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Planning & Urban Design Rationale

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Planning & Urban Design Rationale PREPARED FOR: PLANNING 248 & 260 HIGH TRAC D EVELOPMENTS I NC . PARK AVENUE 16 & URBAN CITY OF TORONTO DESIGN February 2016 RATIONALE Job Number - 15199 TABLE OF CONTENTS 1.0 INTRODUCTION 1 2.0 SITE AND SURROUNDINGS 3 2.1 SITE 3 2.2 SURROUNDING AREA 5 2.3 TRANSIT NETWORK & ROAD CLASSIFICATION 11 3.0 THE PROPOSAL 13 3.1 DESCRIPTION OF PROPOSAL 13 Site Organization 14 Main Sanctuary 14 New Addition 14 Amenity Space 15 Access, Parking & Loading 15 Site Statistics Summary 15 3.2 REQUIRED APPROVALS 18 4.0 POLICY AND REGULATORY CONTEXT 19 4.1 PROVINCIAL POLICY STATEMENT 19 4.2 GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE 20 4.3 CITY OF TORONTO OFFICIAL PLAN 22 Growth Management Policies 22 Land Use Designation Policies 23 Heritage Policies 25 Built Form Policies 25 Housing Policies 27 Implementation Policies 27 4.4 ZONING 28 Zoning By-law 438-86 28 City-Wide Zoning By-law 569-2013 29 Site Specific Bylaw No. 23-75 29 5.0 PLANNING AND URBAN DESIGN ANALYSIS 31 5.1 INTENSIFICATION 31 5.2 HERITAGE IMPACT ASSESSMENT 31 5.3 LAND USE 32 5.4 HEIGHT, MASSING AND DENSITY 33 5.5 BUILT FORM IMPACTS 34 5.6 URBAN DESIGN 35 5.7 TRANSPORTATION CONSIDERATIONS 36 5.8 FUNCTIONAL SERVICING 36 5.9 COMMUNITY SERVICES & FACILITIES STUDY 36 6.0 CONCLUSION 37 APPENDIX A: COMMUNITY SERVICES AND FACILITIES STUDY A1 PLANNING & URBAN DESIGN RATIONALE | 248 and 260 High Park Avenue i MAVERTY STREET MEDLAND STREET AZIEL STREET PASIFIC AVENUE E U T E N E E R V T A S E E D I T S T R E E N B N A M U H HIGH PARK AVENUE SITE SUBJECT QUEBEC AVENUE CLENDON STREET E U N E V A S G N I N N LA E W J ST RE ET Figure 1 - Aerial Photo ii 1.0 INTRODUCTION This Planning and Urban Design Rationale report has been prepared in support of an application made by TRAC Developments Inc. to amend City of Toronto By-law 438-86, as amended, and City-wide Zoning By-law 569- 2013, as amended, in order to permit the redevelopment of a 0.487-hectare (1.2 acre) site known municipally as Nos. 248 and 260 High Park Avenue in the City of Toronto. (the “subject site”). The subject site is located at the southwest corner of Annette Street and High Park Avenue (see Figure 1, Aerial Photo), which is a major intersection in the Junction/High Park North neighbourhood. It is an area that is characterized by a range of building typologies including other repurposed institutional buildings, apartment buildings, detached, semi-detached and other multi- occupancy buildings. The proposal involves the adaptive reuse of the existing church building in a manner that retains and repurposes those elements that are of historical value, and introduces a new addition that is massed sensitively around the main sanctuary. The development is designed to accommodate 77 residential units, with a gross floor area of approximately 9,850 square metres (106,027square feet) resulting in a density of approximately 2.02 FSI. Two below grade parking levels would provide for 107 vehicular parking spaces and 78 bicycle parking spaces. In our opinion, the height, massing and density of the proposed development conform with the Neighbourhoods designation, and are appropriate and compatible with the surrounding context. The proposed residential use conforms with the Official Plan and is permitted by the applicable Neighbourhoods designation, which permits all forms of low-rise residential uses, including apartment buildings up to 4 storeys in height. The proposal is supportive of numerous policy directions expressed in the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe and the Toronto Official Plan, all of which promote the intensification of underutilized sites within built-up areas, particularly in locations which are well served by existing municipal infrastructure, including public transit. The proposal will contribute to the provision of a wider range of housing choices within the neighbourhood, including housing suitable for families, in accordance with the housing policies of the Provincial Policy Statement and the Toronto Official Plan. Accordingly, it is our opinion that the proposed Zoning By-law Amendment and accompanying Site Plan Approval applications are appropriate and desirable and should be approved. PLANNING & URBAN DESIGN RATIONALE | 248 and 260 High Park Avenue 1 Aerial Photo 2 2.0 SITE AND SURROUNDINGS 2.1 Site The subject site is situated at the southwest corner of Annette Street and High Park Avenue on the border between the High Park and Junction neighbourhoods. It has an area of 0.487 Hectares (1.2 acres) with a frontage of 60.93 metres (199.9 feet) along Annette Street and 75.93 metres (279 feet) along High Park Avenue (The subject site is irregular in shape, with a 16.52 by 15.39 metre parcel that extends in the southwest corner, and is located to the rear of No. 246 High Park Avenue. The subject site generally has a flat topography with landscaped areas along both street frontages and a limited number of trees located along or adjacent to the eastern, northern and southern property boundaries. The subject site contains the High Park Alhambra United Church a building that has been listed on the City of Toronto’s Inventory of Heritage Properties since 1990. The church is currently vacant. Having faced decreasing membership as well as rising operations and maintenance costs, the congregation closed in 1996. The original portion of the church was constructed in Looking south at subject site from Annette Street 1907 (the Main Sanctuary) and an addition known as the ‘Sunday School Building’, to the west of the original structure, was constructed later in 1924. In terms or architectural style, the church represents Gothic Revival-Collegiate style and contains military features such as arrow slot windows surrounding the towers and crenellations atop the towers. Looking north from rear of 246 High Park Avenue PLANNING & URBAN DESIGN RATIONALE | 248 and 260 High Park Avenue 3 The Main Sanctuary, generally consists of two towers (A & B) as well as three symmetrical gables on the northern, eastern and southern facades that contain arched stained glass windows original to church. As referenced in the architectural set, Bell Tower B measures approximately 19.21 metres in height from established grade and is located at the northeast corner of the Main Sanctuary. Bell Tower A, measures 14.21 metres from established grade and is located at the southeast corner of the Main Sanctuary. The Sunday School addition was built to accommodate a gymnasium, the Sunday School operations and lodging rooms. This portion of the church building offers less ornamentation than the original building and stands 3-storeys in height with a flat roof. On the south side of the building is an extensive surface parking lot that was previously used by the church congregation. The surface parking lot is accessed via Looking southwest at bell tower and the main sanctuary an existing driveway on High Park Avenue. No. 248 High Park Avenue has been included in the proposal at the suggestion of planning staff. It contains a 2-storety brick dwelling. Looking southeast at Sunday School addition 4 2.2 Surrounding Area The subject site is located between the boundaries of ‘The Junction’ and ‘High Park North’ neighbourhoods. High Park North is mainly residential in nature, containing largely detached and semi-detached homes constructed in the early 20th century. However, with the construction of the Bloor-Danforth subway in the late 1960’s the neighbourhood saw the construction of a number of apartment buildings (low to high rise). The neighbourhood borrows its name from the large 200-acre city park to south, known as High Park. The Junction, originally the Village of West Toronto Junction (1888), gained its name from the intersection of several railway lines within the area, and was a manufacturing community that boomed during the late 1800’s. Around this time Annette Street became an institutional corridor that offered 3 churches, a library and a masonic temple within two city blocks. Today Annette Street contains a variety of building forms and land uses, including small scale commercial uses, some of the original institutional uses, and others that have been repurposed. The subject site is located at the southwest corner of the local neighbourhood’s two primary streets; Annette Street which runs east- west and High Park Avenue which runs north-south. The block on which the subject site it is located is bounded by High Park Avenue to the east, Quebec Avenue to the west, Humberside Avenue to the south and Annette Street to the north. The block is characterized by deep lots (fronting High Park Avenue and Quebec Avenue) with no rear laneway system. The residential lots fronting High Park Avenue are as much as 60.9 metres (200 feet) deep with rear yard setbacks in excess of 35 metres. The lots fronting onto Quebec Avenue are approximately 48 metres (157.5 feet) deep with rear yards setbacks of approximately 30 metres These setbacks represent roughly 3 to 4 times the minimum rear yard setback typically required within a residential zone. Looking west from the subject site towards Quebec Avenue properties PLANNING & URBAN DESIGN RATIONALE | 248 and 260 High Park Avenue 5 Immediately to the south of the subject site is 246 High Park Avenue, which is occupied by a 2 ½ storey brick dwelling, converted to accommodate a multi-family use. The dwelling is setback roughly 10 metres from its front property line, and has a shallower backyard as compared to neighbouring properties, to accommodate the former church’s additional parking area.
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