit retail uses, as well as an amendment to the City of Toronto Zoning By-law 438-86. As indicated in detail in Section 4.5 of this report, the City of Toronto has adopted a new harmonized Zoning By-law. The appeal period for the new Zoning By-law has not yet lapsed. Depending on the status of the new harmonized By-law, an amendment to the new harmonized By-law may also be required.
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4.0 POLICY AND REGULATORY CONTEXT
4.1 Overview
As set out below, the proposed mixed-use residential development is consistent with the policies and provisions of the Provincial Policy Statement, the Greater Golden Horseshoe Growth Plan and the City of Toronto Official Plan, all of which support and encourage intensification within built-up urban areas.
4.2 Provincial Policy Statement
The new Provincial Policy Statement came into effect as of March 1, 2005.
The proposal is consistent with the policy direction expressed in the 2005 Provincial Policy Statement to build strong communities by promoting efficient land use and development patterns. To that end, the Policy Statement contains a number of policies that promote intensification in built-up urban areas.
In particular, the Policy Statement supports densities and a mix of land uses, which efficiently use land, resources, infrastructure and public service facilities. Policy 1.1.3.3 provides that planning authorities shall identify and promote opportunities for redevelopment and intensification. Policy 1.1.3.4 indicates that appropriate development standards should be promoted to facilitate intensification, redevelopment and compact form.
In addition, Policies 1.1.3.5 and 1.1.3.6 require planning authorities to establish and implement minimum targets for intensification and redevelopment in built-up urban areas and phasing policies to ensure those targets are achieved prior to, or concurrent with, the outward expansion of the urban area.
The efficient use of infrastructure (particularly public transit) is a key element of the provincial policy (Sections 1.6, 1.6.4 and 1.6.5). With respect to Transportation Systems, Policy 1.6.5.4 promotes a land use pattern, density and mix of uses that minimizes the length and number of vehicle trips and supports the development of viable choices and plans for public transit and other alternative transportation modes.
With respect to housing, Policy 1.4.3 requires provision to be made for an appropriate range of housing types and densities to meet projected requirements of current and future residents by, among other matters, facilitating all forms of residential intensification and redevelopment and promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities and support the use of public transit.
4.3 The Greater Golden Horseshoe Growth Plan
The Growth Plan for the Greater Golden Horseshoe (GGH) came into effect on June 16, 2006.
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Similar to the Provincial Policy Statement, the Growth Plan supports mixed-use intensification within built-up urban areas, particularly in proximity to transit. As noted in Section 2.1 of the Plan:
“. . . Better use of land and infrastructure can be made by directing growth to existing urban areas. This Plan envisages increasing intensification of the built-up urban area, with a focus on urban growth centres, intensification corridors, major transit station areas, brownfield sites and greyfields. Concentrating development in these areas also provides a focus for transit and infrastructure investments to support future growth.”
The Plan seeks to accommodate population and employment growth by, among other measures, directing a significant portion of new growth to the built-up areas of the community through intensification and reducing dependence on the automobile through the development of mixed-use, transit-supportive, pedestrian-friendly urban environments (Section 2.2.2).
Policy 2.2.3(6) requires municipalities to develop an intensification strategy, to be implemented through their official plans and other supporting documents, which will, among other things, identify intensification areas, recognize urban growth centres, intensification corridors and major transit station areas as a key focus for development to accommodate intensification, and include density targets for urban growth centres, where applicable.
4.4 City of Toronto Official Plan
The Official Plan for the amalgamated City of Toronto was adopted on November 26, 2002 and was approved by the Ontario Municipal Board on July 6, 2006.
Growth Management Policies
Chapter 2 (Shaping the City) outlines the growth management strategy. It recognizes that:
“Toronto’s future is one of growth, of rebuilding, of reurbanizing and of regenerating the City within an existing urban structure that is not easy to change. Population growth is needed to support economic growth and social development within the City and to contribute to a better future for the Greater Toronto Area (GTA). A healthier Toronto will grow from a successful strategy to attract more residents and more jobs to the City.”
To that end, Policy 2.1(3) provides that Toronto should accommodate a minimum of 3 million residents and 1.835 million jobs by the year 2031.
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Map 2, Urban Structure (see Figure 6) identifies the Bloor Street West frontage of the Site as being situated on an Avenue. This Avenue extends from Bathurst Street to west of Royal York Road. Policy 2.2(2) states that growth will be directed to the Avenues. While no Avenue Study has yet been undertaken by the City for Bloor Street West, Policy 2.2.3(3) provides that development may be permitted on Avenues prior to an Avenue Study, provided that development proponents address the larger context and examine the implications for the segment of the Avenue in which the Site is located. In particular, proponents must:
• include an assessment of the impacts of the incremental development of the entire Avenue segment at a similar form, scale and intensity, appropriately allowing for distinguishing circumstances; • consider if the incremental development of the entire Avenue would adversely impact any adjacent Neighbourhoods or Apartment Neighbourhoods; and • consider if the proposed development is supportable by available infrastructure.
Figure 6 Toronto OP - Map 2, Urban Structure
Further policies for Avenues are set out in Section 2.2.3. Avenues are important corridors along major streets where reurbanization is anticipated and encouraged to create new housing and job opportunities. It is recognized that not all Avenues are the same, and that they will change incrementally over time. Their growth and redevelopment should be supported by high quality transit services.
In accordance with the requirements of the Official Plan, an Avenue Segment Study was prepared for Bloor Street West (Appendix C). The segment study covers an area bounded by Keele Street to the east and Glendonwynne Road to the west.
Policy 2.4(4) further provides that, for sites in areas well served by transit (such as locations around key subway stations and along major surface transit routes), consideration will be given to establishing minimum density requirements (in addition to maximum density limits), establishing minimum and maximum parking
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requirements and limiting surface parking as a non-ancillary use. Furthermore, Policy 2.4(5a) indicates that “better use will be made of off-street parking by encouraging the shared use of parking and developing parking standards for mixed-use developments which reflect the potential for shared parking among uses that have different peaking characteristics.”
Land Use Designation
The Site and the surrounding area is designated as Apartment Neighbourhoods on Map 17 - Land Use Plan of the City of Toronto’s Official Plan (see Figure 7). Apartment Neighbourhoods are made up of apartment buildings and parks, local institutions, cultural and recreational facilities and small-scale office, retail and service uses that serve the neighbourhood. All land uses permitted in the Neighbourhoods designation are also permitted in the Apartment Neighbourhoods designation.
Figure 7 Toronto OP - Map 17, Land Use
The Plan recognizes that Apartment Neighbourhoods are distinguished from low-rise Neighbourhoods because a greater scale of building is permitted and different scale related criteria are needed to guide development. They are seen as stable areas, and major growth is not anticipated, however, it is recognized that there are opportunities for redevelopment that meets the Plan’s criteria and can create a net benefit for the entire community. In our opinion the proposal represents one such opportunity.
Built Form Policies
The Official Plan recognizes the importance of good urban design, not just as an aesthetic overlay, but also as an essential ingredient of city-building. It demands high quality architecture, landscape architecture and urban design, both within the public realm and within the privately-developed built form. The Plan recognizes that,
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as intensification occurs in the Downtown and elsewhere in the City, there is an extraordinary opportunity to build the next generation of buildings and to create an image of Toronto that matches its status as one of the great cities of North America.
In putting forward policies to guide built form, the Plan notes that developments must be conceived not only in terms of the individual building site and program, but also in terms of how that building and site fit within the context of the neighbourhood and the City (Section 3.1.2)
Policy 3.1.2(1) provides that new development will be located and organized to fit with its existing and/or planned context. Relevant criteria include:
• generally locating buildings parallel to the street
• locating main building entrances so that they are clearly visible and directly accessible from the public sidewalk
• providing ground floor uses that have views into and, where possible, access to adjacent streets
• preserving existing mature trees wherever possible and incorporating them into landscaping designs.
Policy 3.1.2(2) requires that new development locate and organize parking, servicing and access to minimize their impact on the property and surrounding properties by, among other things:
• Using shared service areas where possible within development block(s) including public and private lanes, driveways and service court.
• Consolidating and minimizing the width of driveways and curb cuts across the public sidewalk.
• Integrating services and utility functions within buildings where possible.
• Providing underground parking where appropriate.
• Limiting surface parking between the front face of a building and the public street or sidewalk.
Policy 3.1.2(4) provides that new development will be massed to define the edges of streets, parks and open spaces at good proportion. Taller buildings will be located to ensure adequate access to sky view for the proposed and future use of these areas. Housing Policies
The Plan’s housing policies support a full range of housing in terms of form, tenure and affordability, across the City and within neighbourhoods, to meet the current and future needs of residents (Policy 3.2.1(1)). Policy 3.2.1(2) provides that new housing supply will be encouraged through intensification and infill that is consistent with the Plan.
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4.5 Zoning
By-law 438-86
The Site is predominantly zoned R4 Z2.0 with the northern portion being zoned R2 Z0.6, by By-law 438-86 (see Figure 8). The R4 zoning permits a variety of residential uses (apartment buildings, duplexes etc.), and non-residential uses including parks, schools, hospitals and community centres. The R4 zone permits a combined residential and/or non-residential gross floor area which may not exceed 2.0 times the lot area. The permitted height is 13.0 metres (see Figure 9).
Figure 8 Zoning Map
Figure 9 Zoning Map (Heights)
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The R2 zone category permits a variety of residential uses similar to the uses permitted in the R4 zone category. The R2 zone permits a combined residential and/or non- residential gross floor area, which may not exceed 0.6 times the area of the lot. The permitted height is 10.0 metres.
New City of Toronto Zoning By-law (By-law 1156-2010)
On August 27, 2010 City Council adopted a new comprehensive Zoning By-Law. Although passed by council the last day of appeal is September 30, 2010. Until
approved, the provisions of the existing in-force zoning as detailed above apply to the
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5.0 PLANNING AND DESIGN ANALYSIS
5.1 Intensification
Residential intensification on the Site is consistent with the policy direction articulated in the Provincial Policy Statement, the Greater Golden Horseshoe Growth Plan and the new City of Toronto Official Plan, all of which support intensification on sites well- served by municipal infrastructure, especially transit. In particular, Policy 2.4(4) of the Official Plan provides for intensified development, with minimum density requirements and limits on parking, for sites in areas such as this which are well serviced by transit.
As noted in Section 3, the Site is well served by public transit, including a number of public surface TTC routes, in addition to two subway stations, High Park station and Keele station in close proximity to the Site. The Site is also located directly across the street from High Park, and in close proximity to a variety of amenities as well as community facilities, schools and places of worship. Residential intensification of the Site can also take advantage of the wide array of shops, services, restaurants and cultural facilities in the Bloor Street West and Bloor West Village Area.
The Site is currently underutilized. The replacement of thirteen vacant residential dwellings along an Avenue will create new housing and job opportunities and improve the pedestrian environment. The accommodation of additional density on the Site is consistent with both good planning practice and overarching Provincial and City policy direction, subject to achieving appropriate built-form relationships.
In the non-policy sidebar within Section 2.1 of the Official Plan, it is noted that, by making better use of existing urban infrastructure and services before introducing new ones on the urban fringe, reurbanization helps to reduce demands on nature and improves the livability of the urban region by: reducing the pace at which the open countryside is urbanized; preserving high quality agricultural lands; reducing reliance on the private automobile; reducing greenhouse gas emissions; and reducing consumption of non-renewable resources.
5.2 Land Use
The proposed mixed-use residential development, will require an amendment to the Official Plan to re-designate the subject lands Mixed Use Areas. Although the Apartment Neighbourhoods designation allow “small-scale retail, service and office uses”, these uses are limited in scope to those uses that “serve the needs of area residents”. Owing to the fact that the proposed retail uses are intended to serve a wider area, a redesignation to Mixed Use Areas is being sought. A possible alternative approach would be to request a site-specific policy that permits retail uses that serve a wider area as part of an amendment to the existing Apartment Neighbourhoods designation.
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5.3 height, Built Form and Massing
The massing and design are based on a number of contextual and urban design considerations including:
• the site’s location along Bloor Street, as one of the City’s principal Avenues; • proximity to transit, as the site is well within walking distance of two subway stations; • surrounding built form context which consists of numerous mid and high-rise apartment buildings in the North High Park Neighbourhood to the north and northwest; (see Figure 11), Height Map • separation distance from Neighbourhoods properties, as the site is not directly adjacent to any low-rise Neighbourhoods properties, as the nearest Neighbourhoods properties are located on the east side of Oakmount Road; • separation distance from other properties to the north which is mitigated by the TTC right-of-way directly to the north; • size and depth of the site, at 5,155.7 sm. and over 82 metres deep the site can adequately accommodate a mid-rise type building; • frontages, as the site has frontages on three public streets; and • any potential skyview and shadow impacts on High Park to the south and the low-rise residential Neighbourhoods to the east.
Figure 11 Height Map
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The proposal responds to these contextual considerations by allocating the height and massing at the northwest corner of the site. The building steps down to Bloor Street through a series of stepbacks.
Conceptual Rendering of proposed Building
The proposed height of 14 storeys is appropriate in terms of the overall context and site specific conditions. The site is located within the North High Park Neighbourhood on the north side of Bloor Street, an area characterized by many mid and high-rise- type developments. Building heights in the area range anywhere between 11 and 30 storeys and include both towers and slabs. The existing apartment building directly north of the site is 17 storeys in height.
The proposed height and positioning of the building on the site allows for a desired effect of maintaining a 1:1 relationship of height to street right of way width along Bloor. The proposed height of 14 storeys applies to a narrow portion of the building which is situated in the middle of the site; closer to the north end of the site away from Bloor Street. From there the building gradually steps down in height to the east and west as well as towards Bloor Street where the wings front the street with 8 storeys.
The proposed mid-rise form is appropriate at this location because it provides an articulated street wall-edge along Bloor, responds well to its immediate context and because it is the desired form of development along an Avenue.
The proposed massing consists of 3 principal elements: a 2-storey height base along Bloor Street with active at-grade uses, a 12-storey element with a 2-storey pop-up parallel to Bloor and two wings at 8-storeys at either end of the site perpendicular to Bloor Street. The 12-storey element is set back away from the street to allow for a gradual stepping down of height towards Bloor. The massing of the upper floors has been terraced to include a progressively smaller floorplate as the building rises with pronounced steps above the 10th and 12th floors. The overall effect is that of a “C” shape facing Bloor Street resulting in a publicly accessible urban courtyard with direct access from the public sidewalk extending the public realm into the site. The urban
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courtyard is reminiscent of urban courtyards that are commonly found in residential apartment buildings found across the City of Toronto.
Official Plan
Section 3.1.2 sets out urban design and built form policy. The proposed height, built form and massing address the policies by:
• generally locating the building parallel to the street, the wings are parallel to their corresponding side streets; with active at-grade uses (Townhouse’s); • locating main building entrance so that it is clearly visible and directly accessible from the public sidewalk via an outdoor plaza, and expressing it architecturally through glazing, and weather protection; • providing ground floor uses that have views into and access to adjacent streets by including retail space along Bloor Street; • integrating services and utility functions within the building envelope or at the rear; • providing underground parking.
Light, View and Privacy
Another important built form consideration is Light, View and Privacy (LVP). The City has minimum by-law standards for LVP separation distances between buildings containing dwelling units in the CR zone (11.0 metres between facing windows of principal rooms of dwelling units or 5.5 metres to the property line). The project has been assessed against this requirement, which is widely used and accepted throughout the city, to ensure adequate privacy standards are maintained. Impacts are generally dealt with through a combination of spatial separation, orientation and mitigating measures between buildings.
In accordance with the above standards and guidelines, the proposed positioning of the building allows for adequate spatial separation from adjacent properties. In this regard, the distance between the proposed Building and the existing residential building to the north substantially exceeds the requirement for a spatial separation of 11 metres. The spatial separation between the corresponding wings also maintains the standard by providing a separation distance of 37.8 metres between facing windows.
Shadow Impacts
The incremental shadow impact of the proposed development has been assessed at three periods during the year: March 21, June 21, and September 21 for each hour between the hours of 9:18 a.m. and 6:18 p.m. (with exception to 1:18 and 2:18p.m.). From a policy perspective, the most important period for consideration is between March 21 and September 21.
As is evident from the location of the proposal being on the north side of an east-west street, shadow impacts to the south will be inherently minimal. Furthermore, protecting 5 hours of sunlight during the middle of the day on the adjacent public sidewalk is easily acheived.
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The shadow study demonstrates no impact on Bloor Street West throughout the day during the March/September 21 period (see Appendix B). Shadow impacts on the low-rise neighbourhoods to the east are limited to late afternoon hours and are largely mitigated by the arrangement of height and massing on the site. The building includes step backs towards the east and west to ensure there are no unacceptable shadow impacts.
With respect to any potential shadow impacts on High Park to the south the shadow study illustrates there are no impacts during the period between March 21 and September 21. The shadows reach the south edge of Bloor Street West in the early evening hours of June 21 but do not impact the park itself. The 14-storey portion of the building is adequately set back from Bloor Street to ensure there are no impacts on the park.
5.4 mid-Rise Building Performance Standards
At its meeting on July 6, 7 and 8 of 2010 City Council directed staff to use the Mid-Rise Building Performance Standards contained in Section 3 of the report titled “Avenues & Mid-Rise Buildings Study (May 2010)” to evaluate all new and current mid-rise development proposals on Avenues and in the implementation of future Avenue studies. City Council also requested the effectiveness of the Mid-Rise Performance Standards be monitored for a period of approximately two years.
Section 3: Performance Standards for Mid-Rise Buildings includes a series of Performance Standards that are intended to guide the design of mid-rise buildings along Avenues. The Performance Standards are guided by the objective to create healthy, liveable and vibrant main streets while protecting the stability and integrity of adjacent neighbourhoods. In that respect they are designed to ensure that Avenues are developed in an appropriate and context-sensitive manner. Key provisions for mid- rise buildings include the following:
• Buildings are moderate in height – no taller than the R.O.W. is wide; • Buildings provide an appropriate transition in scale to adjacent neighbourhoods; • Sidewalks are wide enough to include and support trees, generate a lively pedestrian culture and ensure accessibility for all; • The ground floor of buildings provide uses that enliven sidewalks and create safe pedestrian conditions;
The Performance Standards recognize that exceptions may sometimes be warranted and that at times a project that strives for excellence in design can demonstrate that a specific guideline is not appropriate in that instance. The study also recognizes that the standards are to be used in many, but not all situations along the Avenues. The following provides a review of relevant standards and illustrates that the proposal meets the intent of these performance standards.
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Performance Standard #1: Maximum Allowable Height recommends that the maximum allowable height of buildings on the Avenues will be no taller that the width of the Avenue right-of-way, up to a maximum height of 11 storeys (36 metres). The planned right-of-way width of Bloor Street along the site’s frontage is 27 metres. Table 5 under Standard #1 indicates a maximum height of 25.5 metres or 8 storeys for a site fronting a right-of-way width of 27 metres. The proposal maintains the desired effect of a 1:1 relationship between height and street right-of-way width by setting back the 14-storey element away from the street while retaining an 8-storey presence along the frontage with two corresponding wings. The context for providing 14-storeys of height, limited to the north end of the site, is found in the existing height of adjacent buildings found in the North High Park Neighbourhood.
Performance Standard #2: Minimum Building Height recommends that all new buildings on the Avenues achieve a minimum height of 10.5 metres (3 storeys) at the street frontage. The proposal generally meets the intent of the guideline by maintaining at least a 3-storey height along the secondary frontages. Along Bloor Street the proposal includes a two storey base containing grade-related uses. The urban courtyard design element is provided to specifically avoid an overly long façade.
Performance Standard #3: Minimum Ground Floor Height recommends that the ground floor heights should be a minimum of 4.5 metres (floor to floor, measured from average grade) to accommodate retail uses and provide sufficient clearance for loading areas. Ground floor retail along Bloor Street is designed to accommodate floor-to-floor height well in excess of 4.5 metres.
Performance Standard #4B: Front Facade – Pedestrian Perception Step-back states step-backs on buildings taller than 23 metres should be required to mitigate the perception of height and create buildings that are of a comfortable scale for pedestrians. In that respect, the proposal meets the intent of the guideline by incorporating several stepbacks starting at level 8 along Bloor Street. Both, the easterly and westerly wings step back away from Bloor Street to maintain the 1:1 street right of way width to height relationship.
Performance Standard #4C: Front Facade – Alignment sets out a number of guidelines with respect to building setbacks and street wall requirements. It recommends that only up to 25% of the facade be set back from the front property line for the first 3-storeys at a minimum. Furthermore it defines the street wall as the portion of a building facade comprised of the building base set at a height of 3 storeys and up to 80% of the permitted maximum building height. The proposal includes a set back at grade along Bloor Street frontage that constitutes roughly 25% of the building base. The set back allows for an urban court between two flanking wings which include retail at grade.
Performance Standard #5D: Rear Transition to Apartment Neighbourhoods states transition between an Avenue property and areas designated Apartment Neighbourhoods to the rear should be created through separation distances, setbacks and other provisions. In that respect it recommends a separation distance of at least 20 metres between buildings in case the existing setback is used as surface parking. The proposal backs onto an informal open space above an easement. Lands to the immediate north contains the adjacent apartment building and a surface parking lot
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and a small amenity space. The separation distance between the two buildings is roughly 64 metres which is adequate in terms of light, view and privacy and ensures an appropriate transition.
Performance Standard #6: Corner Sites: Heights and Angular Planes recommends the front angular plane and heights that apply to the Avenue frontage also apply to the secondary street frontages to prevent awkward transitions around corners where the right of way is a different width. The proposal maintains the front angular plane along the secondary street frontages. Projections are minimal and do not result in adverse visual or shadow impacts.
Performance Standard #7A: Minimum Sidewalk Zones recommends a minimum sidewalk dimension of 4.8 metres for a right of way of 20 to 30 metres. The proposal meets and exceeds this standard by providing an additional setback at grade along Bloor Street as well as along Pacific Avenue and Oakmount Road.
Performance Standard #9: Building Width - Maximum Width recommends building frontages more than 60 metres in width be articulated or broken up to ensure that facades are not overly long. Among the recommendations are creating multiple buildings and breaking up the facades through the use of vertical breaks and step- backs. The site’s Bloor Street frontage is just over 91 metres long. The proposed massing includes a well articulated building with side wings, step backs, and an urban courtyard providing visual interest.
Performance Standard #15: Facade Design and Articulation recommends mid-rise buildings be designed to support the public and commercial function of the Avenue through well articulated and appropriately scaled facades. The proposal consists of well articulated facades. At grade, along Bloor Street the facades are predominantly glazed to reflect the high animation required by retail uses. Along Pacific Avenue and Oakmount Road, the facades incorporate the walk-up townhouse units with at-grade entrances. This reflects and responds to residential character of the adjacent streets. Finally, the top four storeys reflect a lighter and more transparent materiality.
Performance Standard #16: Vehicular Access recommends providing access and servicing facilities from local streets and rear lanes, not from the Avenue. In that respect, the proposal incorporates a rear lane along the north edge of the site with access from local streets to the east and west.
Performance Standard #17: Loading & Servicing recommends integrating loading, servicing and utility functions within the interior of a building at the rear whenever possible. The proposal includes a loading space at the rear of the building. Servicing functions are enclosed within the footprint of the building.
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5.5 Transportation and Parking
A Traffic Impact Study (September 2010) was prepared by BA Group for the proposed development. This study assesses the existing traffic conditions on the adjacent road network, estimates the future background traffic based on a five-year horizon (2015), assigns the development’s estimated site trips to the future road network, and provides the lane configurations required to accommodate the future traffic volumes. The Traffic Impact Study provides the following conclusions:
• The site is well served by existing area transit facilities and is within walking distance of two Bloor-Danforth (east-west) subway stations; • Site vehicular access is proposed from both Oakmount Road and from Pacific Avenue and facilitated by a rear-lane driveway that extends along the entire north side of the development; • Approximately 263 parking spaces are proposed within a two-level underground parking garage. This parking supply falls in between the City’s Condominium Parking Policy standards and the (recently passed) City of Toronto Zoning By-law requirements. The provision of on-site parking supply will need to be explored further through the development process. We note that there may be an opportunity to implement a formal Car Share Program on-site which may reduce the site parking requirements as well as implementing a reduced parking supply standard for the rental replacement housing units planned as part of the development application; • A minimum of 282 bicycle-parking spaces are provided for residents and visitors (residential and retail) to the site. The number of spaces meet the minimum supply outlined in both the City of Toronto Zoning By-law and the Toronto Green Building Standards requirements and have been deployed accordingly for the City of Toronto Zoning By-law; • The Site Plan makes provision for one Type G loading space accessed from the rear-lane driveway and will adequately meet the needs of the project. Appropriate service vehicle manoeuvring characteristics are provided to accommodate City of Toronto refuse vehicles and typical moving and retail delivery vehicles. Furthermore, the provision of the Type G loading space adopts a shared loading principle that is consistent with the provisions within the City of Toronto’s Proposed Zoning By-law for mixed use buildings and makes efficient use of ground floor space on-site; • Vehicle trips generated by the site are forecast to be in the order of 80 two-way trips during both the morning and afternoon peak hour periods; • Forecast site related traffic will not have an undue impact upon existing public street system operating conditions. Area public street intersections are forecast to operate satisfactorily under future traffic conditions; • No public street improvements are necessary or recommended in order to appropriately accommodate the forecast site traffic; • The proposed site driveway will appropriately accommodate the forecast site traffic without undue impact upon local street traffic operations.
In summary, the Transportation Impact Study concludes that the existing public street network can appropriately and adequately accommodate the proposed Daniels HR Corporation High Park residential condominium development without undue impact,
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and without the need for any physical improvements. The Proposed Site Plan provides for appropriately configured on-site vehicular and bicycle parking, service vehicle loading facilities, and vehicular circulation elements. The on-site vehicular parking supply will be further explored through the development application process.
5.6 Servicing
A Site Servicing Assessment was undertaken by Sernas Associates (August 12, 2010). The Site Servicing Assessment includes a detailed review of existing and proposed sanitary drainage, existing and proposed storm drainage as well as an analysis of water distribution (both domestic and fire demand).
Based on the findings of the Assessment, Sernas Associates are satisfied that the proposed redevelopment can be serviced utilizing the existing surrounding infrastructure. This can be achieved without any adverse impact to the municipal services of the surrounding area.
5.7 Environmental Assessment
Barenco Inc. has undertaken Phase I (January 2008) and Phase II (March 2008) Environmental Assessments for the 13 properties that constitute the subject lands.
The Phase I environmental assessment provides an assessment of the environmental conditions at the subject property. Evidence of potential contamination in connection with the subject properties was observed based on the presence of numerous above ground storage tanks (AST’s) and suspected coal chutes on the subject properties.
Evidence of actual contamination on the subject properties was observed during geotechnical investigation. In a soil sample collected north of the building at 1850 Bloor Street West, petroleum hydrocarbon fractions were found in excess of Ministry of Environment Residential Standards for coarse soil.
No additional actual contamination in connection with the subject properties was observed.
Based on the information collected during the Phase II Environmental Assessment, soil and ground water samples recovered from the site were within the applicable MOE Table 3 Standards for petroleum hydrocarbon fractions. As a result of the Phase II Assessment, it was recommended that further investigation be conducted to provide satisfactory delineation of the impacted area such that future remediation work can be properly and effectively implemented.
A Delineation Program was subsequently undertaken by Barenco Inc. (September 8, 2008). As a result of the delineation program, the petroleum impacted soil has been delineated. It is estimated that the impacted soil is confined within an area of approximately 350 square metres with an average thickness of approximately 3.7 metres. Based on this analysis, approximately 1,295 cubic metres of petroleum impacted soils exceeding the Table 3 residential Standards are estimated to be present on the subject property. Subject to further on site remediation, at the time
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of excavation for the proposed development, the subject properties will meet the standards established by the Ministry of the Environment for residential purposes.
5.8 Tree Preservation Report
The Tree Specialists Inc. have prepared a Tree Preservation Report (September 10, 2008). Based on the arborist report, forty-nine (49) trees were assessed in connection with the proposed redevelopment of the subject lands. Of these 49 trees, twenty (20) are City owned located within the municipal road allowance. Of these 20 trees, four are either hazardous and/or in irreversible decline with limited life spans, are not suitable for preservation and should be removed and replaced rather than attempting to preserve and protect during construction. Proposed construction is in conflict with nine City owned trees. It is not possible to sufficiently protect any of the nine trees, therefore also requiring their removal and replacement. All remaining seven City owned trees are clear of proposed construction, will retain their available tree preservation zones and will not be injured by proposed construction.
There are twenty-nine (29) trees located on private property, regulated under the Private Tree By-law. Of the 29 trees, seven are either dead, hazardous and/or in irreversible decline with limited life spans, are not suitable for preservation and should be removed and replaced rather than attempting to preserve and protect during construction. All remaining twenty-two (22) trees are in conflict with proposed construction, can not be sufficiently protected and also require removal and replacement.
The Tree Preservation report provides a list of recommendations to help mitigate construction disturbance for all city-owned trees scheduled for preservation.
5.9 Stage 1 and Stage 2 Archaeological Assessments
A Stage 1 and Stage 2 Archaeological Assessment was undertaken by Archaeological Services Inc. (August 2010). The Stage 1 background assessment determined that no sites had been registered within the limits of the subject property and two sites had previously been registered within a two-kilometer radius. A review of the general physiography of the study area and local nineteenth century land uses suggested that the subject property encompasses an area that exhibits potential for the presence of both pre-contact and historic archaeological resources based on the presence of an extinct creek and the historic transportation route of current Bloor Street West.
The stage 2 field assessment of the property was conducted on those lands deemed to have archaeological potential using a test pit survey at five metre transect interval and judgmental test pitting within lands where soil disturbance was encountered. During the course of the survey, no archaeological resources were found.
Therefore, it is recommended that the subject lands be considered clear of any further archaeological concerns, with the provision that the appropriate authorities must be notified should deeply buried archaeological or human remains be encountered during any future work on the property.
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5.10 community Services and Facilities
In keeping with the requirements of the City of Toronto Development Guide, an assessment of available community services and facilities has been undertaken (see Appendix ‘A’). The assessment includes a demographic profile, as well as an inventory of key publicly funded services and facilities.
The neighbourhood of High Park has been changing over the past 10 years. The population has increased over this time period, with a fairly even distribution among all age categories. The area is made up of 40% immigrants with only 10% of this total being recent immigrants. Both have declined since 1996.
The site and area are well served by a variety of public parks with over 240 hectares of parkland. The library branches in the area can presently accommodate the residents of the area, with some room to accommodate additional population growth. Capacity exists within the local schools to accommodate additional population. It is expected that the number of students generated by this proposal will have no additional impacts on the schools in the attendance area. The area is well served by other community facilities such as a hospital and supporting emergency services and a number of places of worship.
5.11 housing Issues
A Rental Housing Demolition and Conversion form has not been filed with this application. The site is subject to an ongoing Ontario Municipal Board (OMB) appeal brought by W.J. Holdings Limited, related to an application for demolition permits filed in 2006 for the 13 dwellings on the site. Although the OMB has authorized the demolition, the matter is currently pending before Divisional Court, with a hearing anticipated in October 2010. Thus, we are hopeful that the matter will be resolved during the processing of this application.
There are currently no residential tenants on the site, and both the City and the OMB have confirmed that in light of the 2006 demolition applications, a section 111 permit application is not required.
Despite the outstanding demolition permit applications, Daniels has confirmed that it will provide replacement rental housing within the development. Thus, replacement rental housing will be negotiated as part of this development application.
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6.0 CONCLUSION
The proposed redevelopment of the subject site fits and is compatible with the existing built form context and will reurbanize an underutilized site.
From a land use policy perspective, the site is well suited for mixed-use intensification given its proximity to transit and other municipal infrastructure, consistent with the policy direction established in the Provincial Policy Statement, the Greater Golden Horseshoe Growth Plan and the Toronto Official Plan.
The desired intensification goals articulated in the PPS and Growth Plan are particularly noteworthy in this instance given the property’s access to 2 existing subway stations.
From an urban design perspective, the development will replace an underutilized lot with an attractive new mixed-use development. The proposed mid-rise form is appropriate at this location because it provides an articulated street wall-edge along Bloor Street and responds well to its immediate context.
The proposed development has been designed to be in keeping with the City’s current urban design policies and achieves the intent and objectives of the mid-rise Building and Avenues Design Guidelines. The proposal has been comprehensively assessed through the undertaking of a number of additional studies including community services and facilities, traffic impact and parking, site servicing, environmental assessment, archaeology and tree preservation. Based on these detailed assessments, the proposed development can be accommodated by existing infrastructure.
Accordingly, it is our opinion that the proposed application is appropriate and desirable and should be approved.
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APPENDIX A Community Services & facilities Planning and Urban Design Rationale - Daniels HR Corporation September 2010
APPENDIX A – COMMUNITY SERVICES AND FACILITIES
1.0 Introduction
This appendix provides a review of community services and facilities that are available to residents in the vicinity of the subject site. Key services include publicly funded schools, child care facilities, libraries, parks and community centres.
1.1 Purpose
The purpose of this community services and facilities analysis is to identify the range of existing community resources that are available, and to identify priorities that should be considered in connection with the subject proposal.
1.2 Study Area
The boundaries that were selected as the study area for this Community Services and Facilities Study encompasses all of Ward 13 and the West portion of Ward 14, which closely coincides with the borders of Parkdale-High Park. The boundaries of this study area are: Dundas Street to the north, The Queensway to the south, Roncesvalles to the east and Humber River to the west. The study area boundary is shown on Figure A1.
1.3 Methodology
An inventory was compiled of key publicly funded services and facilities including schools, child care facilities, community centres, parks and libraries. Census data from the High Park North Neighbourhood profile was found on the City’s website (www.toronto.ca) and through census tract information from Statistics Canada. This information was examined to develop a short demographic profile of the area.
2.0 Demographic Profile
The subject site is located within the High Park North Neighbourhood and this neighbourhood will be used for the demographic analysis portion of this community services report. This boundary is Annette Street/Humberside Avenue to the north, Dundas Street West to the East, Bloor Street West to the south, and Runnymede Road to the east.
2.1 General
2.1.1 Population
Between 1996 and 2006, overall population increased by 0.9 % or 185 residents. Youth and Working Age groups increased, while children and seniors decreased over this 10-year span. The age distribution of the High Park neighbourhood is fairly close to that of the City as a whole.
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In recent years, 2001 to 2006 census data shows a 1 percent decrease in population in the demographic study area, which translates to a population loss of 245 residents (21,235 to 20,990). When compared to the City as a whole, the demographic study area has a markedly higher proportion of residents of working age (65% vs. 56.8%), a lower proportion of children (12% vs. 16.4%) and youth (11% vs. 12.7%). This largely coincides with a mature demographic profile comprised of a significant number of empty nesters.
Table A1 – Population by Age Group compared to City
High Park High Park High Park City of Toronto Age Group (1996) (2001) (2006) (2006) # (%) # (%) # (%) # (%) Children 2,835 14 2,655 13 2,480 12 409,620 16.4 (0-14) Youth 1,850 8 2,125 10 2,295 11 318,655 12.7 (15-24) Working Age 13,315 64 13,765 65 13,600 65 1,421,545 56.8 (25-64) Seniors 2,805 13 2,690 13 2,615 12 353,455 14.1 (65+)
Total 20,805 100 21,235 100 20,990 100 2,503,281 100
2.1.2 Immigration
The following information is based on the 2006 census data for the High Park North neighourhood taken from the City of Toronto’s website (www.toronto.ca).
The neighbourhood experienced the highest level of immigration between 1991 and 2000 reaching 35%.
Table A2 - Period of Immigration
Before 1961 10% 1961-1970 6% 1971-1980 9% 1981-1990 11% 1991-2000 35% 2001-2006 29%
The immigration census data (see Table A3) indicates that the percentage of Visible Minority within the neighbourhood has marginally increased between 1996 and 2006, as well as the number of non-permanent residents. The number of immigrants as well as recent immigrants has decreased over the ten-year time span.
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Table A3 - Immigration
High Park North High Park North High Park North (1996) (2001) (2006) # % # % # % Total Population 20,805 100 21,235 100 20,990 100 Visible Minority 3,710 18 4,175 20 4,150 20 Canadian Citizenship 17,150 83 17,265 81 17,460 83 Immigrants 9,415 45 9,410 44 8,500 40 Recent Immigrants 2,810 14 3,065 14 2,130 10 Non-Permanent Residents 500 2 420 2 820 4
2.1.3 Income
The following information is based on the census data for this neighbourhood taken from the City of Toronto’s website (www.toronto.ca) as well as Statistics Canada information.
The income characteristics of this neighbourhood have seen some change between 1996 and 2001 (see Table A4). The average household income as well as the average family income has increased between 1996 and 2001. The number of low- income families and low income households has also has increased, although very moderately between 1996 and 2001.
Table A4 – Income
1996 2001 2006 City of Toronto 2006 Average household income ($) 49,950 63,891 n/a 80,343 Average family income ($) 60,360 76,310 n/a n/a Low income families 5,205 5,335 n/a 134,250* Low income singles 6,260 6,120 n/a 165,160* Low income households 20,665 20,800 n/a 604,050*
* Estimate derived from the incidence % of 2005 before tax low income provided by Statistics Canada
1) “Household” refers to a person or group of persons who occupy the same dwelling. It may consist of a family with or without other non-family members.
2) “Family” refers to couple (married or common law with or without children) or alone parent with at least one child. It may also refer to grandchildren living with grandparents without a parent present.
Note: Statistics Canada does not provide 2006 statistics relating to income for individual census tracts.
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2.2 Demographic Analysis
An extensive demographic analysis was conducted for the study area (High Park North Neighbourhood) in which the following characteristics were examined from 1996-2006, as taken from data from Statistics Canada: age groups; family size; education; labour force; and housing.
2.2.1 Age Groups
Table A5 shows that over a 10-year span, the Youth and Working Age groups have increased, while the Children age group and Senior’s age group has decreased slightly. This would suggest that the population of the neighbourhood is aging at a fairly steady rate. As a result, demand for community services such as child care and parks can be expected to have decreased, or remained stable, while demand for seniors’ services and medical services would be decreasing moderately.
Table A5 – Population by age group
(1996) (2001) (2006) Age Group # % # % # % Children 2,835 14 2,655 13 2,480 12 (0-14) Youth 1,850 8 2,125 10 2,295 11 (15-24) Working Age 13,315 64 13,765 65 13,600 65 (25-64) Seniors 2,805 13 2,690 13 2,615 12 (65+)
Total 20,805 100 21,235 100 20,990 100
2.2.2 Family Size
As shown in Table A6, family sizes increased between 2001 and 2006. Families with one two and three children all increased between 2001 and 2006 within the High Park Neighbourhood.
Table A6 – Family Size
(2001) (2006) Number of Children # % # % One 645 52% 880 45% Two 465 38% 865 44% Three 130 10% 215 11% Four - Five - - - - Six or more - - - - Total 1,240 100 1,960 100
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2.2.3 Education
Table A7 reveals that a significant number of residents have university bachelor degrees or higher in addition to the number of individuals that have obtained high school diplomas, as well as the number of individuals with trades certificates, and college diplomas. Those with university degrees are decreasing slightly.
Table A7– Education
(1996) (2001) (2006) Education # # # Less than grade 9 1,155 590 n/a Grades 9 – 13 without high school diploma 2,155 1,520 1,420 Grades 9 – 13 with high school diploma 1,770 975 2,265 Trades Certificate 450 790 680 College Diploma 955 2,075 2,130 University with bachelor’s degree or higher 6,450 5,720 6,185
2.2.4 Labour Force
Generally, between 1996 and 2006, the neighbourhood has seen an increase in the number of residents working in the trades, transport and equipment operators, and a decrease in the number of people working in the management and business and finance sector as shown in Table A8.
Table A8 – Labour Force
(1996) (2001) (2006) Labour Force # % # % # % Management 6,685 39% 1,095 12% 1,140 10% Business, finance and 2,550 15% 1,990 21% 1,865 16% administrative Natural and applied sciences and 1,015 6% 2,030 22% 1,135 10% related Health 595 4% 540 6% 575 5% Social science, education, 1,340 8% 245 3% 1,275 11% government service and religion Art, culture, recreation and sport 865 5% 760 8% 740 7% Sales and service 2,645 16% 1,690 18% 1,875 17% Trades, transport and equipment 710 4% 720 8% 2,490 22% operators and related Unique to primary industry 35 0.2% 10 0.1% 75 1% Unique to processing, 520 3% 335 4% 165 1% manufacturing and utilities Total 16,960 100 9,415 100 11,335 100
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2.2.5 Housing
As indicated in Table A9, this neighbourhood is predominantly characterized by a large number of apartment buildings that have 5 or more storeys. The majority of the occupied private dwellings in the community are rented (68%).
Table A9 – Housing
(1996) (2001) (2006) Housing Type/Tenure # % # % # % Occupied private dwellings 10,495 33% 10,420 33% 10,335 33% - Owned 2,775 9% 2,995 10% 3,305 11% - Rented 7,730 25% 7,430 24% 7,025 23% - Single-detached house 1,595 5% 1,600 5% 1,352 4% - Semi-detached house 685 2% 600 2% 696 2% - Row house 110 0.3% 105 1% 106 0.3% - Apartment, detached duplex 440 1% 685 2% 426 1% - Apartment, building that has 5+ storeys 5,850 19% 5,705 18% 5,787 19% - Apartment, building that has <5 storeys 1,785 6% 1,615 5% 1,964 6% - Other 20 1% 35 1% 9 0.2% - Movable dwellings 0 0 0 0 0 0 Total 31,485 100 31,190 100 31,005 100
3.0 Recent Development Activity
Table A10 indicates all recent development activity within the study area.
Table A10 – Development Activity
Location Approval Status Description A proposal to convert a listed heritage Application Submitted building into a 34 unit residential 152 Annette St. Jun 28, 2010 condominium building with 22 parking stalls. Application Submitted Propose conversion of existing church to 200 Annette St. Apr 16, 2010 8 unit residential condominium. First phase of two phased condominium Draft Approval project consisting of one 29 storey, 464 103 The Queensway May 21, 2010 residential unit building atop 3 levels of underground garage. Townhouse development consisting of 5 dwelling units, 3-storeys in height, with Application Submitted 61 Vine Ave. a carport and /or parking area provided Mar 25, 2010 at the rear of each lot, accessed from a public lane.
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4.0 community Services and Facilities Inventory
The following is an inventory of service agencies serving the subject site and surrounding area and describes the primary type of service provided by an organization, although several other types of programs may be offered from that location as well. The locations of these services are shown on Figure A1.
4.1 SCHOOLS
Figure A1 shows the location of Public and Catholic schools within the Study Area. They are listed in Table A11.
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Table A11 – Schools Within the Study Area
School Address School Type
High Park Alternative Jr. School 265 Annette St. Public School (JK to Gr. 8) Annette Street Junior and Senior Public Elementary School 265 Annette St. P.S. (JK - Gr. 8) Runnymede Junior and Senior Public Elementary School 357 Runnymede Rd. P.S. (JK - Gr. 8) Public Elementary School Keele St. Jr. P.S. 99 Mountview Ave. (JK - Gr. 6) Public Elementary School Mountview Alternative School 99 Mountview Ave. (JK - Gr. 6) 285 Indian Road Public Elementary School Indian Rd. Crescent P.S. Crescent (JK - Gr. 6) Public Elementary Swansea P.S. 207 Windermere Avenue (JK- Gr. 8) Public Elementary Warren Park Jr. P.S. 135 Varsity Road (JK to Gr. 6) Public Elementary School Humbercrest P.S. 14 St Marks Road (JK - Gr. 8) Public Elementary Garden Avenue P.S. 225 Garden Avenue (JK to Gr. 6) Public Elementary Howard P.S. 30 Marmaduke Street (JK to Gr. 6) Secondary School Humberside Collegiate Institute 280 Quebec Ave. (Gr. 9-12) Western Technical Commercial Secondary School 125 Evelyn Cres. School (Gr. 9-12) Catholic Elementary St. Cecilia 355 Annette St. (JK- Gr. 8) Catholic Elementary St. James 230 Humbercrest Blvd. (JK- Gr. 8) Catholic Elementary James Culnan 605 Willard Ave (JK- Gr. 8) Catholic Elementary St. Pius X 71 Jane Street (JK- Gr. 8) Catholic Secondary Bishop Marrocco/Merton 1515 Bloor St. W (Gr. 9-12)
The Toronto District School Board (TDSB) advises that the subject property is within the regular attendance boundary of the following public schools:
• Keele Street Jr. PS • Runnymede Jr./Sr. PS • Humberside CI • Western Tech
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The Toronto Catholic District School Board (TCDSB) indicates the subject property is within the attendance boundary of the following Catholic schools:
• St. Cecilia • Archbishop Romero • Bishop Allen • Bishop Marrocco
4.1.1 School Capacities
Tables A12 and A13 set out a description of the capacities, enrollments and utilization rates for the schools in the attendance area boundary for both School Boards.
Table A12 – Capacities and Enrollment of TDSB Schools in the Attendance Area Boundary.
Utilization School Capacity Enrollment Portables Rates Elementary Annette Street Jr. and Sr./High 671 553 82% 0 Park Alternative Jr. Runnymede Junior and Senior 866 965 111% 2 Keele St. Jr. P.S./Mountview 383 374 98% 3 Alternative School Indian Rd. Crescent P.S. 311 247 79% 0 Swansea P.S. 539 585 108% 5 Warren Park Jr. P.S. 282 134 47% 0 Humbercrest P.S. 685 626 91% 0 Garden Avenue P.S. 236 201 85% 0 Howard P.S. 501 482 96% 0 Secondary Humberside Collegiate Institute 1041 1068 103% 0 Western Technical Commercial 2565 1649 64% 0
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Table A13 – Capacities and Enrollments of TCDSB Schools in the Attendance Area Boundary
School Capacity Enrollment Utilization Rates Portables Elementary St. Cecilia 438 431 98% 0 St. James 288 240 83% 1 James Culnan 547 307 56% 0 St. Pius X 254 426 168% 3 Secondary Archbishop Romero 945 850 90% 0 Bishop Allen 717 1,497 132% 2 Bishop Marrocco 1158 783 68% 0
4.1.2 Pupil Yields
The TDSB and TCDSB have provided the appropriate multipliers to calculate the anticipated pupil yields. The proposed redevelopment will result in an additional 346 units.
The calculations are summarized on Tables A14 and A15.
Table A14 – Potential Pupil Generation from TDSB
Unit Type # of Units Elementary Secondary Total Units 346 45 28 TOTAL 346 45 28
A total of 45 elementary students, and 28 secondary students are expected to be generated from the proposed development. The expected generated elementary students can be accommodated at Keele Street and Mountview Alternative, which are just below capacity, or at Indian Road Crescent or Annette Street Jr., which are both below capacity by approximately 20%. The additional secondary school students that are expected to be generated by the proposal can be accommodated at Western Technical Commercial. Humberside College Institute is also just slightly above capacity, so could also potentially accommodate more secondary students.
Table A15 – Potential Pupil Generation from the TCDSB
Unit Type # of Units Elementary Secondary Bachelor, 1-Bedroom & 1-Bedroom + Den 259 3 0 2-Bedrooms, & 2-Bedrooms + Den 63 2 0 3-Bedroom + Den 24 1 0 TOTAL 346 6 0
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A total of 6 elementary students, and 0 secondary student generated from the proposed development will not have any significant impact on the current enrollment/capacity ratios within the identified schools.
It will be seen that the anticipated TCDSB yields are also modest and not large enough to change enrollment/capacity ratios in any of the affected schools to any substantive degree.
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4.2 Parks/Open Space and Recreation
Table A16 summarizes the acreage and facilities of the parks within this neighbourhood.
Table A16 – Recreation Facilities and Amenities Within the Study Area C ommunity entre C ourt Tennis Indoor Rink Outdoor Rink Indoor Pool OutdoorPool Baseball F ield Bocce C ourts Indoor Bocce C ourt F ootball/Soccer ield Playground Area (ha) Grand Park 0.34 Magwood Park 8.33 Homesmith Park 41.15 Old Mill Site Park 0.9 Etienne Brule Park 20.65 Cashman Park 0.26 Cashman Park Island 0.03 Lessard Park 1.46 Beresford Park 0.29 George Chater Park 0.23 Neil McLellan Park 0.30 Kennedy Margdon Parkette 0.25 Parkview Garden 0.07 Lithuania Park X X 2.23 Ravina Gardens Park 2.22 Runnymede Park 4.49 Baird Park 0.98 Dundas Watkinson Parkette 0.09 Dupont Parkette 0.15 Willard Gardens Parkette 0.27 Rambert Crescent Parkette 0.21 Waller Avenue Ravine Lands 0.3 Rennie Park 11.89 Ormskirk Park 0.52 High Park X X X X 142.42 L.M Mongomery Park 0.11 Traymore Park 0.12 South Kingsway Parkette 0.23 Riverside Parkette 0.09 Total Park Area 240.58 X – Indicates the closest recreational facility and/or amenity to the subject property.
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4.2.1 Recreation
Four recreation facilities (community centres), operated by the City of Toronto’s Parks and Recreation Division, serves the study area.
A description of the location and types of activity rooms available are contained within Table A17.
Table A17 – Description of Community Centres within Study Area.
Annette Community Recreation Centre Location 333 Annette Street Facilities Multi Purpose Room(s), Weight Room, Swimming Pool, Kitchen Preschool Kindertots Ages 1-5 Creative Dance, Ballet, Piano (Private), Crafts, Arts Guitar (Private), Art Studio, Cartooning, Drawing Ages 6-19 & Sketching, Jazz, Crafts-Model Airplane Building, Line Dance, Watercolour Camps Playschool, Art Camp, Recreational Camp, Sports Ages 3-12 Camp Caregiver & Tot Yoga, Caregiver & Child Yoga, Fitness Fitness, Hatha-Yoga, Pilates, Taoist Tai Chi, Ages 2+ Services/Programs Weight Room General Interest Dog Obedience Training Ages 19+ Badminton, Gymnastics, Soccer, Judo- Sports Instructional/Recreational, Ball Hockey, Ages 4+ Basketball, Volleyball Older Adults Osteo-Arthritis, Seniors Club Ages 60+ Swimming Leisure Swim, Adult/Older Adult Lane Swim, (Indoor) Older Adult Swim (Closed for Summer Renovations)
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Swansea Community Recreation Centre Location 15 Waller Avenue Facilities Multi Purpose Room, Gymnasium, Swimming, Kitchen Preschool Caregiver & Tots Get Together, Creative Ages 1-5 Playschool, Gym & Craft Creative Movement, Dance Exercise, Arts Piano, Drawing & Sketching, MMM/ Ages 3-19+ Exercise & Dance, Paining-Oil Camps Playschool, Action Afternoon, Swim Camp Ages 3-12 (Ultra Levels 1-9), Sports Camp Services/Programs Fitness Muscle Conditioning, Power Yoga, Yoga- Ages 16+ Kripalu, Cardio High/Low, Fitness/Cardio Sports Jr. Ball Hockey, Karate, Girls Club, Sports Ages 6+ Zone, Badminton, Soccer, Volleyball Older Adults M.M.M Gentle Exercise Ages 60+ Swimming Leisure Swim, Adult/Older Adult Lane (Indoor) Swim
Keele Community Centre Location 181 Glenlake Ave. Facilities Multi-Purpose Room(s),Gymnasium, Partial Accessibility Preschool Tiny Tots Camp, Playschool, Kindertots Ages 3-5 Sports T-Ball, Tumbling, Soccer Skills Ages 4-6 Camps Summer Fun Camp Ages 6-8 Services/Programs Camps Multi-Sports Camp, Youth Camp Ages 9-13 Fitness Pilates, Yoga-Ashtanga, Hatha, Ages 16+ Sports Badminton, Volley-ball, Basketball, Karate Ages 16+
4.3 child Care Services
Table A18 is a listing of selected Child Care facilities within the study area with enrolment and reported vacancies for each child care program.
As of July 2010, the service providers within this area reported a total of 79 vacant spaces and 190 spots on the subsidy wait list (across all age groups). The majority of the subsidy wait list was for the Pre-school age group.
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Table A18 – Child Care Facilities Within the Study Area (Rates are accurate as of July 2010)
Program Enrolment / Reported Vacant
Infant (0 to 18 months) Toddler (18 months to 2.5 years) Pre-school (2.5 to 5 years) School Age (6 to 10 years) Total Capacity - - 16 - 16 A Place To Play Nursery Vacant - - - - - School Of Bloor West Village Wait List - - - - - Capacity - - 6 25 30 Angelgate Daycare Inc. Vacant - - - - - Wait List - - - - - Capacity - 24 - 24 Bloor West Nursery School Vacant - - - - - Wait List - - - - - Capacity - - 16 - 16 Children’s Creative Corner Vacant - - - - - Co-Op Nursery School Wait List - - - - - Capacity - 10 26 15 51 Cooper Mills Child Care Vacant - 4 - - 4 Centre) Wait List - 2 7 7 16 Capacity 10 20 24 - 54 Early Enrichment Day Care Vacant - - - - - (St. John’s West Toronto) Wait List 5 1 5 - 11 Capacity 10 25 32 - 67 High Park Early Learning Vacant - - - - - Centre Wait List 13 11 19 - 43 Capacity - - 16 - 16 Humbercrest Nursery School Vacant - - - - - Wait List - - - - - Capacity - - - 30 30 Humbercrest School Age Vacant - - - 1 1 Ymca Wait List - - - 2 2 Capacity 10 30 76 - 116 Humberside Montessori Vacant - - - - - Wait List - - - - - Capacity - 40 50 90 Junction Day Care Centre Vacant - - - - - Wait List - - 6 6 12
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Capacity - - 24 50 74 Keelmount Daycare Centre Vacant - - - 2 2 Wait List - - 14 10 24 Capacity - - - 25 25 King George B & A School Vacant - - - 2 2 Program Wait List - - 1 1 Capacity - - 32 30 62 Macaulay Child Development Vacant - - - - - Centre Wait List - - 7 2 9 Capacity - - 24 - 24 Novus Day Nursery Vacant - - 10 - 10 Wait List - - 8 - 8 Capacity - 15 19 - 34 One Step At A Time Child Vacant - - - - - Care Ltd. Wait List - - - - - Plasp Lunch & After School Capacity - - - 45 45 Program St. Pius X Catholic Vacant - - - - - School Wait List - - - - - Capacity - - - 30 30 Plasp Lunch And After School Vacant - - - - - Program (St. Cecilia) Wait List - - - - - Capacity - 10 36 - 46 Precious People Place Centre Vacant - - - - - Wait List - - - - - Capacity - - - 45 45 Runnymede Adventure Club Vacant - - - - - Wait List - - - - - Capacity - 15 24 - 39 Stepping Stones Day Nursery Vacant - - - - - Wait List - - - - - Capacity - - - 60 60 Swansea Kids Place Vacant - - - 8 8 Wait List - - - 4 4 Capacity - - 24 10 34 Swansea Nursery School Vacant - - - - - Wait List - - 3 1 4 Capacity - - 20 - 20 The Ontario Foundation For Vacant - - - - - Visually Impaired Children Wait List - - - - - Capacity - - 16 - 16 Time For Play Day Care Vacant - - - - - Wait List - - - - - Capacity - - 22 22 44 Treasured Moments Nursery Vacant - - 24 - 24 Wait List - - - - -
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Capacity - - 16 - 16 Ukrainian Co-Op Nursery Vacant - - 24 - 24 School Wait List - - - - - Capacity 10 10 32 - 52 Windermere Early Learning Vacant 3 0 1 - 4 Centre Wait List 9 15 11 - 25 Capacity - - 24 - 24 Bloorview Kids Rehab-High Vacant - - - - - Park Wait List - - 2 - 2 Capacity - 10 42 30 82 High Park Jr Ymca Vacant - - - - - Wait List 5 6 9 20 Capacity - - 20 68 88 Howard Park Children’s Vacant - - - - - Centre Wait List - - 1 1 2 Capacity - - 36 - 36 Kids Zone Daycare On Vacant - - - - - Constance Wait List - - - - - Capacity - 15 36 - 51 Kids Zone Daycare Inc. Vacant - - - - - Wait List - - - - - Capacity - 5 10 33 48 Sunnyside Day Care On High Vacant - - - - Park Blvd. Wait List - - - - - Capacity - - 36 52 88 Sunnyside Garden Avenue Vacant - - - - - Day Care Wait List - - 2 1 3 Capacity - 10 24 - 34 Learning Step Childrens Vacant - - - - - Center Wait List - 2 2 - 4
GRAND TOTAL 1,627 (Capacity) GRAND TOTAL 79 (Vacant) GRAND TOTAL 190 (Wait List)
4.3.1 Projected Child Care Yield
The City of Toronto has provided the appropriate multipliers to calculate the anticipated child care yields. Applying these multipliers to the additional 346 units, it is estimated that there will be approximately 13 additional children generated who will need infant, toddler, or pre-school care, and 14 additional children who will require pre-school care. As compared with Table A18 above, it is not likely that the additional yield of children from the proposed development will impact the present facilities in the area.
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4.4 Toronto Public Libraries
There are three public library serving the area. The services offered at these facilities are described below.
Swansea Memorial Branch
This neighbourhood branch, located at 95 Lavinia Ave., offers services such as Internet access and computer terminal workstations. The collection material at the Swansea Memorial Branch includes:
• Books on Tape or CD/Audiobooks/Cassette books • Large Print Collection • Parenting Collection • Book Drop - 24 Hours • Internet workstations (2) • Seating (20) • Word Processing Workstations (2)
Runnymede Branch The Runnymede branch located at 2178 Bloor St. West offers services such as Internet access and computer terminal workstations. The following collection material is available in English:
• Adult Literacy Materials • Best Bets • Books on Tape/Audiobooks/Cassette books • English as a Second Language Materials - Adult • Graphic Books • Language Learning Kits • Large Print Collection • Parenting Collection • Other: Maps • Book Drop - 24 Hours • Exhibit/Art Gallery • Internet workstations (14) • Seating (66) • Word Processing Workstations (2)
The Runnymede branch also offers the following available collections in French for both adults and children:
• Print • CDs • DVD/Videos • Periodicals
Adults and children’s multilingual collections are also available in Lithuanian, Polish, Russian, Ukrainian that include selected Print, CDs, DVD’s/Videos and Periodicals.
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The following services are also provided at the Runnymede Branch:
• Book Drop - 24 Hours • Exhibit/Art Gallery • Internet workstations (14) • Seating (66) • Word Processing Workstations (2)
High Park Branch
The High Park Branch located at 228 Roncesvalles Ave. offers services such as Internet access and computer terminal workstations. High Park Branch Library’s collection material includes:
• Adult Literacy Materials • Best Bets • Books on Tape or CD Audiobooks/Cassette books • CD ROMs - Children • English as a Second Language Materials - Adult • Language Learning Kits • Large Print Collection • Parenting Collection
4.5 Emergency Services
The stations that serve the residents of the proposed development are outlined below:
4.5.1 Toronto Fire Services
The Closest fire station to the site is Station # 423 located at 358 Keele Street just south of Dundas Street West.
4.5.2 Toronto Emergency Medical Services
An ambulance station (EMS Station #32) is located at 9 Clendennan Avenue.
4.5.3 Toronto Police Services
The police station serving the subject property and surrounding area is 11 Division located at 209 Mavety St.
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4.6 Hospitals
The closest Hospital to the study area is St. Joseph’s Health Centre, located at 30 The Queensway. St. Joseph’s Health Centre has served the health care needs of the diverse communities of South West Toronto for over 80 years.
4.7 Places of Worship
Table A19 lists the places of worship in the study area.
Table A19 – Places of Worship in the Study Area
Religious Institutions Location Anglican Parish Church 360 Windermere Avenue Saint Pius The X Church 2305 Bloor Street West Windermere United Church 356 Windermere Avenue St. Paul’s Runnymede 404 Willard Avenue Runnymede Community Church 60 Colbeck Street Archdiocese of Toronto St James 728 Annette Street Runnymede Presbyterian Church 680 Annette Street Runnymede United Church 432 Runnymede Road Gospel of Love 624 Annette Street Humbercrest United Church 16 Baby Point Road Albanian Muslim 564 Annette Street Morningside-High Park Presbyterian Church 4 Morningside Avenue The Church at Toronto 170 Gilmour Avenue Celestial Church of Christ 3339 Dundas Street West Ghanaian Presbyterian Church of Toronto 51 High Meadow Pl Holy United Church of Jesus Christ 3291 Dundas Street West Park Lawn Baptist Church 276 Park Lawn Road St. Mark’s R C Church 277 Park Lawn Road Toronto West Community Church 606 Jane Street Church of God Prophecy 3200 Dundas Street West Anglican Parish Churches 288 Humberside Avenue Hanuhl Church 260 High Park Avenue Holy Cross Priory 204 High Park Avenue Madonna House 501 Parkside Drive Redeemer Lutheran Church 1691 Bloor Street West Oblate Fathers Assumption Province 71 Indian Trail St Joan of Arc Church 1701 Bloor Street West High Park Baptist Church 9 Hewitt Avenue Vineyard Christian Fellowship 6 Edna Avenue Keele Street Christian Church 97 Annette Street Spanish Baptist Church 343 Keele Street Mission of the Vietnamese Martyrs 161 Annette Street Hallelujah Fellowship Baptist Church 425 Pacific Avenue
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5.0 Summary
The neighbourhood of High Park has been changing over the past 10 years. The population has increased over this time period, with a higher proportion of working age group, and lower proportion of youth and children age groups. The area is made up of 40% immigrants with only 10% of this total being recent immigrants. Both have declined since 1996. The neighbourhood’s low-income singles have decreased, while the neighbourhoods low income families have increased between 1996 and 2001.
The site and area are well served by a variety of public parks with over 240 hectares of parkland. The library branches in the area can presently accommodate the residents of the area, with some room to accommodate additional population growth. Capacity exists within the local schools to accommodate additional population. It is expected that the number of students generated by this proposal will have no additional impacts on the schools in the attendance area. The area is well served by other community facilities such as a hospital and supporting emergency services and a number of places of worship.
The subject property is served by 1 catholic elementary school, St. Cecilia, and 3 catholic secondary schools, Archbishop Romero, Bishop Allen and Bishop Marrocco. The subject property is served by 2 public elementary schools, Keele Street Jr. PS and Runnymede Jr. and Sr. PS, and 2 public secondary schools, Humberside CI and Western Tech.
The proposed development would generate 45 elementary students and 28 secondary students in the public school system, and 6 elementary students and 0 secondary students in the separate school system. Both the TDSB and TCDSB will be able to occupy the generated number of students in the elementary and secondary school spaces.
With respect to childcare, it is estimated that there will be approximately 13 additional children generated who will need infant, toddler, or pre-school care, and 14 additional children who will require pre-school care. It is not likely that the additional yield of children from the proposed development will impact the present facilities in the area.
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APPENDIX B Sun/Shadow Study Planning and Urban Design Rationale - Daniels HR Corporation September 2010
Shadow Study dated March 21st
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Shadow Study dated June 21st
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Shadow Study dated December 21st
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APPENDIX C Avenue Segment Study Planning and Urban Design Rationale - Daniels HR Corporation September 2010
1.0 INTRODUCTION
This Segment Avenue Study is a requirement under the new City of Toronto Official Plan, which was approved, with modifications, by the Ontario Municipal Board on July 6, 2006, (with the exception of certain policies and land use designations).
In Section 2.2.3 Avenues: Reurbanizing Arterial Corridors, Policy 3 states that:
“3 a) Development may be permitted on the Avenues prior to an Avenue Study and will be considered on the basis of all the policies of this Plan. Development on the Avenues prior to an Avenue Study will implement the policies of the Plan for the relevant designation area(s).
b) Development in Mixed Use Areas on Avenues, prior to an Avenue Study has the potential to set a precedent for the form and scale of reurbanization along the Avenue. In addition to the policies of the Plan for Mixed Use Areas, proponents of such proposals will also address the larger context and examine the implications for the segment of the Avenue in which the proposed development is located. This review will:
i) include an assessment of the impacts of incremental development of the entire Avenue segment at a similar form, scale and intensity, appropriately allowing for distinguishing circumstances;
ii) consider whether incremental development of the entire Avenue segment as identified in the above assessment would adversely impact any adjacent Neighbourhoods or Apartment Neighbourhoods;
iii) consider whether the proposed development is supportable by available infrastructure; and
iv) be considered together with any amendment to the Official Plan or Zoning Bylaw at the statutory public meeting for the proposed development. Development requiring a rezoning will not be allowed to proceed prior to completion of an Avenue Study unless the review demonstrates to Council’s satisfaction that subsequent development of the entire Avenue segment will have no adverse impacts within the context and parameters of the review.
The subject site is located along a designated “Avenue” where Avenue Studies have not been prepared. This report seeks to:
• Identify and analyze development potential on other prospective development sites within the designated “Avenue” which comprises Bloor Street West.
• Provide a synopsis of traffic and transportation implications arising from the redevelopment of the potential sites within the subject corridor, which forms part of a traffic impact analysis.
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• Provide a synopsis of the functional servicing study prepared to address the serviceability of the subject site for the proposed redevelopment as well as other potential redevelopment sites as determined through the preparation of a segment study; and
• Review community services and facilities within an appropriate “study area” context that includes the subject corridor.
Apart from the “Avenues” policy considerations, this report also addresses other policies in the new City of Toronto Official Plan. The coverage area of the Segment Avenue Study was determined in consultation with the City of Toronto Planning Department. The western terminus is Glendonwynne Road, while the eastern terminus is Keele Street.
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2.0 SURROUNDING AREA
2.1 Site and Surrounding Area
The 5,139 sm. site is located on the north side of Bloor Street West between Pacific Avenue and Oakmount Road and is municipally known as 35 and 37 Pacific Avenue, 1844-1854 Bloor Street West and 6-14 Oakmount Road. The site is currently occupied by 13 two to three-storey house-form buildings which are abandoned and boarded up. These buildings have been and continue to be the subject of a protracted OMB and Divisional Court process. As explained in Section 5.11 of this report, Daniels HR Corporation has committed to negotiate the replacement rental units as part of the redevelopment of the subject lands.
To the north, the site backs onto a vacant lot which sits atop a TTC right-of-way. North of that is a 17-storey residential apartment building. The property includes a surface parking lot and an outdoor swimming pool on the south side of the building. Further north, on the same block, are three other slab-type apartment buildings ranging between 12 and 23 storeys.
To the south, on the south side of Bloor Street West is High Park, one of the City’s largest open spaces.
To the east, on the east side of Oakmount Road are several residential properties containing low-rise house-form buildings. Directly north of the residential properties are high-rise apartment buildings forming part of the North High Park Neighbourhood which is characterized by mid and high-rise development. Similarly, to the west, on the west side of Pacific Avenue are several low-rise apartment buildings backing onto mid and high-rise type development.
Bloor Street
As indicated previously, Bloor Street West is designated as an “Avenue” in the new City of Toronto Official Plan. Bloor Street is a major arterial road with a planned right of way width of 27 metres (Map 3 of the Official Plan). Along High Park and in the general vicinity of the subject site, Bloor Street consists of low-rise apartment buildings predominantly characterized in a courtyard format, and large house-form buildings with occasional retail or office use at grade.
The character of Bloor Street West begins to change towards the west end of High Park near Clendenan Avenue. With buildings on both sides of the street, Bloor reacquires its main street look and feel. Built form consists low apartment buildings, mid-rise buildings and 2 to 3-storey mixed-use buildings forming a continuous street wall edge. At grade, the buildings typically contain retail and office/commercial uses.
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3.0 “SUB-AVENUE” ANALYSIS
3.1 “Avenues” Policy Criteria
“Avenues” have been identified in the new Official Plan as suitable for incremental accommodation of substantial amounts of new growth, especially new housing, provided that new development does not impact nearby stable areas. As outlined in the introduction, there are “Avenues” policy provisions under the new City of Toronto Official Plan which are to be addressed where a development proposal is made on a site within a “Mixed Use Areas” designation, which is also within an “Avenues” designation, but the City has not yet undertaken a comprehensive Avenue Study, called for by the Plan. The study is to consider the potential for the development to set a precedent for the form and scale of future reurbanization on the balance of the designated Avenue. It should be noted that notwithstanding the subject site’s existing Neighbourhoods designation, a segment study in full compliance with the City’s requirement has been undertaken.
Specifically, under Section 2.2.3.3 b) i), the study is to include an assessment of the impacts of the incremental development of the entire Avenue segment at a similar form, scale and intensity, appropriately allowing for distinguishing circumstances”. Related considerations include the potential for adverse impact on adjacent Neighbourhoods and the adequacy of supporting community facilities and infrastructure. 56 Criteria for development in “Mixed Use Areas” on an Avenue that precedes the completion of an Avenue study are outlined in Section 2.2.3.3 c) as follows:
i. support and promote the use of transit ii. contribute to the creation of a range of housing options in the community; iii. contribute to an attractive, safe and comfortable pedestrian environment that encourages walking and strengthens local retailing; iv. provides universal physical access to all publicly accessible spaces and buildings; v. conserve heritage properties; vi. be served by adequate parks, community services, water and sewers, and transportation facilities; vii. be encouraged to incorporate environmentally sustainable building design and construction practices that:
1. reduce stormwater flows; 2. reduce the use of water; 3. reduce waste and promote recycling; 4. use renewable energy systems and energy efficient technologies; and 5. create innovative green spaces such as green roofs and designs that reduce the urban heat island effect.
The following is a detailed review of sites located within the boundary area identified by City of Toronto planning staff for the purposes of this Avenue Study.
Please see Figure 1 Soft Site Location Map for location of all sites discussed in this Section.
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Keele St
Subject Site
High Park Ave
Soft Site 5 Bloor Street West
Soft Site 4 Soft Site 3
Kennedy Park Rd Soft Site 2
Glendonwynne Rd Soft Site 1
Figure 1 Soft Site Location Map
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4.0 PHYSICAL CONTEXT
In consultation with the City of Toronto Planning Department, a suitable segment study boundary was established. The segment study area is bounded by Keele Street to the east and Glendonwynne Road to the west. Candidate sites for redevelopment were based on detailed site visits. Excluded redevelopment sites include those sites which are physically not suitable for redevelopment (ie. not large enough, difficult to assemble, include listed and/or designated heritage buildings or contain 6 or more rental units). Detailed assessment criteria are provided below.
A – Bloor Street West: north side
The west boundary is Glendonwynne Road, the east boundary is Clendenan Avenue.
The area between Glendonwynne Road and Kennedy Park Road is designated Mixed Use and consists of a series of retail, residential, and mixed-use buildings ranging in heights from 2 to 3 storeys.
i. At the north east corner of Bloor Street West and Glendonwynne Road is The Runnymede Public Library located at 2178 Bloor Street West. This 2-storey building was listed as a heritage building in 1975 and was restored and expanded to 10,000 square feet in 2005. This site is therefore not considered a candidate for redevelopment. ii. Proceeding east of the library is a 2-storey multi-tenanted office building (2150 Bloor Street West). This site would be adequate in size to (Soft Site 2) accommodate a mid-rise type building, and is currently underutilized. Therefore this site is being considered as a site for redevelopment. iii. 2140-2146 Bloor Street West consists of three individual lots containing three 3-storey brick buildings. They contain a mix of retail and residential uses. These three sites are not considered candidates for redevelopment as they are not large enough to accommodate redevelopment (even if assembled) and also contain residential units. iv. 2114-2130 Bloor Street West is a 2-storey multi tenanted building with retail uses at grade and offices on the second floor. This site is also being (Soft Site 4) considered appropriate for redevelopment as the lot is dimensionally adequate and large enough to accommodate a mid-rise type building. v. The segment between Kennedy Park Road and Clendenan Avenue is designated Mixed Use Area and consists of mixed-use residential buildings with retail at grade ranging in height from 5 to 8 storeys, interspersed with a couple 1 and 2-storey retail buildings. The buildings are part of one municipal site with an address of 2100 Bloor Street West. It is not foreseen that this site would have potential for redevelopment in the near future as it is already built at a considerable height and density.
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B - Bloor Street West: south side
The west boundary is Kennedy Avenue, the east boundary is Ellis Park Road.
i. The south west corner of Bloor Street West and Kennedy Road (2195 to 2199 Bloor Street) is comprised of several 2 and 3-storey retail buildings. When assembled the lots do not constitute a site adequate to appropriately accommodate a mid-rise type building.
ii. 2187 Bloor Street West contains a No Frills grocery store. This site is not being considered as a candidate for redevelopment.
iii. 2175 to 2181 Bloor Street West contains a 2-storey plaza set back from the street edge with retail uses on the first floor and office uses on the second floor. The site would not be of adequate size to accommodate a mid-rise type building even if the candidate sites were assembled.
iv. East of this is a surface parking lot with a municipal address of 2155 Bloor Street West which services the supermarket. This site is considered (Soft Site 1) for redevelopment by this study for the following reasons: the lot is underutilized, no assembly is required, and the lot is dimensionally adequate to accommodate a mid-rise type building.
v. 2141 Bloor Street West is 3-storey rental apartment building consisting of one and two bedroom apartments. This site is not considered a site for redevelopment.
vi. 2137 and 2133 Bloor Street West contain small 2-storey house form buildings that contain retail on the ground floor. The lots do not constitute a site adequate to appropriately accommodate a mid-rise type building.
vii. The south east corner of Bloor Street West and Harcroft Road is a vacant parcel of land and is being considered as a potential site for redevelopment in (Soft Site 3) this review. The site is of adequate size to accommodate a mid- rise type building and the site is currently vacant and therefore underutilized.
viii. 2115 Bloor Street West is a very narrow lot that contains a multi unit house. This site is very small and would not be appropriate for redevelopment. The option to assemble this site with the vacant site to the west is also not being considered as the vacant site is a suitable size for a mid-rise building.
ix. 2109 Bloor Street West is a 2-storey building home to a spinning studio. This site is not of adequate size for redevelopment at a scale similar to the other potential sites.
x. 2007 Bloor Street West is a four storey mixed-use building with retail on the ground floor and residential units above. Similar in size to the building to the west, the site is too small to be a candidate to accommodate a mid-rise type building.
xi. 2001 Bloor Street West is large 4-storey residential building. It is unlikely that the site will be redeveloped at a significantly higher density.
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C – Bloor Street West: north side
The west boundary is Clendenan Avenue, the east boundary is High Park Avenue.
i. 2010, 2000 and 1900 Bloor Street West contain residential apartment buildings, 3, 4 and 3 storeys in height, respectively. These three sites are not being considered as potential redevelopment sites.
ii. 1982 to 1986 Bloor Street West at the northeast corner of Parkview Gardens contains a 2-storey mixed-use building with retail on the ground floor, and residential units on the second floor. This site is being considered as a site for redevelopment similar in nature to the building to the east of the site. The site is currently underutilized. (Soft Site 5)
iii. 1968 Bloor Street West contains a 32-lot freehold townhouse development that was approved by the Ontario Municipal Board in 2002. This site is not a potential site for redevelopment as it was fairly recently constructed at a height and density which is appropriate for the site.
iv. 1960 to 1964 Bloor Street west contains a 2 and 3-storey mixed-use building with retail at grade and residential units above. Neither site is large enough to accommodate a mid-rise type building.
v. 1942 to 1954 Bloor Street West contains two 4-storey rental apartment buildings. These two sites are not being considered as potential redevelopment sites.
vi. 1930 to 1938 Bloor Street West contain three 2-storey buildings with retail at grade and residential units above. Although an underutilized site, if the sites were assembled, the area would not be large enough to accommodate a mid- rise type building.
vii. 1908 to 1926 Bloor Street West is made up of 4 apartment buildings ranging in height from 3 to 4-storeys. None of these sites are being considered as redevelopment sites in this study.
D – Bloor Street West: north side
The West boundary is High Park Avenue, the east boundary is Oakmount Road.
i. 5 High Park Avenue and 1874 Bloor Street west both contain 3-storey apartment buildings (retail at grade of 5 High Park Avenue). Neither site is being considered as a redevelopment opportunity.
ii. 1870 Bloor Street to 6 Pacific Avenue is comprised of six 2-storey dwellings with some retail at grade. These sites are not potential redevelopment sites.
iii. 1854-1844 Bloor Street West, 35-37 Pacific Avenue, and 6-14 Oakmount Road is the Subject Site.
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5.0 REDEVELOPMENT SITES
We have undertaken an analysis of the development pattern on both sides of the subject Bloor Street West segment, in order to identify appropriate “candidate” sites with reasonable redevelopment potential in the short to medium-term.
A variety of factors were employed to distil a list of such sites, including the following:
- overall size; - depth from Bloor Street West; - regularity of configuration and amount of frontage; - accessibility (through a traffic signal); - “interface” condition with adjacent areas; and - ownership and/or assembly requirements.
The application of these factors led us to identify a total of 5 candidate redevelopment sites for further, site-specific design analysis of redevelopment potential including review of built-form potential, at a scale and density similar to the subject proposal.
The following chart provides a brief overview of each candidate site, including a summary of the theoretical redevelopment potential. A soft site analysis was prepared to illustrate massing and basic configuration for each identified candidate, and has been included in this study.
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5.1 Summary
The total number of residential units which would result from the redevelopment of the sites would be approximately 233, based on a prototypical average unit size of 84 square metres gross.
Appropriate massing assumptions, including angular plane, separation distance and stepping down of height have been employed in assessing potential incremental redevelopment opportunities in each case, in order to minimize adverse impacts on “Neighbourhoods” and “Apartment Neighbourhoods” in the general vicinity.
Traffic
Traffic assessment passage for Segment Study for High Park Condominium Project:
From a traffic perspective, the implications of these soft site redevelopment opportunities for the subject Avenue segments have been assessed in parallel with the transportation impact study prepared by BA Group, the proponent’s traffic consultant. The planning assessment indicates that the development potential of these sites includes:
• approximately 207 residential apartment units within 3 development sites along with small ancillary retail commercial floor areas within each site totaling approximately 1,425 square metres; and, • 26 residential townhouse units.
It is assumed that this scale of development could be realized over a 5 year horizon, similar to that assumed for Daniels HR Corporation development.
Forecast traffic generation associated with these developments would be of the order of 55 to 60 two-way vehicle trips during the morning and afternoon peak street hours, respectively. This would be, on an order of magnitude basis, comparable to traffic volumes generated by existing land uses during the same periods. Daily volumes may be slightly higher under existing conditions given the presence of a public parking facility on soft site 1.
On balance, the existing public street network within the Segment Study area would be able to appropriately accommodate the intensity of development on the soft sites, as identified in the planning assessment.
Community Services and Facilities
The soft site analysis produced a hypothetical total of 233 units (207 apartments units and 26 townhouse units). The hypothetical pupil yields for both elementary and secondary students in the Toronto District School Board generated from an additional 233 units would be 30 elementary students and 19 secondary school students. The additional elementary students could be accommodated at Keele Street and Mountview Alternative, which are just below capacity, or at Indian Road Crescent or Annette Street Jr., which are both below capacity by approximately 20%. The additional secondary school students that would be generated could be accommodated at Western Technical Commercial. Humberside College Institute is also just slightly above capacity, so could also potentially accommodate a few more secondary students.
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In the Toronto Catholic District School Board, an additional 233 units would generate an additional 4 elementary school students and 0 secondary school students. These additional students could easily be accommodated at 3 out of the 4 catholic elementary schools in the area.
The additional students generated from the soft site analysis will not have any significant impact on the current enrollment/capacity ratios within the identified schools.
With respect to child care, the additional 233 units would generate approximately 10 additional children generated who will need infant, toddler, or pre-school care, and 11 additional children who will require pre-school care. It is not likely that the additional yield of children from the soft site analysis would impact the present facilities in the area.
Site Servicing
Lastly, with regard to site servicing, the Bloor Street West area of the City of Toronto is served by an extensive and well established network of municipal infrastructure including: local storm and sanitary sewers; local watermains; trunk storm and sanitary sewers; trunk watermains; roadways and pedestrian walkways. This infrastructure has been sized to accommodate the existing community but also to provide opportunities for intensification.
As a result of the implementation of “soft” water conservation measures, including the use of low flow plumbing fixtures and washers in new housing and in re-developments, and via the implementation of the City of Toronto’s Wet Weather Flow Management policy, the loading on the existing infrastructure such as watermains, storm sewers and sanitary sewers has been reduced thereby resulting in un-used capacity in the existing municipal services. Stormwater runoff for new developments will be controlled to pre- development levels or lower thereby ensuring capacity in the storm sewer system. Additionally, the Bloor Street West area was originally serviced solely by a combined sewer network. Roadway storm sewers have been constructed over the past thirty years which has provided spare capacity in the combined sewer system due to the redirection of significant stormwater flows to the new storm sewers.
Based on the above, in the event the other “soft-sites” were to be developed, in the same timeframe, servicing capacity is available in the existing infrastructure to accommodate the development of these soft sites.
6.0 Conclusion
Based on the segment study completed in compliance with the requirements of the City of Toronto Official Plan, identified incremental development of the identified Avenue segment at a similar form, scale and intensity, appropriately allowing for distinguishing circumstances can be accommodated without adverse impacts on adjacent Neighbourhoods and have adequate supporting community facilities and infrastructure.
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