Planning & Urban Design Rationale
Total Page：16
File Type：pdf, Size：1020Kb
PLANNING & URBAN DESIGN RATIONALE 35 & 37 PACIFIC AVENUE, 1844-1854 BLOOR STREET WEST & 6-14 OAKMOUNT ROAD BER 2010 M Daniels HR Corporation SEPTE 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 i Planning and Urban Design Rationale - Daniels HR Corporation September 2010 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 ii Planning and Urban Design Rationale - Daniels HR Corporation September 2010 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. 1 Planning and Urban Design Rationale - Daniels HR Corporation September 2010 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. 2 Planning and Urban Design Rationale - Daniels HR Corporation September 2010 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 3 Planning and Urban Design Rationale - Daniels HR Corporation September 2010 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. 4 Planning and Urban Design Rationale - Daniels HR Corporation September 2010 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 5 Planning and Urban Design Rationale - Daniels HR Corporation September 2010 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. 6 Planning and Urban Design Rationale - Daniels HR Corporation September 2010 Pedestrian sidewalks and transit stops are provided for on both sides of Bloor Street near the Site.