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space.
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9-storey
other
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provide
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despite
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whole.
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available
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to this
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letter
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can
acknowledge
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and each
proposal
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dated
Division.
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off-site
City
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manner
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treatment
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space
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Street
assessed
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new
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required the
obligation
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metre
approach
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consider
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applicant
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in
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West
proposal
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staff
importantly,
public
addressed
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total
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net
requirement
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individually
Planning
provision
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park
any
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of
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suggest
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metres
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space.
provision
conclusions
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should
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objective
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required
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parkland
off-site
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agrees
processed
decreasing of
square
east-west
greatly
of
Through
provided
dedication
of
on
consider
scale
space
new
abutting
include
impacts
of
new,
regarding
the
of
dedication
the
the
or
of
dedication
part
with
of
park
metre
park
assists
of
through
efforts
the
the
a
and
of
the
by
an
how
the
on this
Site
the
space
the
the
on-
in 3 requirements, as detailed in PFR’s June 27, 2016 memo, are proposed to be satisfied, in the next formal submission.
Built Form, Hei%ht, and Density City Planning acknowledges and appreciates the consideration given to comments from both City Staff and the community regarding the massing of the proposed buildings. As our analysis of the site in the context of the Bathurst-Bloor Four Corners Study has progressed since your original submission we offer some more specific direction and recommendations regarding the proposed built form.
City Planning staff support the intensification of this site and acknowledge that the emerging policies from the Bathurst-Bloor Four Corners Study contemplate the construction of taller buildings on this site, subject to compliance with a number of performance criteria. It is important that redevelopment of this site address the City’s objectives regarding the built form and its impact on the public realm as explored through the Bloor-Bathursi four Corners Study. Please note the following recommendations regarding the proposed built form and the public realm.
The Public Realm The public realm along the Bathurst Street and Bloor Street West frontages should be a minimum of 6.0 metres from the curb to the building’s ground floor, excepting instances where existing heritage buildings have a setback of less than 6 metres. Where proposed new buildings are transitioning to the front setback of adjacent heritage buildings the recommended 6 metre setback may be less.
Please provide further details on the interface between the daycare and dog run uses to the east and the garage doors to the west of the Palmerston laneway. Please be advised this matter can be further detailed and addressed within the Site Plan Control application.
Please be advised that both public realm options proposed are consistent with the intent of the emerging Bathurst-Bloor Four Corners Study recommendations regarding public realm connections. City Planning Staff support the proposed Enhanced Public Realm Alternative.
A number of gates are shown on the plans bordering the proposed market and some of the interior pedestrian paths. While we acknowledge that the market may have to be inaccessible for the general public from time to time, please advise whether the diagonal connection to Bloor Street West and Bathurst Street is intended to be open.
The City intends that both Honest Ed’s alley and the new east-west connection through the site will be publicly accessible at all times. The City will seek the appropriate easements, where necessary, to secure this access permanently.
The plaza at the corner of Bathurst Street and Bloor Street West functions as both an important pedestrian gateway to the site and an acknowledgement of the location of the Honest Ed’s building. City Staff acknowledge and appreciate the approach to the public space at this corner including the southwest connection proposed through the Enhanced Public Realm Alternative. City Planning staff suggest that the height of this space below the cantilevered building be increased to open up the plaza to the intersection and adjacent public spaces.
4
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746
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Listed
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between
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designed, buildings.
site
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Street
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and The
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of
Reducing the
The
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between
shadow
improve
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building.
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to,
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angular
Neighbourhood
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Street
the
The
height
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Corners
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east
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shadows
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in
West
intent
located
base
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at above,
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applicant
West
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the
side
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the
the
the
This
Street
penthouse,
opposed In
and
West.
between
p.m.
buildings
mid
acknowledge
polices
the
of
north
29-storey
9-storey
property
facing
sunlight
Street
taller of
instances
ensure
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a
the
the
condition
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of a.m.
street
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afternoon
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at
suggestions
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transition,
to
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side
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the
base
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could
width shadow
to
comply
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that
should
wall,
building
condition
proposed
and
line.
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the
equinoxes.
building
of
where
building
require
Street
Street
building
4:18
appears
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Bloor
11:18
be
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at
areas
of
a.m.
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Tall
new
Street
Corners
Boulevard
impact
with
will
comply
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for
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any
p.m.
a
West
on
could
and
height,
tall buildings
Street on
that street
between buildings
a.m.
equinoxes.
further
east-west
improve
street
able
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towers
public
the
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between
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the
building on
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polices base
north
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emerging
of
south-west
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to
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to
West
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top
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walls
as
minimum
Corners
improvements
reduced.
50%
increase
be
realm
p.m.
tall
on
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Street
buildings
above
a
is
will
sunlight
sidewalk
storey,
oriented
is
the
45
remedied
the
will
beyond
recommended site
at
buildings.
Street
should
taller
of
at
p.m.
step
degree
west
the
at
Bathurst-Bloor
equinoxes.
West
polices
the
have
base
the
require
corner
sunlight
different
of
and
south/east
on
than
back
allow
at
tall
West
north
between
the
equinoxes.
side
be
3.5
buildings
further
through
the
Bloor the
angular
minimal
of
building
incorporated
shadows
regarding
of
16.5
that
metres
a
of
potential
however
the
equinoxes
continuous
sidewalk
on
minimum
Bloor
times
later
Albany
Street
tall
metres,
still
12:18
Bloor
sunlight
corner
plane
a
Four
changes
are
Tall
when
height
in
at
buildings
of
permitted
Street
and
sunlight.
further
West
this the
to
not
pm
of
Street
Avenue,
the
buildings measured
and Corners
of
of
into
additional
sunlight
incrementally
assist
not
condition
Bloor
corner
reduction
letter
required
Bloor
and
day.
5.t)
West
to
east
on
the
adjacent
West
adjustments
be
the
metres
by
The
1:18
the the
Street
is
The
in
Study
base
of
massed,
and
of
Street
on
situated
massing
from
the
in
proposal
the
Bathurst
step
Bathurst
from
Bathurst
on
to
Bloor
pm
to
the
revised
direct
Markham
base
of
when
comply to
West,
context
Bloor
policies
the
shadow
West a
backs
at
north
tall
a
1:18
height
on
to
the
at
in
the 7 With regard to shadowing on Bathurst Street, please provide more detailed information on the manner in which the development shadows Bathurst Street, specifically regarding the percentage of the public realm that is in direct sunlight between the hours of 11:18 am and 3:18 pm at the equinoxes.
Talt Buildings and Transition to Neighbourhoods As expressed in our previous comments and the emerging policies of the Bloor Bathurst Four Corners Study, Tall buildings are able to be accommodated on the east block of the development site. This site is unique in the study area. It is able to accommodate new park space, retain a significant number of heritage buildings, increase porosity in the public realm, and drive other City- building objectives in a significant way while providing an appropriate height and massing transition to adjacent Neighboztrhoods at heights greater than would be possible on any other sites in this area.
In order to ensure that the scale of these tall buildings transitions appropriately to adjacent areas of lower scale, these tall buildings must be situated beneath a 45-degree angular plane measured from all surrounding designated Neighbourhood areas. It appears that minimal changes to the proposal, excepting some more significant reductions to the proposed 29-storey building fronting Bathurst Street which substantially penetrates this angular plane, are necessary to achieve this transition.
Proposed 9-Storey Building on the West Block The proposed 9-storey building, fronting Bloor Street West, east of Markham Street encroaches into the angular plane as measured from the Neighbourhood. City Planning Staff acknowledge the rationale provided in the revised Urban Design Analysis, Planning Rationale & Avenue Segment Study dated May 17, 2016 with regard to this building and the assistance it provides in forming our recommendations on this part of the proposal.
The proposed building is situated in a the border of an uncharacteristically deep mixed use property, abutting the most shallow mixed use are designation fronting Bloor Street West from Spadina Avenue to Dundas Street West. This circumstance is not replicated anywhere along the Bloor Street West corridor from Spadina Avenue to Dundas Street West. City Planning Staff acknowledge that, while the Mixed Use Area designation is uncharacteristically shallows adjacent to the site, this area is designated as an Avenue by the City’s Official Plan and should be considered for some level of contextually appropriate intensification. In this context, as the proposed building is in close proximity to multiple forms of transit, is situated and massed in a manner which limits its impact on adjacent properties and streets, does provide a transition toward the south and west, and includes the retention of a corner heritage building, City Planning staff consider the proposed 9-storey building to be supportable provided:
• the dimensions of the 9-storey building and the laneway immediately to the south are adjusted to increase the area of the proposed on-site park,
• The massing of the upper floors toward the southwest are adjusted to increase the transition to the west and south.
• The units are oriented and any balconies are screened to mitigate impacts of privacy and overlook on the area to the west and southwest.
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