Planning & Urban Design Rationale
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JUNE 2020 PLANNING 284-290 LAWRENCE AVENUE WEST & URBAN AND 1507-1545 AVENUE ROAD DESIGN CITY OF TORONTO RATIONALE PREPARED FOR: First Capital REIT Job Number - 1915 Toronto Hamilton 3 Church Street, Suite 200 1 Main Street East, Suite 200 M5E 1M2 L8N 1E7 T 416.947.9744 T 905.549.3005 F 416.947.0781 www.bousfields.ca TABLE OF CONTENTS [1.0] INTRODUCTION 1 [2.0] SITE & SURROUNDINGS 4 2.1 Subject Site 5 2.2 The Avenue Road Corridor 8 2.3 Immediate Surroundings 9 2.4 Transportation Network 13 [3.0] PROPOSAL 15 3.1 Proposal Description 16 3.2 Key Statistics 22 3.3 Required Approvals 22 [4.0] POLICY & REGULATORY CONTEXT 23 4.1 Overview 24 4.2 Provincial Policy Statement 24 4.3 Growth Plan for the Greater Golden Horseshoe (2019) 26 4.4 City of Toronto Official Plan 29 4.5 Zoning 37 4.6 Avenue Road Avenue Study and Design Guidelines 40 4.7 Mid-Rise Building Design Guidelines 41 4.8 Draft Growing Up Guidelines 42 [5.0] PLANNING & URBAN DESIGN ANALYSIS 43 5.1 Intensification 44 5.2 Land Use 45 5.3 Height, Massing and Density 47 TOC 5.4 Built Form Impacts 48 5.5 Urban Design 51 5.6 Natural Heritage 56 5.7 Transportation 57 5.8 Servicing 59 5.9 Community Services & Facilities 60 5.10 Housing Issues 61 [6.0] CONCLUSION 62 APPENDIX A: HOUSING ISSUES REPORT APPENDIX B: COMMUNITY SERVICES & FACILITIES STUDY PLANNING & URBAN DESIGN RATIONALE 284-290 LAWRENCE AVENUE WEST AND 1507-1545 AVENUE ROAD i [1.0] INTRODUCTION PLANNING & URBAN DESIGN RATIONALE 284-290 LAWRENCE AVENUE WEST AND 1507-1545 AVENUE ROAD 1 SUBJECT SITE Figure 1 - Location Map 2 This Planning and Urban Design Rationale report communities within built-up areas, particularly has been prepared in support of an application on underutilized sites in locations that are well- by First Capital REIT to amend the City of Toronto served by municipal infrastructure, including Official Plan, City-wide Zoning By-law 569- public transit. In this respect, the subject site is 2013, as amended, and former City of North located at the intersection of two major streets, York Zoning By-law 7625, as amended, in order including one which is served by “frequent to permit the redevelopment of a 1.1 hectare transit” as defined by the Growth Plan, and one land assembly located at the northeast corner which is identified as an Avenue in the Official of the Lawrence Avenue West and Avenue Road Plan’s Urban Structure. Given these locational intersection (the “subject site”). Municipally characteristics, the current use of the site for low- known as 284-290 Lawrence Avenue West rise commercial and residential buildings and the and 1507-1545 Avenue Road, the subject site existing Neighbourhoods designation on the east is situated within the Bedford Park-Nortown portion of the subject site at 284 Lawrence Avenue neighbourhood, approximately one kilometre West, represents a significant underutilization west of the Lawrence subway station (see Figure of land. The proposal will result in appropriate 1, Location Map). and desirable mixed-use intensification on an underutilized corner site that will establish a The subject site is currently developed with six gateway into the established and evolving retail- low-rise commercial buildings and one low- oriented mainstreet character of Avenue Road, rise residential apartment building. The official while contributing to the ongoing urbanization of plan and zoning by-law amendment application this segment of Lawrence Avenue West. would permit the comprehensive redevelopment of the subject site with two mid-rise mixed-use From a built form and urban design perspective, buildings, a publicly accessible private road, and the proposal comprises two contextually a publicly accessible open space adjacent to the appropriate mid-rise buildings that respond to Douglas Greenbelt lands (the “proposal”). The their prominent location at a major intersection proposed mid-rise buildings include a 13-storey and along an Avenue. The comprehensive building (46.4 metres, excluding mechanical redevelopment of the subject site provides an penthouse) on the south end of the subject site opportunity to integrate the subject site within adjacent to the intersection of Lawrence Avenue the existing and planned context of adjacent West and Avenue Road, and a 10-storey building public streets and buildings, while supporting an (34.8 metres, excluding mechanical penthouse) attractive and pedestrian-oriented environment. on the north end of the subject site. Overall, 4,680 The new publicly-accessible private road will square metres of retail and service commercial create opportunities for circulation into and space and 455 residential dwelling units are through the subject site, while the publicly- proposed. accessible open space, enhanced streetscape elements and active ground floor uses will This report concludes that the proposed foster eyes-on-the-street and a safe, accessible redevelopment is consistent with the planning pedestrian realm. The proposed building heights framework established in the Provincial Policy have been organized and sited to fit harmoniously Statement (the “PPS”), conforms to the policies within the existing context of mid-rise buildings of A Place to Grow: Growth Plan for the Greater that extend along this segment of Lawrence Golden Horseshoe (the “Growth Plan”) and the Avenue West, while providing an appropriate City of Toronto Official Plan (the “Official Plan”), transition in scale to the mid- and low-rise and has appropriate regard for the relevant mainstreet character of Avenue Road and nearby urban design guidelines, including the Mid-Rise Neighbourhoods designated lands. Buildings Design Guidelines and the Avenue Road Avenue Study Design Guidelines. For the foregoing reasons, it is our opinion that the proposal represents good planning and urban From a land use planning perspective, the design in accordance with the in-force provincial proposal will contribute to the achievement and local planning framework, and, accordingly, of numerous policy objectives that promote we recommend approval of the requested official intensification and the creation of complete plan amendment and rezoning application. PLANNING & URBAN DESIGN RATIONALE 284-290 LAWRENCE AVENUE WEST AND 1507-1545 AVENUE ROAD 3 [2.0] SITE & SURROUNDINGS 4 2.1 Subject Site The subject site is an assembly of seven parcels • 28 4 L awrence Avenue West contains a 3 -storey municipally known as 284, 286 and 290 Lawrence residential rental apartment building which is Avenue West and 1507, 1525, 1537 and 1539- well set back from the Lawrence Avenue West 1545 Avenue Road, which have a collective site right-of-way and includes garden space at the area of 11,105.3 square metres (1.1 hectares). The front of the building and a surface parking lot assembly is irregular in shape with frontages of at the rear. 73.2 metres along the north side of Lawrence • 288 Lawrence Avenue West contains a Avenue West and 116.9 metres along the east 2-storey commercial building that is occupied side of Avenue Road. In terms of topography, by a travel agency (Carlson Wagonlit). This the subject site is relatively flat with a moderate building is built close to the street, with a increase in grade from the southeast towards the driveway along the east side that provides northwest of the property. There are no trees and access to a small surface parking area. A minimal permanent vegetation on the subject billboard is located on the roof of the building. site; however, there are several trees on adjacent • 290 Lawrence Avenue West contains a 2-storey properties and rights-of-way (see Figures 2 and brick building that is currently occupied by a 3 - Aerial Photos). private school that provides English language The subject site is currently occupied by seven instruction (Canadian Language Learning low-rise buildings and substantial surface parking College). The building is set back from the areas. The following provides a brief description of street to accommodate a pedestrian access each of the buildings, and businesses contained ramp, and contains a small parking structure at therein, that comprise the site: the rear with space for 6 vehicles in two tiers. LEDBURY STREET LEDBURY ROAD AENUE EL ROAD GREER ROAD SUBJECT SITE GRE ROAD GRE DOUGLAS AENUE LARENE AENUE EST ROSEELL AENUE Figure 2 - Aerial Photo PLANNING & URBAN DESIGN RATIONALE 284-290 LAWRENCE AVENUE WEST AND 1507-1545 AVENUE ROAD 5 DOUGLAS AENUE DOUGLAS GREENBELT 1539-1545 Avenue Road AENUE ROAD AENUE GLENGARRY AENUE 1537 Avenue Road 1525 Avenue Road 284 Lawrence 286 Lawrence 286 290 Lawrence Avenue West Avenue West Avenue West Avenue 1507 Avenue Road LARENE AENUE EST Figure 3 - Aerial Photo - Zoomed in • 1507 Avenue Road contains a one-storey • 1537 Avenue Road contains a 2-storey commercial plaza adjacent to the intersection commercial building with a car wash on the of Lawrence Avenue West and Avenue Road. south side of the building (Avenue Road Car The plaza is set back from both streets, with Wash) and a restaurant with outdoor patio surface parking between the building and on the north side (Maker Pizza Avenue). Two Avenue Road and a small patio space between vehicle entrances to the carwash are provided the building and Lawrence Avenue West. from Avenue Road, and a driveway on the The plaza is currently occupied by a café south end of the property provides access to (Starbucks), and a restaurant (Fancy Franks). a large surface parking area at the rear of the A double billboard is located on the roof of the building. The restaurant entrance is located plaza. along the north side of the building with • 1525 Avenue Road contains a 1.5-storey access from the driveway of the property to converted single detached dwelling that is the immediate north.