Planning Rationale for the Redevelopment of 2978-88 Dundas Street West and 406-408 Pacific Avenue

Planning Rationale for the Redevelopment of 2978-88 Dundas Street West and 406-408 Pacific Avenue Prepared By: R.E. Millward & Associates Ltd. April 7, 2016 Table of Contents Introduction 1 Background - Previous Proposal 1 Description of the Proposal 1 Process Steps 3 Site Description 4 Context 5 Development Activity 6 Policy Rationale 9 Provincial Policy Statement 9 Growth Plan for the Greater Golden Horseshoe 9 Official Plan 10 Zoning By-laws 11 Avenues and Mid Rise Buildings Guidelines 12 Planning Opinion 16 Introduction The development would also accommodate 44 bicycle parking spaces and a Type C loading space, the latter R.E. Millward & Associates Ltd. is pleased to provide the being accessible from a widened rear public lane. following Planning Rationale in support of the Zoning The rezoning and by-laws were considered at Etobicoke By-law Amendment application submitted to the City of York Community Council on September 8, 2015 Toronto, on behalf of the Owners of the properties located and adopted by City Council at its October 2015 at 2978-2988 Dundas Street West and 406-408 Pacific meeting. Following the approval of this development, Avenue. This report has been prepared following a the landowner acquired three additional adjacent review of the applicable policy documents, architectural parcels immediately to the west. The purpose of this drawings and supporting technical documentation with new Rezoning Application and Planning Rationale is respect to the proposed development. The format and to extend the approved built form with a rationalized content of this report follows the Terms of Reference interior parking and residential unit configuration across for planning rationale reports as defined in the Building the entire expanded site. Toronto Together Development Guide. Background - Previous Proposal Description of the Proposal The proposed redevelopment of the site at 2978-2988 This site is the subject of a recently approved application Dundas Street West and 406-408 Pacific Avenue (City of Toronto Rezoning File No. 14 152731 WET 13 (collectively referred to in this report as “the Site” OZ) and Site-Specific By-laws 953-2015 and 954- or “2978-88 Dundas Street West”) represents an 2015. As adopted by City Council, the by-laws permit opportunity to intensify along an with a mid-rise the redevelopment of the lands as 2978-2982 and 406- Avenue approach that is sensitive to the surrounding context, 408 Pacific Avenue, which form the eastern portion and consistent with the City’s land use and built form of the site, with an eight-storey building containing policy objectives. The expanded Site, shown in Figure 43 residential rental units and 267 m2 retail space at 2, is 1,619 m2 in area and is located at the northwest grade (Figure 1). Twenty-seven parking spaces would be corner of Dundas and Pacific Avenue, within the Junction provided, 24 of which would be located in mechanical neighbourhood of Ward 13 (Parkdale-High Park). stackers accessed from a driveway off Pacific Avenue. ite ed S and Exp Figure 1: Previously approved development proposal for 2978 Dundas St. W. 1 The revised development concept follows the same profile storey. The eighth storey is not intended to be occupied as the approved development and would effectively by residential uses, rather providing a 168m2 indoor extend its built form, with respect to height, setbacks amenity area adjoining an outdoor amenity terrace of and stepbacks, to the additional three parcels. The 179 m2. proposal involves the replacement of the four existing, As part of the redevelopment, a 1.92 m strip at the rear two-storey buildings with an eight-storey (seven storeys of the Site is proposed to be conveyed to the City to allow plus mechanical/amenity space level) mixed residential- for the ultimate widening of the lane to 6.0 m. The Site commercial building fronting Dundas Street West and area net of the proposed land conveyance is 1,560 m2. flanking Pacific Avenue. The building would contain 2 84 residential rental units and 892 m2 of flexible retail The total gross floor area proposed is 7,519 m (80,903 2 space at grade. The proposed unit breakdown is as sq.ft.), of which 6,627 m (71,305 sq.ft.) is for 2 follows: residential uses, and 892 m (9,598 sq. ft.) is retail commercial area. The proposed redevelopment results Type Number Average Unit Size in a floor space index (FSI) of 4.6 times the gross site 1-bedroom 52 56 m2 area, and 4.8 times the net site area. 2 2-bedroom 28 81 m A total of 56 vehicular parking spaces are provided 3-bedroom 4 106 m2 on Site, of which 52 are for residents and 4 are for retail and residential visitors. The larger site affords the opportunity to provide resident spaces in one and Of the 84 proposed rental units, 7 are included within a half levels underground, accessed from a driveway the development as replacement units to offset the coming off the rear east-west lane. The visitor spaces demolition of the existing rental apartments on the site. are located external to the building at ground level, also The total height of the proposed building is 24.3 accessed from the existing public lane. A total of 84 metres with a small element extending to 26.4 m to bicycle parking spaces are accommodated, of which 76 accommodate an elevator overrun. The building is are located indoors for residents and 8 are visitor short- designed to feature a prominent three-storey street term spaces. One Type ‘G’ loading space to serve the wall, rising to eight storeys with terraced setbacks with building will be located off the lane and accessed at the regard for a 45-degree angular plane above the fifth rear of the building. Figure 2: Site and Area Context Site Location 2 There are currently no trees on the Site. The landscape law 438-86, as amended by Site-Specific By-law 953- plan submitted with this application proposes street 2015; and City of Toronto Zoning By-law 569-2013, as tree planting and enhanced streetscaping within the amended by Site-Specific By-laws 954-2015, to allow City boulevard along both the Dundas Street West the proposed development at 2978-88 Dundas Street and Pacific Avenue frontages, to provide a green edge West. that contributes to a comfortable public realm. The In the City of Toronto’s Official Plan, the Site is landscape design also offers a potential seating area at designated Mixed Use Areas and is located on one of the ground level and an enhanced opportunity to provide City’s Avenues. As discussed further below, this proposal a public gathering space along the Pacific Avenue is consistent with these land use designations and an frontage, allowing for occasional road closures for public Official Plan Amendment is not required. However, use during special events as envisioned in the emerging because the Site is on an Avenue that has not yet streetscape plan for the Junction Business Improvement undergone a formal study, an Avenue Segment Review Area. report prepared in accordance with Section 2.2.3.3 of As with the previously approved building, the revised the Official Plan is submitted with this application. Per infill project will enhance rental housing opportunities advice from City Planning staff, the Avenue Segment within the Junction neighbourhood through sustainable Review prepared for the 2014 application is provided. mid-rise development which responds appropriately the Under City of Toronto Zoning By-law 569-2013 the area’s existing context in accordance with the City’s Site falls within a Commercial Residential Zone with a guidelines for development along the Avenues. The maximum permitted height of 14 metres and a maximum introduction of new residences to the community will density of 2.5 times the lot area. While the CR zone support transit, local retail and service employment permits the uses being proposed for the Site, a zoning by- uses while enhancing a publicly accessible space, law amendment (ZBA) is required to allow for increases contributing positively to the surrounding area. in height and permitted density, as well as adjustments to built form standards. The proposed zoning change Process Steps is intended to maintain the goals and objectives of the Official Plan relative to and . Following consultation meetings with community Mixed Use Areas Avenues members and a pre-application meeting with City An application for Site Plan Approval will be filed at of Toronto Planning Division Staff, R.E. Millward & a later date, to be considered concurrently with this Associates is submitting an application on behalf of the rezoning application. Site owners to amend former City of Toronto Zoning By- Figure 3: Proposed development viewed from Pacific Ave. 3 Site Description The Site comprises four existing parcels with a combined area of 1,619 m2, located at the northwest corner of Dundas Street West and Pacific Avenue. The site includes, moving from east to west: Parcel Address Parcel Area (approx.) Current uses 2978-2982 Dundas Street West 812 m2 Two-storey mixed-use building containing five and 406-408 Pacific Avenue commercial spaces and four residential rental units 2984 Dundas Street West 318 m2 Two-storey mixed-use building containing one commercial space and three residential rental units 2986 Dundas Street west 263 m2 Two-storey mixed-use building containing one commercial space and one residential rental units 2988 Dundas Street West 226 m2 One-storey commercial building There are four at-grade parking spaces on the eastern portion of the Site, accessed from Pacific Avenue. There is a public lane behind the Site which runs from Pacific Avenue to the rear of the property at 3030 Dundas Street West.

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