Bloor Street West Avenue Segment Study

March 2009 Prepared for Humberview Auto Centre Ltd. (Deltera Inc.)

The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd List of Figures Figure 1 Study Area Map Figure 2 Proposed Development at 2500 Bloor Street West (Building A), Site Plan Figure 3 Proposed Development at 2500 Bloor Street West (Building A), Elevations Figure 4 Proposed Development at 2500 Bloor Street West (Building A), Cross Sections with Angular Plane Figure 5 Proposed Development at 2490 Bloor Street West (Building B), Site Plan Figure 6 Proposed Development at 2490 Bloor Street West (Building B), Cross Sections with Angular Plan Figure 7 Proposed Development at 2490 Bloor Street West (Building B), Elevations Figure 8 Redevelopment Site Evaluation, Plan Figure 9a Soft Site 1, Cross Section Figure 9b Soft Site 1, Plan View Figure 9c Soft Site 1, Axonometric View Figure 10a Soft Site 2, Cross Section Figure 10b Soft Site 2, Plan View Figure 10c Soft Site 2, Axonometric View Figure 11a Soft Site 3, Cross Section Figure 11b Soft Site 3, Plan View Figure 11c Soft Site 3, Axonometric View Figure 12a Soft Site 4, Cross Section Figure 12b Soft Site 4, Plan View Figure 12c Soft Site 4, Axonometric View Figure 13a Model Rendering, Existing Condition Figure 13b Model Rendering, Short-term Redevelopment Scenario Figure 13c Model Rendering, Long-term Redevelopment Scenario Figure 14 Soft Site Redevelopment Shadow Studies

List of Tables Table 1 Development Statistics Summary for Proposed Development Table 2 Soft Site and Proposed Development Summary Statistics Table 3 Avenue Development Plan Traffic Generation

The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd Bloor Street West Avenue Segment Study tablecontents of

1 Introduction 5 Implications for the Segment

1.1 Purpose & Summary 5.1 Residential and Employment Population 1.2 Study Area 5.2 Community Services and Facilities 5.3 Transportation 2 Urban Design Framework 6 Summary Conclusions 3 Proposal Description and Assessment

3.1 Location and Site Topography 3.2 Proposal Description 3.3 Development Statistics 3.4 Architectural Statement

4 Potential Soft Sites & Development Scenarios

4.1 Identification of Soft Sites 4.1.1. Soft Site Criteria 4.1.2. Lot Consolidation 4.1.3. Redevelopment Potential and Evaluation 4.2 Development Scenarios 4.2.1 Purpose and Objective 4.2.2 Demonstration Plans & Development Statistics 4.2.3 Demonstration Model Renderings 4.2.4 Shadow Studies

Avenue Segment Study | March 2009 The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd Bloor Street West Avenue Segment Study one introduction

1.1 Purpose and Summary

This Bloor Street West Segment Study was prepared by The iii) consider whether the proposed development is supportable by process, physical context, the development proposal, and applicable Planning Partnership, with input from Bousfields Inc., and Read, available infrastructure. policies for the Subject Properties. Voorhees & Associates for Humberview Auto Centre Ltd. (Deltera Inc.). Humberview Auto Centre Ltd. is the owner of properties The review must demonstrate that subsequent development of the A key outcome of the analysis was the establishment of guiding located at 2500 Bloor Street West and 2490 Bloor Street West, entire Avenue segment will have no adverse impacts within the principles and an urban design framework for the Subject Properties Toronto (Subject Properties). The Subject Properties are designated context and the parameters of the review. and the scale and form of other potential developments within the both Mixed Use Area and Avenue by the City of Toronto Official Avenue Segment. This framework (summarized in Section 2 of this Plan. Accordingly, this Segment Study was prepared in compliance The key objectives of this Avenue Segment Study is threefold: report) is consistent with good urban design and is in keeping with with policies 2.2.3.3(a) and (b) of the Official Plan, summarized as the intent and purpose of the Official Plan, in specific policies for follows: 1. To describe the development proposal for the Subject Properties, Avenues, Built Form, and Mixed-Use Areas. including the form, scale and intensity; Development may be permitted on the Avenues prior to an Avenue This Segment Study assesses the cumulative impacts of other Study being completed and will implement all relevant policies of 2. To assess the development proposal’s influence on potential development along the Avenue Segment, if comparable the Official Plan. In addition to the policies of the Plan for Mixed intensification opportunities (soft sites) within the Primary development approaches are implemented on potential soft sites. Use Areas, such proposals will also address the larger context and Study Area (see Figure 1); and Considerations include land uses and urban design, residential and examine the implications for the segment of the Avenue in which employment populations, community and facilities capacity, as well the proposed development is located. This review will: 3. To assess the overall impact of the development of the as traffic and transportation issues. entire Avenue segment on any adjacent Neighbourhoods i) include an assessment of the impacts of the incremental or Apartment Neighbourhoods and if it is supportable by Having considered the relevant polices of the Official Plan and the development of the entire Avenue segment at a similar form, available infrastructure. intent and purpose of the Avenue, this study ultimately concludes scale and intensity, appropriately allocating for distinguishing that the proposed development at 2490 and 2500 Bloor Street West circumstances; This Study is the culmination of a comprehensive planning and is supported by available infrastructure, will result in no adverse urban design review and analysis of the Avenue Segment area. The impacts on adjacent neighbourhoods, and will establish a positive ii) consider whether incremental development of the entire community working group process undertaken in advance of this influence for the rest of theAvenue Segment. Avenue segment as identified in the above assessment would development application also informed this analysis. The Planning adversely impact any adjacent Neighbourhoods or Apartment Rationale prepared by Bousfields Inc. should be read in conjunction Neighbourhoods; and with this report as it provides greater detail with respect to the

Avenue Segment Study | March 2009 1 1.2 Study Area

The Bloor Street West Avenue Segment Study is centred on the Subject Properties of 2490 and 2500 Bloor Street West. Consistent with Official Plan policies, this Segment Study addresses a more focused area on the Avenue.

The Avenue Segment Study is divided into two scales of study 2490 Bloor St W area: 2500 Bloor St W

The Contextual Study Area The Contextual Study Area refers to the extent of the Segment Study with respect to the analysis of contextual matters such as community services and traffic assessment. The scale of this area is consistent with other central Toronto segment studies and is Location of Subject Properties defined by the logical extent of change that can be anticipated within proximity and the 5 minute walk (approximately 400 metre radius) from of the Subject Properties. This area is generally bounded by the Humber River Valley to the west; Riverside Drive and Sunnybrook Road to the south; Windemere Avenue to the east; and, Catherine and Colbeck Streets to the north.

The Primary Study Area The Primary Study Area refers to the area that is consistent with the ‘Avenue’ designation in the Official Plan. This is a more focused area of study for the purposes of detailed analysis of development and urban design matters such as soft site and redevelopment potential. This area is generally bounded by the extents of properties fronting onto Bloor Street West (including parking lots, parkettes, and TTC properties directly to the north of Bloor Street West), extending from the Humber River Valley in the west to Windemere Avenue to the east. 2 The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd Bloor Street West Avenue Segment Study

Bloor West Village The Old Mill Avenue Segment Study

Old Mill TTC Subway Figure 1 Study Area Station Study Area Map

St. Pius X Bloor West LEGEND Catholic School Village Primary Study Area Boundary

Contextual Study Area Boundary

Old Mill Subject Properties

TTC Subway Line Jane Municipal TTC Subway Station Parking Lot Municipal Parking Lot Municipal Parking Lot TTC Subway Station Municipal Parking Lot

Municipal Parking Lot

Archidocese of Toronto St. Olaves Anglican Church

Farmer Windemere Memorial United Baptist Church Church Bloor West Village The Old Places of Interest Mill Avenue Segment Study 93 & 95 Lavinia Avenue Old Mill Swansea Town Hall Community TTC Subway Study Area Centre/Swansea Me Station Swansea 83 Deforest Road Firehall Station #425 Firehall Station #425 21 Old Mill Road Heritage? St. Pius X Bloor West LEGEND Catholic 71 Jane Street School St. Pius X Catholic School Village Primary Study Area Boundary

Swansea Contextual Study Area Boundary Town Hall Old Mill Subject Properties

TTC Subway Line Jane Municipal TTC Subway Station Parking Lot Municipal Parking Lot Municipal Parking Lot TTC Subway Station Municipal November 3, 2008 N.T.S. Parking Lot The Planning Partnership

Municipal Parking Lot

Archidocese of Toronto Avenue Segment Study | March 2009 3 St. Olaves Anglican Church

Farmer Windemere Memorial United Baptist Church Church Places of Interest

93 & 95 Lavinia Avenue Swansea Town Hall Community Swansea Centre/Swansea Me 83 Deforest Road Firehall Station #425 Firehall Station #425 21 Old Mill Road Heritage?

71 Jane Street St. Pius X Catholic School

Swansea Town Hall

November 3, 2008 N.T.S. The Planning Partnership two urban design framework

Building on the guiding principles established in the working group process, an urban design framework for built form and the public realm emerged that informed the proposal for the Subject Properties and was considered in defining the soft site massing scenarios. These principles and framework are consistent with Avenue studies undertaken by the City and widely accepted as appropriate standards in urban design practice. They include:

• In order to ensure a proportional street relationship, appropriate • The massing of taller developments should provide a visible transition, and to minimize visual, shadow and wind impacts, stepping down of heights to adjacent low-rise residential the massing and height of new development should be subject areas. to 45-degree angular planes from Bloor Street and properties in the adjacent Neighbourhoods. • In order to contribute to an attractive, safe and comfortable pedestrian environment that encourages walking, new • New development should have a clear expression of building development should contribute to the enhancement of the elements, including a base, middle, and top, through the use of street through landscaping and paving treatments, street stepbacks and/or architectural articulation in order to visually furnishing and complementary at-grade uses where possible. define the different layers of the facade. • Key terminus and gateway sites should be enhanced and be • Consistent with the character of the area, larger scaled made visually prominent. developments should take on building forms that are of a mid- rise, street-oriented character. • Parking and loading for new development should be hidden from view and accessed through side streets and rear lanes. • New developments should provide a low-rise base building placed close to the sidewalk that provides a consistent and • Any new open spaces should be provided with positive frontages well-defined street edge with active at-grade uses. from adjacent new developments, and be visually and physically accessible to the surrounding street network.

4 The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd Bloor Street West Avenue Segment Study

Avenue Segment Study | March 2009 5 three proposal description and assessment

3.1 Location & Site Topography

The specific development proposal which precipitated this Avenue The sloping topography of the Subject Properties is a defining Segment Study is located at 2500 (Building A) and 2490 (Building feature in the westerly part of the Primary Study Area. A gradual B) Bloor Street West (Subject Properties). Building B occupies the drop of approximately 20 metres in elevation occurs as one moves north terminus of South Kingsway. The Subject Properties are westward from Jane Street towards the Humber River. With centred between Jane Street and the Humber River, located in respect to the Subject Properties, there is a slope downward of close proximity to Jane subway station (approximately within 300 approximately five meters from the Bloor Street West elevation meters). Currently, both sites are occupied by car dealerships, towards the residential neighbourhood to the north. however the Building B site also includes a modest 4-storey office building. The impacts of these slopes will need to be carefully observed in any urban design considerations for the site, especially in terms of In the Bloor West Village Urban Design Study (2005), the Subject shadow impacts, massing configurations, height, and transition to Properties are identified as part of the South Kingsway Character neighbouring residential uses. Area. This area is considered a transitional area between the residential character to the west, and the mixed-use main street 3.2 Proposal Description character of Bloor West Village to the east. That South Kingsway terminates at the easterly site and Bloor Street curves southward at Each site contains a single mid-rise building with below-grade this particular location, further makes these sites unique within the parking and at-grade uses. The following describes the proposal on Study Area. As a result, the Subject Properties are afforded with an a site by site basis: exceptional opportunity to reinforce the notion of a gateway into the Bloor West Village area.

6 The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd Contractor Must Check And Verify All Dimensions On The Job.

Do Not Scale The Drawings.

All Drawings, Specifications And Related Documents Are The Copyright Of The Architect And Must Be Returned Upon Request.

Reproduction Of Drawings, Specifications And Related Documents In Part Or Whole Is Forbidden Without The Architects Written Permission.

This Drawing Is Not To Be Used For Construction Until Signed By The Architect.

Date:

TORONTO 20 Martin Ross Avenue, Toronto, ON M3J 2K8 (416) 665-6060 (416) 665-1234 BCDN 2806

www.kirkorarchitects.com VANCOUVER KIRKOR 219-181 Keeler Place A R C H I T E C T S Vancouver, B.C. V6B 6C1 (604) 683-2966 & P L A N N E R S (604) 683-2971

No Revision Date

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8 (T X A E 8 id x g GVA S o 0 9 34 ) 5 S 9 te 5 r SB i 8 . W .6 i re .8 p 6. 98 (B 7 CSd nc 8 p MS 9 7 9 D e o 9 A Su 1 C 4 R 7. 11 w .2 9 8. a 99 2 98.45 9 lk TREE(D)+0.6 .8 SB 99 predominantly 10-storey mid-rise component parallel to Bloor and 99.03 B 8 G Asphalt .8 SB FHV s 98 0.9 80 Y as CONDOMINIUM 81 6. r G K W) 9 FH 80 B 90 8. SB 1( ) 7. 9 C

W I 1 W 9 REG 7. (T 8 9 6 ) R 9 .3 TW 8. O 8 ( W 7 11 9 8 1 9 . .6 98.41 8. L 4 L M 97 8 9 B 1 9 C 9. TREE(D)+0.45 25 P 9 B . 5 B TO 4 98 L 6 C .7 No.254 e 8. P 8 SB ) t 9 O 9 N W d T F (B I o 2 a 13-storey component perpendicular to Bloor. 5 X AD 9 7 S w .7 .7 .9 8 A 9 7 7 n 9 IB O t CRW 9 9 S 4 S SB L u - T ) 67 O W . P BM 7 4 ( 9 L T ) 44 W ERE 5 . (T 97 2 ) SB R 2 .6 W CK 11254 8 (T 45 WPP D 9 n 3 . t 9 8 SB A . . 0 o 9 t e 8 MH E 6 9 i o . t L 0 o M P 0 S g c TOP in G 1 g R N rk e 05 a n 98.79 . D 3 P i 9 As S 8 9 E 8. 9 t .4 n l d 9 a 99 l h T a ) i N e sp l TW ) A u ( W 5 et 6 ) T S P r ( , .6 W 8 ) P 3 y I c s B B 8 ( 0 W 1 9 . n 4 B ) . ° a 9 2- 2 9 ( W I 2 o . ep .9 2 T . t 8 7 ( P N G 7 A 9 . 5 ) 4 m 4 C k 9W 8 S 0 W 9 9. B . ' u 5 f ( c 9 0 E i 1 1 i 9 L l . MH 0 2 0 r O 8 n P e 9 D 5 i SB " R 1 SB TOP B c A 2 W 1 r 4 t m SB r . 98.93 e s a SB - a I n o y 4 E 7 t N r . P 0 5 k 1 o . d e 7 N h .9 0 C 8 00 c r 1 n . 8 . 1 n g W 9 1 i I 4 0 o o 6 " . o The 10-storey building steps down to the lower rise building to l 5 t R SB ( 0 ) L 1 C B S W T 0 (B M ) ) ' 3. 0 .3 TW d ( 2 8 N 2 ) 9 m 3 R 5 2 r I .9 TW 99.21 SB 14 5 3 . 8 ( . - 9 a ° 9 5 6 9 P 2 9 9 P 2 4 . 0 4 d 7 9 P 9. 4 0 l n a 0 3 4 n . 5 a t N e I G t SB - 2 r . a 3 s S 4 SL N 0 . .9 9 s P A 9 ) o 0 s i 0 k .7 55 ra . p r . e o8 N 9 9 G the west. The upper levels of the 13-storey building steps back l SB 1 l 9 o T e 1 1 Y TREE(D)+0.3 W e t 1 100.27 0 ( c et w .5 r 9 H L o e c 9 j SB e d 5 n d n b o i g

u e C 2 W (In Asphalt) 6 S .5 X 2 0 SSIB .9 10 4 99 4 X 71 18 9. 1. 9 S - 0 ) X k N 1 W al t (B 9 4 w o o 3 ) .9 .9 e . 0 from 10-storey component, consistent with the 45-degree angular V .0 TW 9 9 id r 99 9( 9 W) 9 S e .2 LP B 3 C te y 2 0 e 0 9 0( . o re 4 9 c .3 00 n nc n 1 c B 9 1 0 ) r o e 0 r C 99.38 1 BW e C r 0 1. F ( te i 536 2 B c 2 d .9 C r 0 o k TREE(D)+0.4 0 u a t 6 1 to 2 r ( o . b 0 TREE(D)+0.4 9 m 0 .3 B L B 2 0 1. 1 00 54 0 O 1 101.16 u 9. 1 C i T 99.78 9 100.87 f o l B n d X a c i TREE(C)+0.3 99.87 TREE(D)+0.4 n r n ) 0 k C e g .1 T o te TREE(D)+0.3 0 o SB n 25 3 plane ensuring a 1:1 proportional relationship with Bloor Street. 0 p c Si . 5 1 O r 01 e d 1 . f 5 t e H 6 B .4 e w e s C 0 t 3 k C a d s l a 0 l n P 1 l g a 99.83 SB u k a a k e r r s h 7 b w 7 s . G p 0 e TREE(D)+0.3 a s 0 n d r 1 6 i S e A SIB d .0 G N 2 S f 8 o s SB 0 5 o p 1 O ° 0 te 47 W te 7 e s e '4 3 0 W S 9 s r . . g 0 6 " 3 0 ra c " 9 X 0 d W 0 . .5 1 G n 4 0 1 SB E . 0 o 2 1 0 1 C 8 ' = 2 MS k 1 3 The 13-storey building also maintains a 45-degree angular plane 4 8 MH n R = 0. a 2 0 3 5 1 A = ° SB 1 1 B 2 1 7 . TOP 0. . .5 1 4 f 0 5 0 C 3 0 .0 1 4 0 1 99.84 O 1 5 7 00 .2 p 1 1 SB N 0 WV o e 1 SB TREE(D)+0.4 t R T SI B B R e d A I = (W r 101.92 ) 1 i = 3 n p W 2 SB 0 t) 7 c R A 2 2 .04 7 .5 a p T ) ( l . 0. SB S B .0 SB 0 n r SL M W a = 1 A SB 0 s o 0 o - 9 o 4 ( B l 1 9 I SB l 1 SB uth 12 1 .5 x 0( C 1 6 C 1 4 im 4 = . 2 X SB 1) 0 .7 13 3. N 32 .6 SB 3 1 1 1. a 0 8 1 9 SB .2 0 0 t 1 0 No. Issued For Date Traffic Arm Box SB 1 e 0 . 9 Boa SB SB 01 1 0 °0 92 rd Fe 1 C .6 5 nce SB SB SB SB e 2 ' n 0 4 in by stepping down to the low-rise neighbourhood to the north. The d 8 X t 1 ) 0 an .7 G C r W " L 9 Le arde FH LP MS 0 SB e H VC B W 9 td n u 7 ( e ow . L e 6 ret n r A= 0 in 9 3 c b 2 0 SB d .0 . ) on Drawing Title: 8.1 1 3 e g 2 03 C 6 IB 3 e 0 W B 4 FHV C . O 1 1 B uild .9 C Patio =28 MS 1 7( ing 9 oncre S .00 10 f .3 C 9 C te S tone N83°47'4 Wooden Overhang SB R 3 orner oncr idew 0"E N73°21'15"E 49.14 SB o 10 R=86. ete C alk SSIB a G 0.3 ur Wooden Overhang d 1S ) CC b SB SB Corner a W SB Corner (In Asphalt) HYDRO rd B Garden Garden FL s e ( 0.15 North lt 2 Garden r 3 4 ha .7 0.11 North FP SB MH n .4 Garden .1 SB p 0 A Garden ai 3 0 Gate MGP FP s 0 70 6 SB t 0 0 A 1 . s t .8 A 1 1 Garden FP 0 l 0 LP TOP S ) SB SB 0 p a 0 LP 98 s W 9 MGP 1 I h 1 . p Site Plan CB 1 SB n h 0 h MS B . MS P a p FP FL 102.25 ( 0 t 0 In a 4 T 0 FL e l FL s 1 lt 3 upper levels of the building are further articulated through step O t 2 t SB . ) P 1 r A 9 e 3 W l . r A 4 0 idewa 1 o 0 lo SB SB SB SB SB SB .5 1 (B Concrete S 00 c 0 2 .1 1 Concrete 5 c SB LP 1 4 6 k 0 .0 k 2 SB SB SB SB SB SB SB SB SB 10 . BUS P .9 1 2 SB 03 SL 03 1 Bus P 00 0 P 1. P P P FH P 2. 1 .9 P Interlock 1 1 0 0 9 .I. 3 SIGN S 7 1 1 6 9 N .9 helter .6 5 5 wn .7 . 1 8 Letd 0 .7 .8 6 o CB 2 0 9 own 0 0 0 d B 0 5 1 0 0 .0 WV t MH 16 4 C 1 24 C 1 1 01 VC e 2. .2 TOP L 8 P -00 1 .6 TOP 10 02 TO 28 Concrete Sidewalk 01 1 102.46 (L 48 SL MS 1 102.14 102.43 T) 0. 10 MH 48 5 0. MH .2 TOP B 10 7 00 .6 CB Concrete Curb 7 1 TOP backs and strong cornice lines, lending to the overall expression 3 Concrete Curb 1 100.49 0 .9 .3 .6 80 MH 10 TOP 00 1 01 1. 102.58 1 10 1 0 MH TOP 100.68 1 MH TOP Appro 100.42 ximat TOP 102.55 e Cen tre Lin 100.78 e Of Ro ad 56 Phase 11 0. 10 B BELL LMH BLOOR STREET WEST TOP O Project: 100.59 O of the building. 69 0. R 3 9 10 (DEDICATED BY REGISTERED PLAN M-443) (MTR File L-158-116) 2. S 10 79 64 0. T 2. 0 0 1 1 W 4 1 .0 .2 1 28 1 96 2 10 1. .6 1. 10 0 01 0 2500 Bloor Street West 1 1 1

Humberview Auto Centre Ltd. The 2-storey podium includes residential uses as well as the Deltera Inc. residential lobby and amenity space. Street-accessed townhouse Toronto, Ontario

Scale: units front onto Bloor Street. Loading, service and residential drop-N As indicated Drawn by: H.M., S.C.

Checked by: off are located at the rear of the building. D.B.

File No.: C:\Projects\08018\08018 - Building A - hmeng.rvt

Figure 2. Proposed development at 2500 Bloor Street West (Building A), Site Plan Plot Date: 02/06/09 Site Plan 2 Project Statistics 1 1 : 250 aRZ-01 1 : 330 aRZ-01 aRZ-01

Avenue Segment Study | March 2009 7 Figure 3. Proposed development at 2500 Bloor Street West (Building A), Elevations

47.4 47.400 T/O Mech. Roof 3600 43.8 43.800 Mech.RM. 3600 40.2 40.200 Level 14

2950 37.2 37.250 Level 13

2950 34.3 34.300 Level 12

2950 31.3 31.350 Level 11

2950 28.4 28.400 Level 10 2950 25.450 Level 9 25.4

22.500 Level 8 2950 22.5

19.550 Level 7 2950 19.5

16.600 Level 6 2950 16.6

13.650 Level 5 2950 13.6

10.700 Level 4 2950 10.7

7.750 Level 3 2950 7.7

4.500 Level 2 3250 4.5

-0.000 Level 1 4500 100.55 -0.0 100 -3.000 Level P1

3000 -3.0

-6.000 Level P2

3000 -6.0

-9.000 Level P3

3000 -9.0

-12. East Elevation South Elevation

8 The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd Bloor Street West Avenue Segment Study

Contractor Must Check And Verify All Dimensions On The Job.

Do Not Scale The Drawings.

All Drawings, Specifications And Related Documents Are The Copyright Of The Architect And Must Be Returned Upon Request.

Reproduction Of Drawings, Specifications And Related Documents In Part Or Whole Is Forbidden Without The Architects Written Permission.

This Drawing Is Not To Be Used For Construction Until Signed By The Architect.

Date:

1 3 2 1 aRZ-13 aRZ-13 aRZ-14 aRZ-14 2 aRZ-13

TORONTO 20 Martin Ross Avenue, Toronto, ON M3J 2K8 Figure 4. Proposed development at 2500 Bloor Street West (Building A), Cross Sections with Angular Planes (416) 665-6060 (416) 665-1234 BCDN 2806

www.kirkorarchitects.com VANCOUVER KIRKOR 219-181 Keeler Place A R C H I T E C T S Vancouver, B.C. V6B 6C1 (604) 683-2966 & P L A N N E R S (604) 683-2971

No Revision Date L e dt o w n Cross Section AA Cross Section BB 6500

47.400 T/O Mech. Roof 6500

47.400 T/O Mech. Roof 805 1409 6500

UP 43.800 Mech.RM. DN

OPEN TO BELOW

2933

6500 43.800 Mech.RM. 3B UNIT 1B+D UNIT 2B+D UNIT LOADING AREA

BIKE RM

2110 40.200 Level 14 6500

UP UP DN

C o 40.200 Level 14 n c BOARD RM re t TH TH TH TH TH e

AMENITY 4618 37.250 Level 13 6500

LOBBY

2B+D UNIT AMENITY

7763 37.250 Level 13 816 6500 B 8733 34.300 Level 12 1564 A

No. Issued For Date

Drawing Title: 150 900 900 Level 1 Floor Plan 34.300 Level 12 ENTRANCE

Phase 11 31.350 Level 11 Project: 2500 Bloor Street West

6500 6500 6500 6500 6500 6500 6500 6500 6500 6500 6500 6500 Humberview Auto Centre Ltd. 31.350 Level 11 B B Deltera Inc. L Toronto, Ontario O Scale: O N 1 : 100 28.400 Level 10 R Drawn by: A S S.C. Checked by: T W D.B. File No.: C:\Projects\08018\08018 - Building A - hmeng.rvt

Plot Date: 02/06/09 28.400 Level 10 Level 1 Floor Plan 1 1 : 100 aRZ-04 aRZ-04 Key map 25.450 Level 9 25.450 Level 9

22.500 Level 8

19.550 Level 7 19.550 Level 7

16.600 Level 6 16.600 Level 6

13.650 Level 5 13.650 Level 5

10.700 Level 4 10.700 Level 4

7.750 Level 3 45. 7.750 Level 3 00°

4.500 Level 2 LINE PROPERTY 4.500 Level 2

00° 45.

-0.000 Level 1 -0.000 Level 1 100.55 10000 100.55 PROPERTY LINE PROPERTY 7500

-3.000 Level P1 -3.000 Level P1

-6.000 Level P2 -6.000 Level P2

-9.000 Level P3 -9.000 Level P3

-12.000 Level P4

Avenue Segment Study | March 2009 9 Contractor Must Check And Verify All Dimensions On The Job.

Do Not Scale The Drawings.

All Drawings, Specifications And Related Documents Are The Copyright Of The Architect And Must Be Returned Upon Request.

Reproduction Of Drawings, Specifications And Related Documents In Part Or Whole Is Forbidden Without The Architects Written Permission.

This Drawing Is Not To Be Used For Construction Until Signed By The Architect.

Date:

TORONTO 20 Martin Ross Avenue, Toronto, ON M3J 2K8 (416) 665-6060 (416) 665-1234 BCDN 2806

www.kirkorarchitects.com VANCOUVER KIRKOR 219-181 Keeler Place A R C H I T E C T S Vancouver, B.C. V6B 6C1 (604) 683-2966 & P L A N N E R S (604) 683-2971

No Revision Date

Context Plan 1 Location Plan 1

N.T.S. bRZ-01 N.T.S. bRZ-01

V E d c

(C e r

9 n e

6 )+ G t

.5 R e 6

K V 0 a

5 . e

2 r

d t

I a u B e 97.

( 96 i 16

n O n

) .43 r

b i B n E lo g nc c lo k W s TR M u M a

r X 9 E T H e 9 O H l 6 E 6 T l .8 (C .3 P O 9 P 3 )+ 2 6

Li 0 .3

T C m .2 9 5 i O 9 6

t 96.6 6.51 TR B P

4 9 O E .

9 3

T 6 f 6 E C 97.0

( O 3 4

L .7 C .

9 B o 6 4

. P t 7 )+ 96.36 54

2 P Fa K 0 ar c .2 9 t 2 e (S 6.48 97 V 97.24 .24 O N 96 (BW) 9 X .5 A 7.2 f O 0 Asph 4(BW c p alt ) B to p 97.30 r be r (BW Steps ic o ) 9 P k r x 7.26( la i BW n 2 m ) P W 2 97. 97.47 a a n a 32 66 r d l t R t

l , e X -

1 64 C 5 94 5

B 9 e

7 o

n ) a

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r 7 P

N O .8 d e 3 a

5 r F

L t

enc

P L L

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d C

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L f

4 V

w w

96 R

n '

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0 R

M a M E d 0 F H

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l " O R C

S G P E

W 9 h t C

a 7 N

o Asphalt Parking Lot a

ir o .5 C

s r W

n 1 E

a c

W n L

e o

P t t e 9 . d 7. I P

e 42 N

e E

97. C 1 C

3 n (

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u T W R

R r M r

o M b e E L

o b E P M

d t ( S a h en C

i T 2 n LO ed 97 )+

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V u V

A C q a n 98.3 6 S 9

H s l M ( .4 l 0 L 6 X S Part 1 4R Pa

P - rt V L 3

C C 0 O 2 L 1 E 9 AN O U 97.1 T M 7(BW) PLAN M-1049 96. P 80 art

97.6 4 5 D An R d A s W ph B R a l lt O Plan 66R-6459

o W c R S S 9 k L B 7.96

L A 98.9 D A 98 5 B 98. .38(B 98.0 98. u O 00(BW 9 W) Limit Between Block G, 9 Plan M-443 and Lot 2, Plan M-1049 44 il ) 7.99( Concrete Wall

d 9 97.90 BW) 99.53

T 7 I 97 ( i .9 D .8 X X X X X X X X X X BW n 1(BW) 0 Chain Link Fence 99 Chain Link Fence )

g 96. 9 .37(B (BW (B P.I.N. 10524-0143(LT) 7 7 V W ) W 7 . ) ) X B 75(BW Gravel 99.79 W ) Gravel 99.6 99.67 99.6 Gravel (BW) P M

C 2(BW 99. 9 P L

) 38(BW A P R B ) 96 W n

.6 c V 8 C

E V

P h o

Concrete A o

Y n C 97.79 R r

(B c T 97 W) o B .3 r Pad P L 6 n 98.1 98.1 e L O O 9 7 1 riveway c

7 t oncrete D

.2 C A F C e

4 C X (TW) r C e N 97 K o o

9 .67 R P

9 t 6.7 7.9 n 4 7 e M n (B R C .

C W) c I - c .

R r 1 4 h N

r 98 98 e 0

. . 4 e 3 6 a .

5 n 9( ( e

BW BW 3 t 5 E t ) ) i e

c t

n 2 e

G S 9 r 4 7 9 W P 8 e . i . L

4 2 C - a

1 n 5 i

(B C r 0 r W d t t

a ) 9 Wood R i 8 etain i in e a g W u S .2 all n 0 n

C e 2( 1

G B rete v 1 W nc l Co r

9 o ) k g w l

7 S

e .37(B n b 3

W c F ( 9 l

i ) a 9 r No. 5 W L .6 e d 0

amp e t l R T Asphalt Parking Lot

e e k Asphalt Parking Lot

W S C Grass n ) w I

l R T o c E n uilding l rick B a P c 2 Storey B e

C E r S T P L I L e LIGH l 9 P k O 6.79 E te LA T 98.28 R N P.I.N. 10524-0287(LT) et 98. 1 9 a 45 T Gravel M 1 8.0 in X T 00. 3(B C C T R 16 W) in oncre 99.7 R -1 T E (TC) g S 7 9 te o ( E

8.36 W T Side 98.9 BW) E 0 T R E 100.0 n E ( E R R wa 1(B t 4 D 5(B a E lk W) e P.I.N. 10524- 0014(LT) ( E E C) E l c D 9 E 1 ( ) 1 l E p 0 + X 9 F r ) D 8 F ( + ( 1 0 e 0 .6 H s ) C H 6(T H D D .0 + V 0 0. T

9 W 0. 0

7 9 ) V ) t S 9 9 ) .9 A 8 9 0 4 O e

9(BW 9 U .68 R + .38 9 5 + 0 99 9 0. .4 99 B

9 t

) 8.3 8. .7 0. .35 .9 . 3 P 9 S 2 0. e 9

4 9 0

T (BW) 9 99.6 .9 5 6

6 p 9( 8 4 1 B 8 G .0 W X Chain Link Fence 00 10 ras ) 6 .2 1 0 s A s 6 .2

A V X X X 1 1 3 X C 0

D X C 0

D 9 . 0 E 0

9 L 9.4 8

9. 6 1 T 0 ( o

8 B 0 o 0 M 0 C S (TW e W) .0

) 4( O n

B B n H t W

) C S

C S

9 d c

T P 1 c 2

s 8.72 Letdown Letdown 00.3 O i ( o

r o

B i 3 r 9 o W D s 9 Concrete Curb 1 d

) . Concrete Curb 1 1 3 d

9 6 0 e P 9 0 0 e 1

4 8 9 1 9 9 0 0 0 w . 6 9 ( 9 . . . . n a 5 rete Curb 9 . B . 8 2 3 3 n Conc te Curb 9 3 W 5 9 7 1 2 9 e

Concre .0 4 9 9 0 e r S ) t

9 5 .79 t

8 c

e c

. e n 0 B 8 w w

7 5

C G 9 C 8 .2 r .8 10 r

A 0 0 e

C a e C .

2 a

o o 9 M s . P 2

O t l C t

p B l

4 n

u k n C u e

A h B F A k e

a r c

99. R r b

5 0 T

l 5 O ( P b t P By By-L r

S (TW TOP aw 779) P.I.N. 10 B T r 524-002 e

B ) LANEWAY 7(LT) L L e 9 t

98 8.7 A O t 1 . 2 e M 91( 98.7 e 00.

B X S BW) 4 N C 100. Part Of Block K 43 H 1 P B 3 S

M K 8 S T 00.41

99 P Asphalt Lane O . i

5 9 i

9 d ( 8 d

BW) X .83 M 9 Approximate Centre Line Of Lane 99.1 -4 R 1 P L

8 1 e 9 e 0 D

H .88 99 4 9.98 Approximate Centre Line Of L (By By-Law 11-864) 1 0 D ane w 0

9 .3 9 3 w 0

9.45( S T 8 9.76 .36 .4

L B O a

W 9 a 1

) 9.08 B 9 P 2 10 00.8 l

X L 8

l 0

L . k 5

L 8 k 4 2490 Bloor Street West (Building B) e

P .7 Registered Plan 2705 e

A 9 Part Of Lot 18 d

d 10

W P 0.6

X S o o 7

1 o B M 9 ( 8 w 00.16 od 98. H .98 SSIB w

1 e 91 B

Rail Fence n V 0 T 69.23 Wooden n

0 n P SSIB N35°51'10"E

.15( N O Wooden Rail Fence .

C 10 BW) 9 P X X X . X 0.56 8 W X X I (B 9 X S I M M S S W 9. P S L Y 100 ) 84(B F B .9 . S L B M B S P . ot n .92 W) e 99. 3 N P S S S S S S B S S S P S S S S S S S S S S S L S S S S S S S S S Asphalt Parking L S 14 B B S B B B B B B B S B B B B B B B B N de n B B B B S B B B B B B B B B B P B 1 r ce B . B 99. 99. 00.5 a 38 70 A 8 100. R 1 N 55 G P o D . c 100 0 L

k .34( S

B 5 S I 1 W W M 00

P ) B I M .70

( 1

9 G T L

a 2 9 C V .2 ) C ll 1 X 4 N IT 10 00 S 4 0.6 .16( B 9 P.I.N. H 0(B B 9. 9 C 0 A rete Island

W) - 05 9.1 10 STOREY ) Concrete Is 4 e

S B D -

B d i

W 0

5 E r 10524-0286(LT) g

o 4 0

O o G T e C

d A

r WEEN A S 1

a P 2

v e P e n s s

A s

s A a

r sph a

4 a h lt M p

D 10 Parkin p

a 0 g t . L t

7 ( ot S G

X h 2 4 h

c 4 n (B c

G W L B P

g ) R

a h

h a

1 l l

0 3

1 9 t L t

. 9 N 1

1 7 6 P (I .51 00.9 - n ) T 0

0 5 H S A A

S 100 S s ) 11 STOREY E I

3 t p Lo . A king B 30(BW IB p Asphalt Par 2 G ) h p

a ° V

1 9 a r

2 F

l o rd 1 t) P O W

0 x 1 e 0 V 9

n .03 4 M i

4 )

R S 1 R VG m B 00.9 ' 1 STOREY a ME P

1 a 2( 0 S E T BW) G B t Similar to Building A, the proposed development is in the form of a

e 0 E r a Retail uses are located in the podium and front onto Bloor Street 1 R

(

1 E t 0 0 C

1 e .2 ( " . t 10 EA 0.401 ha D AR 0 S 3 D 0 .9 8 L

B e

B A ) .8 W

L L R

+ n

s 7 o

D p Of D 0. C t

F h t 1 r T 0 P a 10 t S 12 STOREY 1. 1 e 2 4 .29 om 6 F lt B IT

E S L 100 Y L

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9 n B .94 99 B B 10 1 1 T 0 0

.71 99.8 .23 10 01.1 e 1.2 3 4L 2 L

O 0. 10

o 99 97 1.3 O D 1 .49 D 8 p 0 9 f 0 9

.26 .55 L N

f C

B C O GM 10 0 I

.0 R ank o 7 o 1

f o 01 o

n .

S n S 30

B E

a c

B c S 99. M B

an 5

r L

d r 2

S e t e G

L t P 1

t 0 1

k 1 e 1 0 0 e .25 1.5 2-storey street-related podium over which is a stepped building. The S Corner 0 3 9 i

B . 9 W

C . West as well as Riverview Gardens. A modest plaza is provided at C 9 1

2 m C

0 0.18 East 01.37 C 1 u

0 u

= 9 U

9 r r

. P n

1 n 0 b

R b S 1.5 2 i

4 c B c

2 6 t P

r = 4 r . e e

A 8 W l Anchor O a " t 1 t

1 e

0 00 H S ( .7 Grass n F I = 0 7 H

B S ' A t n e C C C C

S e

S 4 e 10 n I d 1. B 2 5 u

u r

A B ° d 0

P c s 10 g 3 r 1 r

p .5 oden g h

b 3 o e 5 W T W b

P h e R N o a 1 E Y P lt Steps S 0 E r O W P ) B Be P 0 (D M R P S .2 ) G B 7 + P K 0. D 10 3 t 1 i .56 1 r 0 building massing consists of two intersecting volumes: a 12-storey F BLOCK G 1.

PART O t S 6 S w 5 the westerly side and adjacent to Old Mill Drive. The residential B A 101.3 S B Asphalt Parki N 101.6 3 B ng Lot e D 2 1 M L P 00.45 L e P S P M 101 B M n G .61 P P W S LP T L B 1 H P 00 G

. L 56 L

1 N E 0 a

0 e 1 1 .57 REGISTERED PLAN M-443

0 0 .

1 0 t t

V t . . 7 3 P 5

4 0 e d S 10 1 F d 0 0 I 1 . o

60 .6 o E B 7 4 C O

w S S w

o . B n B ° R

n 1 n c Concrete Sid 01. . 1 r rete Sidewalk N 36 e MER V Concrete Lan S P B e t e I 0

S S 101.2 100

C B 7 C . . i 92 ' d l

e 1 C o mid-rise component parallel to Bloor Street; and a step up from

o o

T w S . N.

n lobby is accessed off the plaza as well as off the rear lane one

n a B o

l 5

c M k c c

F n 101 r . G

H r 41 "

c e 1

e P 1

P k U

r 0

t S t

10 e P e 1 B 0.83 e T O 1 S t .2 01

e .9 S U B S C P 9 4 0 12 STOREY 13 STOREY 14 STOREY 12 STOREY 1 STOREY 1

S .

G P 01

i T B . i

B C 92 d

d R

I P

1 1 C

a TO

e u E

P e 1 V

s E 0 0

0 .

w r w B P

( 5 TO

10 1 b 1 I 4

D 1 2

0 P 1 C

0 N 1 L . a

61 .9 a .1

7 ) .

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5 Ap proximate 105 (R Centre L .26 E ine Of Ro F ad 105 ER .56 2490 Bloor Street West EN 1 C 05.79 E B E AR building faces the neighbourhood and steps back at the upper IN Street, a sloping site, the north view terminus of South Kingsway, G ) levels to maintain a 45-degree angular plane. The east-west Humberview Auto Centre Ltd. Figure 5. Proposed development at 2490 Bloor Street West (Building B), Site Plan adjacent properties withDeltera differing Inc. characteristics, and the proposed

H C (1 M 2 2 - C oriented mid-rise component is setback from the base and the T realignment of Riverview Gardens. While the overall massing and ) Toronto, Ontario

Scale: 16-storey component, which further articulates the massing of the grade level conditionsAs indicated are not entirely parallel to Bloor Street West, N Drawn by: H.M., S.C. north facade. The upper two to three levels of the building are Checked by: the proposed developmentD.B. configuration reconciles these irregular

File No.: C:\Projects\08018\08018 - Building B_schang.rvt

further articulated through step backs and strong cornice lines, orders while strengtheningPlot Date: the building’s urban design merits with 02/25/09 Site Plan 2 Project Statistics 1 lending1 : 250 bRZ-01 to the overall expression of the building. N.T.S.respectbRZ-01 to serving asbRZ-01 a gateway and view terminus.

Vehicular access is provided at the rear of the site, through a separate driveway entrance off Old Mill Drive and Riverview Gardens. This driveway also accommodates other proposed uses including service and loading for retail.

10 The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd Contractor Must Check And Verify All Dimensions On The Job.

Do Not Scale The Drawings.

All Drawings, Specifications And Related Documents Are The Copyright Of The Architect And Must Be Returned Upon Request.

Reproduction Of Drawings, Specifications And Related Documents 56.500 T/O Mech. Roof In Part Or Whole Is Forbidden Without The Architects Written Permission.

This Drawing Is Not To Be Used For Construction Until Signed By The Architect.

Date: 5000

51.500 Mech.RM. 3600 47.900 Level 16 3250 44.650 Level 15 3250 41.400 Level 14

3250 TORONTO 38.150 Level 13 20 Martin Ross Avenue, Toronto, ON M3J 2K8 (416) 665-6060

3250 (416) 665-1234 34.900 Level 12 BCDN 2806

www.kirkorarchitects.com 3250 31.650 Level 11 VANCOUVER KIRKOR 219-181 Keeler Place Vancouver, B.C. V6B 6C1 3250 A R C H I T E C T S 28.400 Level 10 (604) 683-2966 & P L A N N E R S (604) 683-2971

2950 25.450 Level 9

No Revision Date 2950 22.500 Level 8

2950 19.550 Level 7

2950 16.600 Level 6

2950 13.650 Level 5

10.700 Level 4 2950

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7500 -9.000 Level P3 3000

3000 Bloor -12.000 Level P4

3000 -15.000 Level P5 Street West Figure 6. Proposed development at 2490 Bloor Street West (Building B), Cross Sections with Angular Planes Avenue Segment Study

Section BB 2 1 : 200 bRZ-12

Contractor Must Check And Verify All Dimensions On The Job.

Do Not Scale The Drawings.

All Drawings, Specifications And Related Documents Are The Copyright Of The Architect And Must Be Returned Upon Request.

Reproduction Of Drawings, Specifications And Related Documents In Part Or Whole Is Forbidden Without The Architects Written Permission. B 1- 2- bRZ-12--- AbRZ-12--- This Drawing Is Not To Be Used For Construction Until Signed By The Architect.

Date:

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. te Curb 6500 6500 6500 5 6500 6500 6500 6500 6500 3250 6500 LD 6500 Contractor Must Check And Verify All Dimensions On The Job. Toronto, Ontario 2950 No Revision Date

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N Drawn by: 2950

. S.C. Do Not Scale The Drawings. 5 Checked by: 22.500 Level 8 D.B. Do Not Scale The Drawings. File No.: C:\Projects\08018\08018 - Building B_schang.rvt All Drawings, Specifications And Related Documents Are The Plot Date: 02/25/09 2950 Level P1 Floor Plan 1 16.600 Level 6 All Drawings, Specifications And Related Documents Are The Copyright Of The Architect And Must Be Returned Upon Request. 1 : 100 bRZ-03 bRZ-03 Copyright Of The Architect And Must Be Returned Upon Request. 2950 Reproduction Of Drawings, Specifications And Related Documents 19.550 Level 7 Reproduction Of Drawings, Specifications And Related Documents In Part Or Whole Is Forbidden Without The Architects Written Permission.

Key map 2950 In Part Or Whole Is Forbidden Without The Architects Written Permission. 13.650 Level 5 This Drawing Is Not To Be Used For Construction Until Signed By No. Issued For Date This Drawing Is Not To Be Used For Construction Until Signed By The Architect. 2950 16.600 Level 6 The Architect. Date: 2950 Drawing Title: 10.700 Level 4 Date: 2950 Section AA & BB 13.650 Level 5 2950 7.750 Level 3 45. 2950 00° 10.700 Level 4 3250 4.500 Level 2 7.750 Level 3 2950

45. 00° 4500

Project: 3250

PROPERTY LINE PROPERTY 4.500 Level 2 -0.000 Level 1 103.50

10000 2490 Bloor Street West 3000 -3.000 Level P1 TORONTO 4500 TORONTO 20 Martin Ross Avenue, -0.000 Level 1 20 Martin Ross Avenue, Toronto, ON M3J 2K8 103.50

3000 Humberview Auto Centre Ltd. Toronto, ON M3J 2K8 (416) 665-6060 -6.000 Level P2 (416) 665-6060 10000 7500 (416) 665-1234 3000 Deltera Inc. (416) 665-1234 BCDN 2806 -3.000 Level P1 BCDN 2806 3000 -9.000 Level P3 www.kirkorarchitects.com

www.kirkorarchitects.com 3000 -6.000 Level P2 Toronto, Ontario VANCOUVER 3000 VANCOUVER -12.000 Level P4 KIRKOR 219-181 Keeler Place Scale: 7500 KIRKOR 219-181 Keeler Place Vancouver, B.C. V6B 6C1 3000 1 : 200 A R C H I T E C T S -9.000 Level P3 A R C H I T E C T S Vancouver, B.C. V6B 6C1 (604) 683-2966 (604) 683-2966 3000 Drawn by: & P L A N N E R S (604) 683-2971 -15.000 Level P5 H.M. & P L A N N E R S (604) 683-2971 3000 -12.000 Level P4 Checked by: D.B.

File No.: No Revision Date 3000 C:\Projects\08018\08018 - Building -15.000 Level P5 B_schang.rvt No Revision Date

Plot Date: Cross Section AA 02/25/09 Section AA 1 1 : 200 bRZ-12 bRZ-12 Cross Section BB

Section BB 2 1 : 200 bRZ-12

Figure 7 Proposed development at 2490 Bloor Street West (Building B), Elevations 56.500 T/O Mech. Roof 5000

51.500 Mech.RM.

56.500 T/O Mech. Roof 56.500 T/O Mech. Roof 56.500 T/O Mech. Roof 56.500 T/O Mech. Roof 3600 47.900 Level 16 5000 5000 3250 5000 5000 44.650 Level 15

51.500 Mech.RM. 51.500 Mech.RM. 51.500 Mech.RM. 51.500 Mech.RM. 3250 41.400 Level 14 3600 3600 3600 3600 3250 47.900 Level 16 47.900 Level 16 38.150 Level 13 47.900 Level 16 47.900 Level 16 3250

3250 3250 34.900 Level 12 3250 3250 44.650 Level 15 44.650 Level 15 44.650 Level 15 44.650 Level 15 3250 31.650 Level 11 3250 3250 3250 3250 41.400 Level 14 41.400 Level 14 41.400 Level 14 41.400 Level 14 3250 28.400 Level 10 3250 3250 2950 3250 3250 25.450 Level 9 38.150 Level 13 38.150 Level 13 38.150 Level 13 38.150 Level 13

2950 22.500 Level 8 3250 3250 3250 3250 34.900 Level 12 34.900 Level 12

34.900 Level 12 34.900 Level 12 2950 19.550 Level 7 3250 3250 2950 3250 3250 16.600 Level 6 31.650 Level 11 31.650 Level 11 31.650 Level 11 31.650 Level 11

2950 13.650 Level 5 3250 3250

3250 3250 No. Issued For Date 28.400 Level 10 28.400 Level 10 28.400 Level 10 28.400 Level 10 2950 Drawing Title: 10.700 Level 4

2950 2950 Section AA & BB 2950 2950 25.450 Level 9 25.450 Level 9 2950 7.750 Level 3 25.450 Level 9 25.450 Level 9 45. 00° 3250 2950 2950

2950 2950 4.500 Level 2 22.500 Level 8 22.500 Level 8 22.500 Level 8 22.500 Level 8

4500 Project: 2950 2950 PROPERTY LINE PROPERTY 2950 2950 19.550 Level 7 19.550 Level 7 -0.000 Level 1 19.550 Level 7 19.550 Level 7 103.50

10000 2490 Bloor Street West

3000 -3.000 Level P1 2950 2950 2950 2950 16.600 Level 6 16.600 Level 6 16.600 Level 6 16.600 Level 6

3000 Humberview Auto Centre Ltd. -6.000 Level P2 7500 Deltera Inc. 2950 2950 2950 2950 13.650 Level 5 13.650 Level 5 13.650 Level 5 13.650 Level 5 3000 -9.000 Level P3

2950 2950 Toronto, Ontario 3000 2950 2950 10.700 Level 4 10.700 Level 4 -12.000 Level P4 10.700 Level 4 10.700 Level 4 Scale: 1 : 200

3000 Drawn by:

2950 2950 -15.000 Level P5 H.M. 2950 2950 7.750 Level 3 7.750 Level 3 7.750 Level 3 7.750 Level 3 Checked by: D.B.

File No.: C:\Projects\08018\08018 - Building

3250 3250 B_schang.rvt 3250 3250

4.500 Level 2 4.500 Level 2 Plot Date: 4.500 Level 2 4.500 Level 2 02/25/09 Section AA 1 1 : 200 bRZ-12

4500 4500 bRZ-12 4500 4500

-0.000 Level 1 -0.000 Level 1 -0.000 Level 1 -0.000 Level 1 No. Issued For Date 103.50 103.50 103.50 103.50 No. Issued For Date Drawing Title: Drawing Title: 3000 3000 3000 3000 -3.000 Level P1 -3.000 Level P1 South & West -3.000 Level P1 -3.000 Level P1 North & East Elevations Elevations 3000 3000 -6.000 Level P2 East Elevation South Elevation -6.000 Level P2 Avenue Segment Study | March 2009 11 Phase 11 Phase 11 Project: Project: 2490 Bloor Street West 2490 Bloor Street West West Eelvation 2 South Elevation 1 East Elevation 2 North Elevation - 1 1 1 : 150 bRZ-10 1 : 150 bRZ-10 1 : 150 bRZ-11 1 : 150 bRZ-11 Humberview Auto Centre Ltd. Humberview Auto Centre Ltd. Deltera Inc. Deltera Inc.

Toronto, Ontario Toronto, Ontario Scale: Scale: 1 : 150 1 : 150 Drawn by: Drawn by: H.M. H.M. Checked by: Checked by: D.B. D.B. File No.: C:\Projects\08018\08018 - Building File No.: B_schang.rvt C:\Projects\08018\08018 - Building B_schang.rvt Plot Date: Plot Date: 02/25/09 02/25/09 bRZ-11 bRZ-10 3.3 Development Statistics Table 1 summarizes the development statistics for proposed Building A and Building B.

Table 1 Development Statistics Summary for Proposed Development

Development Statistics Building A (2500 Bloor St W) Building B (2490 Bloor St W) Totals

Site Area 4,119 square metres (1.018 acres) 4,007 square metres (0.99 acres) Average Lot Depth 41 - 54m 37- 64m Street Frontage approx. 89m along Bloor Street W; and, approx. 69m along Bloor Street W; approx. 48m along Old Mills Dr approx. 64m along Riverview Gardens; and approx. 37m along Old Mills Dr Max. No. of Storeys 13 storeys 16 storeys Max. Building Height* 43 metres 50.5 metres Gross Floor Area 23,695 square metres 30,126 square metres 53,821 square metres Residential GFA 23,695 square metres 29,106 square metres 52,801 square metres Retail GFA 0 square metres 1,020 square metres 1,020 square metres No. of Res Units 217 units 271 units 488 units FSI 5.8 7.5

* Building height excludes mechanical penthouse, architectural parapets, and rooftop elements

12 The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd Bloor Street West Avenue Segment Study

3.4 Architectural Statement

While there will be two buildings established in the proposed The style of architecture suggests a noticeable reference to Frank development, they will express the same architectural language in Lloyd Wright and the sweeping “Prairie House” style that was the materials and style, while also generating strong vertical and evident in the early 1900’s. The materials will also borrow from the horizontal urban massing elements. The two buildings therefore references of Bloor Street, with deeper earth tones in the frames of work in a seamless synergy that helps to define and embrace the the windows and tint of the glazing. Each façade will have elements Bloor Street edge at the lower two levels and establish an upper of cut stone that can be found along the edge’s and entrances to level horizontal benchmark. High Park that is a symbol for the area.

Architecture should understand the challenge of embracing a The buildings will both strive to feature as many of the sustainable neighbourhood, especially one that in parts is eclectic in its physical elements of LEED design, such as site design, green roof technology, appearance. While Bloor Street establishes a general commercial/ daylighting to internal rooms, and intensification along major retail height along the east/west corridor – the style and colours arterial transportation networks. This approach will showcase of each building vary, as well as the proportion of windows and an elegant building, while becoming a leader in reducing its openings. It has transformed over the last few decades to become environmental impact. a hub for a softer/warmer pace of life that has been expressed in some moderation in the general architecture. It has been the idea The buildings over the next few decades will establish themselves rather than in the material reality of the locality that suggests the as the defining symbol of smart growth and a sensitive regeneration notion of “Bloor West Village” and the glimpse of the arts and of Bloor Street West. crafts style of architecture.

The proposed buildings at 2490 and 2500 Bloor Street West reinforce this goal and even in some sense become a striking metaphor for everything that Bloor West Village strives to emulate.

Avenue Segment Study | March 2009 13 four potential soft sites & development scenarios

4.1 Identification of Soft Sites

4.1.1 Soft Site Criteria In their Terms of Reference for an Avenue Segment Study, The City of Toronto has identified a set of criteria for determining soft site candidates. The Official Plan further references incremental development of similar form, scale and intensity (Policy 2.2.3.b.i.).

Keeping in mind the relevance to our Primary Study Area, the following criteria have been established in our selection of redevelopment soft sites for the Study:

• Sites with current redevelopment applications; • Larger and deeper lot sizes; • Current sites that are single-use, auto-oriented, under-utilized and/or vacant; and, • Contiguous property lots held by the same land owner.

In general, sites that were likely to experience redevelopment with more intense, urban, and transit-oriented land uses, under the right policy and/or market conditions, were considered candidates for our potential redevelopment scenarios.

14 The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd Bloor Street West Avenue Segment Study

4.1.2 Lot Consolidation 4.1.3 Redevelopment Potential & Evaluation In order to create a more comprehensive design strategy for Based on our analysis of current development applications and a the overall Avenue, we have assembled several parcels in two review of existing uses and built form conditions along the Avenue instances. Segment, we have classified the soft sites into two categories according to their redevelopment potential. First, we have assumed lot assembly for land parcels held by the same land owner. This particular situation applies to the former Prime Redevelopment Sites Humber Odeon site at 2442 Bloor Street West, with adjacent lots Prime redevelopment sites are parcels of land with existing 2444, 2446, 2448, 2450, 2452, and 2454 Bloor Street West. redevelopment applications that are anticipated to redevelop in the very near future. They are also currently underdeveloped or Second, we have assumed lot assembly for several narrow frontage under-utilized, are relatively large, contiguous blocks that do not lots to enable a substantial redevelopment parcel. In this case, we require significant assembly and have no existing residential uses have identified the land associated with the Turner & Porter Funeral or heritage building constraints. Directors. The property at 237 Willard Avenue has been included in order to complete a regularized lot assemblage. Long-term Redevelopment Sites Sites classified as long-term redevelopment sites are parcels of land with existing uses and built form that, given current conditions, are not likely to redevelopment in the near future, but that may be considered for redevelopment as the Avenue intensifies over time.

The following Plan (Figure 8) illustrates the application of these categories to the Primary Study Area.

Avenue Segment Study | March 2009 15 Figure 8 Redevelopment Site Evaluation

LEGEND

Subject Properties

Soft Sites 1 1 Site 1 2442, 2444, 2446, 2448, 2450, 2452 & 2454 4 Bloor St West 2 Site 2 2489 & 2489A Bloor St West 3 3 Site 3 2 2485 Bloor St West 4 Site 4 2333, 2351, 2357 & 2365 Bloor St West and 237 Willard Avenue

Prime Redevelopment Site

Long-term Redevelopment Site

16 The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd Bloor Street West Avenue Segment Study The Planning Partnership Dec 18, 2008

Bloor Street West Avenue Segment Study, Tridel 04‐Mar‐09 Table 2: Soft site and proposed development summary statistics Soft Site Development Statistics - DRAFT

Avg / Range Max. Bldg Summary Lot Assembly Current Land Site Area of Lot Depth Approx. Street Max. No. Of Height*** Gross Floor Area Residential GFA Retail GFA No. Of Res Municipal Address Required Use (m2) (m) Frontage (m) Storeys (m) (m2) (m2)* (m2)** Units FSI Site 1 80m along Bloor; The following table summarizes the development statistics for all 2442, 2444, 2446, 2448, Vacant Humber 41 along 2450, 2452, 2454 Bloor Yes Odeon; 4 mixed‐ 3,500 41 ‐ 48m Rivewview 12 37m 27,825 24,560 3,265 246 8.0 four soft sites in addition to the proposed development of 2490 Street West use builidngs and 2500 Bloor Street West.

Site 2 68m along Bloor; 2487, 2489, 2489a Bloor 31.5m along Yes Commercial 2,245 30.5 8 25m 10,430 8,665 1,765 87 4.6 The statistics related to the Sites 1 through 4 reflect the analysis Street West Mossom conducted on the following pages in Section 4.2 Development

Site 3 30m along Bloor; Scenarios. The dimensions and area calculations were derived from Commercial 31m along South the massing deployed on the soft sites achieved when a similar 2485 Bloor St West No (Esso Gas 968 31m Kingsway 8 25m 3,980 3,320 660 33 4.1 station) design approach as the proposed development is applied.

Site 4 96m along Bloor; 34m along 2333, 2351, 2357, 2365 Willard; 33m Bloor St West & 237 Willard Yes Commercial 3,212 33.4m 7 22m 11,900 9,510 2,390 95 3.7 along Windemere Ave

Development 89m along Bloor; Proposal ‐ 48m along Old Building 'A' Auto Mill Dr 2500 Bloor St West No 4,119 41 ‐ 54m 13 43m 23,695 23,695 0 217 5.8 Commercial

Development 69m along Bloor; Proposal ‐ 64 along Commercial & Building 'B' Riverview 2490 Bloor St West Yes Auto 4,007 37 ‐ 64m 16 50.5m 30,126 29,106 1,020 271 7.5 Gardens; 37 Commercial along Old Mill Dr

Total Total No. Site Area Gross Floor Area Residential GFA Total Retail GFA Of Res Average (m2) (m2) (m2)* (m2)** Units FSI

Total 18,051 107,956 98,856 9,100 949 5.6

Note * Assumes 100 sq.m/residential unit on a gross calculation (includes stairways, service elements, etc) for Sites 1‐4; Actual statistics for Development proposal at 2490 and 2500 Bloor St West. ** Assumes first floor retail at grade units for Sites 1‐4; Actual statistics for Development proposal at 2490 and 2500 Bloor St West. *** Building height excludes mechanical penthouse, architectural parapets, and rooftop elements

Avenue Segment Study | March 2009 17 4.2 Development Scenarios

4.2.1 Purpose and Objective 4.2.2 Demonstration Plans and Development Statistics The objective of this section is to provide a hypothetical The following potential soft sites have been identified within the redevelopment scenario and associated development statistics for Primary Study Area: each soft site identified along theAvenue Segment. Site 1 In order to evaluate the redevelopment potential of the Avenue 2442, 2444, 2446, 2448, 2450, 2452 & 2454 Bloor St West; Segment, several demonstration projects have been developed as Former Humber Odeon Site and adjacent lots owned by the same potential redevelopment scenarios within the Primary Study Area. land owner In all scenarios, the redevelopment projects are subjected to the same urban design framework (summarized in Section 2) applied Site 2 to the development proposal at 2490 and 2500 Bloor Street West. 2489 & 2489A Bloor St West; The purpose of this approach is to evaluate, from a comprehensive Existing 3-storey commercial building perspective, the broader implications of the subject development proposal on the Bloor Street West Avenue Segment. Site 3 2485 Bloor St West; This analysis is useful to project future population densities and the Existing Esso gas station potential built form character of the Avenue. By applying a similar urban design approach as the development proposal at 2490 and Site 4 2500 Bloor Street West, we can assess the type of influence the 2333, 2351, 2357 & 2365 Bloor St West and 237 Willard Avenue; subject proposal may create for soft sites along the entire Avenue Existing Turner and Porter Funeral Directors and associated uses, Segment. Furthermore, the analysis provides assumptions for and a 3-storey commercial building. studying the cumulative impacts for traffic and community services (see Section 5). To reiterate, the redevelopment scenarios suggested here are hypothetical, and do not suggest that they are the only possible development forms, nor do they preclude other sites within the Segment from being developed.

18 The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd Bloor Street West Avenue Segment Study Site 1 is strategically located within the This analysis incorporates the development Bloor-Jane gateway, at the north apex parameters of the 2006 pre-approval on of South Kingsway. The site is currently the former Humber Odeon site at 2442 Soft Site 1 comprised of four mixed-use buildings, and Bloor Street West. Consequently, while 2442, 2444, 2446, 2448, 2450, 2452 & 2454 Bloor St West the vacant former Humber Odeon Site. This the balance of the development scenario site is a prime redevelopment site within conforms to the urban design framework Lot Assembly Required Yes the Primary Study Area for our analysis described in Section 2 of this report, the Redevelopment Potential Prime Redevelopment Site for several reasons: first, redevelopment building mass on the Humber Odeon site Current Land Use Vacant (Former Humber Odeon Site), and applications have been previously submitted does not conform to the 45-degree angular four mixed-use buildings at 2442 Bloor Street West; second, the plane at the rear of the lot, which abuts an properties are all under one land ownership, existing residential property. Development Statistics 2442 Bloor which allows for a substantially larger lot St.W area; furthermore, the sloping condition In summary, Soft Site 1 can accommodate Site Area 3,500 square metres towards the rear of the property, as well a 12-storey building using a similar design 2444, 2446, 2448, Average Lot Depth 41- 48m 2450, 2452, 2454 as the municipal-owned land that buffers approach to the proposed development at Bloor St.W Street Frontage 80m along Bloor Street W; and, Bloor Street West the property from the existing residential 2490 and 2500 Bloor Street West. Despite 41m along Riverview Gardens neighbourhood to the north, are attributes the unique site attributes of the proposed Max. No. of Storeys 12 storeys (3 storey podium) shared with the Subject Properties. development at 2490 and 2500 Bloor Street Max. Building Height 37 metres Figure 9b. Site 1, Plan View West, this analysis demonstrates that a Avg. Building Footprint 50m x 25m To ensure consistency with existing new development which is comparable in Gross Floor Area 27,825 square metres redevelopment permissions at 2442 Bloor scale, form, and intensity to the proposed Residential GFA 24,560 square metres Street West, a proposed 12-storey building development can be achieved on other Retail GFA 3,265 square metres at the corner of Riverview Gardens also sites with appropriate urban form and be in No. of Res Units 246 units sits on a 3-storey podium. Above the third keeping with the objectives of the Official FSI 8.0 storey, the building steps back 3m from Plan. the property line up to the 9th storey. The * Assumes gross calculation of 100 sq.m/residential unit building steps back another 1 to 2 metres above the 9th storey in order to clearly express the upper floors of the building and remain within the 45-degree anuglar Bloor Street West plane. Stepping also occurs at the rear of the building, which allows for visual transition towards the existing residential Figure 9c. Site 1, Axonometric View neighbourhood.

Avenue Segment Study | March 2009 19 Figure 9a. Site 1, Cross Section looking west Site 2 is located at the south apex of Old Mill Drive. wraps around the corner of Mossom Road. As such, it acts as a gateway to the community, With a 25m building width, this concept as well as a minor terminus site with key assumes a double-loaded corridor with directional views from Old Mill Road. Currently stepbacks occurring at both the front and on the site are 2-3 storey commercial uses. This rear of the building. The top two levels of is selected as a long-term redevelopment site the building stepback to a 10m building Soft Site 2 2487, 2489 & 2489a Bloor St West because it is a single-use and has poor urban width, and assumes a single-loaded corridor form. It is currently set back more than 15m condition. This is necessary to ensure that the Lot Assembly Required Yes from the street, fronted by surface parking. massing fits within 45-degree angular planes Redevelopment Potential Long-term Bloor Street West Despite a similar street frontage to the Subject from both the street and residential side. The Current Land Use Commercial Properties, the lot depth is substantially shorter building also steps down to five-storeys to at approximately 30m (the lot depth for 2490 provide a transition in height to the adjacent at times exceeds 60m). Another significant lower residential building to the west. 2487, 2489, 2489a Bloor St.W Development Statistics difference is the proximity of the residential neighbourhood located just south of Site 2. Clearly, the site attributes of Site 2 do not Site Area 2,245 square metres Without the municipal-owned land to buffer the allow for a building of similar scale, form Average Lot Depth 30.5 metres Subject Properties from the existing residential or intensity to that proposed for the Subject Street Frontage 68 m along Bloor Street W; and, neighbourhood, the allowable building mass Properties. But, a similar design approach 31.5 m along Mossom Road and height for Site 2 is constrained. as the proposed development does allow for Max. No. of Storeys 8 storeys (2 storey podium) an appropriate building form given its site

Figure 10b. Site 2, Plan View Max. Building Height 25 metres In this analysis, an 8-storey building can be constraints , of an 8-storey mid-rise building Avg. Building Footprint 25m x 66m accommodated with a 2-storey podium that on Site 2. Gross Floor Area 10,430 square metres Residential GFA 8,665 square metres Retail GFA 1,765 square metres No. of Res Units 87 units FSI 4.6

* Assumes gross calculation of 100 sqm/residential unit

Bloor Street West Figure 10c. Site 2, Axonometric View

20 The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd Figure 10a. Site 2, Cross Section looking west Bloor Street West Avenue Segment Study

Site 3 is situated at the south apex of Despite the differences, however, the site can Riverview Gardens, acting as a minor terminus still achieve an 8-storey building with a 2-storey 2485 Bloor St West site with directional views coming south from podium which complements Bloor West. The Soft Site 3 Riverview Gardens. The property is currently building can accommodate a double-loaded Lot Assembly Required No the site of a gas station, and was selected corridor; at the top two levels, the building steps Redevelopment Potential Long-term as a soft site with long-term redevelopment back to a single-loaded corridor condition. Current Land Use Commercial - Esso Gas Station potential because of its singular automotive- Bloor Street West related use. As the site is located at a minor terminus, a landmark and/or significant architectural feature Development Statistics 2485 This property has the least similar site attributes has been designed at the apex of Riverview Bloor St.W as the Subject Properties. The lot frontage and Gardens to signify the importance and arrival to Site Area 968 square metres depth dimensions are substantially smaller the Bloor Street. Average Lot Depth 31 metres than any of the other soft sites described in Street Frontage 30 m along Bloor St W; and, this analysis. Coupled with the fact that Site This analysis has demonstrated that when 31 m along South Kingsway 3 abuts a residential zone with no buffer area, maximized within the parameters of the Max. No. of Storeys 8 storeys (2 storey podium) this property’s redevelopment potential is urban design framework, this site can at best Max. Building Height 25 metres Figure 11b. Site 3, Plan View highly constrained. accommodate an 8-storey building. The site’s Avg. Building Footprint 25m x 26m constraints make it very difficult to replicate Gross Floor Area 3,980 square metres the scale and intensity of the building mass Residential GFA 3,320 square metres achieved on the Subject Properties. Retail GFA 660 square metres No. of Res Units 33 units FSI 4.1

* Assumes gross calculation of 100 sqm/residential unit

Bloor Street West Figure 11c. Site 3, Axonometric View

Avenue Segment Study | March 2009 21

Figure 11a. Site 3, Cross Section looking southwest Soft Site 4 2333, 2351, 2357, & 2365 Bloor Site 4 is located at the east end of the Primary In this analysis, a 7-storey building can St W and 237 Willard Avenue Study Area, acting as a terminus to Willard be accommodated. On the Bloor Street Avenue. This site has long-term redevelopment frontage, the building steps back above the Lot Assembly Required Yes potential due to its single land usage, and its poor 2-storey podium, and further steps back Redevelopment Potential Long-term interface with Bloor Street West. The property is at the two upper levels. At the rear, the Bloor Street West Current Land Use Commercial comprised of several commercial buildings and building steps back at various levels subject the site of the Turner and Porter Funeral Homes, to the angular plane. which includes a large and visible surface parking 2333, 2351, 2357, 2365 Bloor St.W & 237 Willard Avenue Development Statistics area. Furthermore, as a consolidated property, In summary, it is clear that when the design this site has a Bloor Street frontage of over 90 approach for the proposed developent is Site Area 3,212 square metres (0.3212 ha) metres, which is larger than that of the Subject applied to Site 4, the resulting scale and Average Lot Depth 33.4 metres Properties. However, it has a shallow lot depth intensity is not comparable to the proposed Street Frontage 96.1 m along Bloor Street W; and is in much closer proximity to residential development at 2490 and 2500 Bloor Street 33.7 m along Willard Avenue; and, properties. West. Figure 12b. Site 4, Plan View 33.1 m along Windemere Avenue; Max. No. of Storeys 7 storeys (2 storey podium) Max. Building Height 22 metres Avg. Building Footprint 25m x 96m Gross Floor Area 11,900 square metres Residential GFA 9,510 square metres Retail GFA 2,390 square metres No. of Res Units 95 units

Bloor Street West FSI 3.7

* Assumes gross calculation of 100 sqm/residential unit Figure 12c. Site 4, Axonometric View

22 The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd Figure 12a. Site 4, Cross Section looking west Bloor Street West Avenue Segment Study

3.2.3 Area Model Renderings

The following renderings (Figures 13, a-c) illustrate the potential evolution of the Avenue with the development of the soft-sites and 2490 and 2500 Bloor Street West. This series of drawings illustrates the short-term and long-term Avenue massing potential.

Bloor St West

Jane St

Bloor St West Figure 13a. Existing Condition (model rendering)

LEGEND

Existing Buildings within the Primary Study Area

Subject Properties [2490 &2500 Bloor St W]

Avenue Segment Study | March 2009 23 Figure 13b. Short-term Redevelopment Scenario (model rendering)

Bloor St West

Jane St

Bloor St West

LEGEND

Existing Buildings within the Primary Study Area

Subject Properties [2490 &2500 Bloor St W]

Soft Sites

24 The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd Bloor Street West Avenue Segment Study

Figure 13c. Long-term Redevelopment Scenario (model rendering)

Bloor St West

Jane St

Bloor St West

LEGEND

Existing Buildings within the Primary Study Area

Subject Properties [2490 &2500 Bloor St W]

Soft Sites

Avenue Segment Study | March 2009 25 Jane Street

Bloor Street West

3.2.4 Shadow Studies

The following diagrams illustrate the shadow impacts of the soft side of the street are free of shadow impacts from Soft Sites 3 and sites, as well as the proposed development at 2500 (Building A) and 4, and by 12:18 there are no impacts on the north side. 2490 (Building B) Bloor Street West (Figures 14, a to h). Consistent a. March/September 21, 9:18am with the Toronto Development Guide, shadows are tested on March/ In the early evening hours when shadows are elongated (5:18pm), September 21 for specific times throughout the day. Building B and Soft Site 1 cast shadows across Bloor Street, and Soft Site 3 begins to cast shadows on the rear yards of several The studies take into account the sloping conditions and are residential lots to its south-east. By 6:18pm the sun is low enough modelled to assess the amount and extent of shadows casted in the sky that impacts would be comparable to that of as-of-right Jane Street onto public spaces and adjacent residential neighbourhoods. The developments. location of the building at 5 Old Mill Road is illustrated in the sun/ shadow modelling prepared by Kirkor Architects contained in the In conclusion, the development of Buildings A and B as well as Bloor Street West Planning Rationale report prepared by Bousfields Inc., dated March the soft sites result in minimal shadow impacts. Few residential 2009. properties are impacted and for relatively short durations. With the exception of a one hour duration in the morning, Traymore Park In the morning hours when shadows are at their longest (9:18- receives sun throughout the day. The impact on Bloor are minimal 11:18am), Buildings A and B as well as Soft Site 1 cast shadows relative to the as-of-right development permissions. on residential lots and Traymore Park directly to the north of these b. March/September 21, 10:18am sites. However, with each passing hour, there is a significant reduction in the extent and duration of shadows. Most impacted Figure 14 Soft Site lots experience shadowing for roughly an hour. It appears that Redevelopment Shadow Studies only one lot and partially a second experience shadow impacts for Jane Street a two hour duration, but by 12:18pm all lots are free of shadow impacts. By 11:18am, Traymore Park is almost completely free of LEGEND shadow impacts. Bloor Street West Existing Buildings within the Primary Study Area In the morning hours, Soft Sites 2, 3 and 4 are casting shadows Subject Properties across Bloor Street. However, by 11:18 the sidewalks on the north [2490 &2500 Bloor St W]

Soft Sites

c. March/September 21, 11:18am 26 The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd Bloor Street West Avenue Segment Study Jane Street

Bloor Street West

d. March/September 21, 12:18pm Jane Street Jane Street

Bloor Street West Bloor Street West

e. March/September 21, 3:18pm g. March/September 21, 5:18pm Jane Street Jane Street

Bloor Street West Bloor Street West

f. March/September 21, 4:18pm h. March/September 21, 6:18pm Avenue Segment Study | March 2009 27 five implications for the segment

Based on the hypothetical soft site demonstration plans and their of varying scales currently exist, including a 3 storey commercial associated development yields in Section 4, this chapter of the building on soft site 2, it was also assumed that possibly only a report looks at the broader implications of the potential long-term 50% increase in retail space would result from these developments. build-out of the Avenue Segment. More specifically, this section Accordingly, an estimated 4,500 square metres of additional retail summarizes the projected residential and employment population, space can be anticipated, generating approximately 98 additional implications for community services and facilities, in addition to jobs or employees. traffic and transportation issues. 5.2 Community Services & Facilities 5.1 Residential & Employment Population The Study reviewed the availability of community services and Based on the yields for the Avenue Segment outlined in Table 1 Soft facilities in light of the potential number of additional units which Site and Proposed Development Summary Statistics, an estimate the corridor could accommodate. for the potential residential and employment population can be derived. It would appear that the elementary and secondary schools in the public system, and the elementary schools in the separate system, For the residential population estimate, an estimated total of could benefit from some reorganization, as the designated schools 949 units was yielded from the combination of the proposed for this area are over-subscribed, while other schools in the study development and build out of the soft sites. Assuming that 50% of area are operating below capacity. Within the study area, there is the units were one bedroom or smaller and 50% two bedroom or sufficient capacity in all categories to accommodate the potential larger, the weighted average persons per unit factor would be 2.04 students of both the proposal and the soft site developments. according to the City of Toronto Development Charges Background The designated secondary school in the separate system is only Study (2004). As these developments do not replace existing operating at 65% capacity and can easily absorb the potential new residential units, this would result in a population estimate of 1,936 students. additional persons in the Avenue Segment. The study area also suffers from a shortage of available day care For an estimate of the employment population, it was assumed that spaces. Other community facilities and services are well-supplied an average of 1 employee per 46 square metres of retail would be and would appear adequate to accommodate the development of generated. However, given that on all sites some commercial uses both the proposal and the soft sites.

28 The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd Bloor Street West Avenue Segment Study

5.3 Transportation

An ‘Avenues’ transportation analysis has been carried out by Trip generation rates from the Institute of Transportation Engineers Read, Voorhees & Associates for the segment of Bloor Street from (ITE) Trip Generation Manual 7th Edition have been used as the Riverside Drive to Windermere Avenue. This is part of the evaluation base for site traffic. However, the location of the site on the Bloor- of impacts resulting from development of the Humberview Auto Danforth subway line will result in a lower trip rate than the values Centre Ltd. site, along with development of other sites along in the ITE Manual, which do not include the influence of such a this section of Bloor Street that could be redeveloped in a similar significant transit line. A reduction of 25% has been applied to manner to the proposed development at 2490 and 2500 Bloor the ITE rates for this location. The proposed rates are consistent Street by Humberview Auto Centre Ltd.. with data that has previously been collected by the City at several locations in Etobicoke near subway stations. The project study team has identified four locations within the ‘Avenues’ limit where a reasonable residential development could The first floor retail component of the sites will be replacing existing be carried out. Three of the sites are essentially adjacent to the retail uses, but there could be some increase in total commercial Humberview Auto Centre Ltd. development, and one is to the east floor area. For the traffic forecast, approximately one-half of the at Windermere Avenue. The sites range in size from 33 to 246 units, total ground floor area is assumed to be new commercial space. giving a total of approximately 460 units. Each would be over a Also, it is estimated that 30% of the retail site traffic generated by first floor retail component, which in most cases replaces existing this type of development will be passby traffic, or traffic already on retail space. the road system (see Table 3).

In terms of traffic generation, the following Table 3 shows the peak In terms of overall corridor travel, it is assumed that the directional hour traffic that would be generated by the Humberview Auto distribution of the new destined traffic that is generated will be Centre Ltd. property plus the four other development sites. The divided about 35% north on Jane Street, 25% south on South trip rates and distribution pattern used are the same as was used Kingsway, and 20% each east and west on Bloor Street. in the traffic impact study for the subject site at 2490 and 2500 Bloor Street, and represent high rise condominium/town house The amount of traffic generated is not large, and when divided over development. four directions, the impact on any one road is quite minor. With the

Avenue Segment Study | March 2009 29

Table 3 Avenue DevelopmentTable Plan Traffic 1. Generation- ‘AVENUES’ DEVELOPMENT PLAN TRAFFIC GENERATION A.M. PEAK HOUR P.M. PEAK HOUR USE In Out In Out Residential Rates per d.u. 0.05 0.21 0.18 0.10 SubjectTridel Properties Site 488 units 24 102 88 49 Site 1 246 units 12 52 44 25 Site 2 87 units 4 18 16 9 Site 3 33 units 2 7 6 3 Site 4 95 units 5 20 17 10 TOTAL 901 units 47 199 171 96 Retail Rates Per 100 m2 0.3/100 0.2/100 1.5/100 1.5/100 SubjectTridel Properties Site 1020 m2 3 2 15 15 Site 1 3265 m2 10 6 49 49 Site 2 1765 m2 5 3 27 27 Site 3 660 m2 2 1 10 10 Site 4 2390 m2 7 4 36 36 TOTAL 10,880 m2 27 16 137 137 50% NEW GENERATION 5,440 m2 14 8 69 69 PASSBY 30% in p.m. 0 0 21 21 NET TOTAL 14 8 48 48

SYSTEM TOTAL 61 207 219 144

In terms of overall corridor travel, it is assumed that the directional distribution of the new 30 The Planning Partnership | Bousfields Inc. | destined traffic that is generated will be divided about 35% north on Jane Street, 25% south Read, Voorhees & Associates Ltd on South Kingsway, and 20% each east and west on Bloor Street.

The amount of traffic generated is not large, and when divided over four directions, the impact on any one road is quite minor. With the retail traffic greatest in the p.m. peak hour, this will be the period of largest impact. Therefore the largest increase on Jane Street is a two way total of about 125 trips in the p.m. peak hour. Current two way volume on Jane Street in the p.m. peak hour is about 1500 vehicles.

Bloor Street West Avenue Segment Study

retail traffic greatest in the p.m. peak hour, this will be the period If the new development occurred over a five year period, this would of largest impact. Therefore the largest increase on Jane Street is be equal to an annual growth rate of about 1%. This is equal to a two way total of about 125 trips in the p.m. peak hour. Current the 1% annual increase in background traffic that is typically used two way volume on Jane Street in the p.m. peak hour is about 1500 in traffic studies to represent possible future conditions along a vehicles. corridor.

The largest increase on South Kingsway is a two way total of about There are signalized intersections in the study area at Bloor and 90 trips in the p.m. peak hour. Current two way volume on South South Kingsway, at Bloor and Jane, and at Bloor and Windermere. Kingsway in the p.m. peak hour is about 1900 vehicles. The intersections at the arterial roads, at Bloor and South Kingsway, and at Bloor and Jane, have been operating close to capacity for a The largest increase on Bloor Street easterly and westerly is a two number of years, and will continue to operate with the same level way total of about 70 trips in the p.m. peak hour. Current two way of service with the assumed development. These arterials are the volume on Bloor Street to the east in the p.m. peak hour is about major routes across the area, and will continue to be used up to 2200 vehicles and to the west is 2600 vehicles. their full available capacity.

Therefore the increases in traffic on the major road system with all Transit service with the Bloor subway in the corridor is very good, of the sites developed is between 2% and 8%, with an average of and can easily absorb the added transit ridership that ‘Avenues’ just under 5%. type redevelopment would generate.

Avenue Segment Study | March 2009 31 six summary conclusions

Consistent with sustainable growth objectives and good city- building principles, Provincial polices and Toronto’s Official Plan seek to direct appropriate levels of intensification to existing urban areas where they can be accommodated and supportive of transit. Identified as an Avenue, the Official Plan envisages Bloor West as a mixed-use corridor, supported by a subway line and intensified with new developments that enhance the public realm, reinforce the area’s distinct character, and that are well mannered in their relationship with adjacent established residential neighbourhoods.

The proposed development for 2490 and 2500 Bloor Street West demonstrates a positive intensification of this Avenue. It achieves an appropriate density of development within close proximity of the Jane Subway Station and other essential amenities, including the retail and services afforded by Bloor West Village. Furthermore, it does so within the confines of best practices in urban design with respect to ensuring a proportional relationship to Bloor Street and to providing adequate transitions to the adjacent low-rise residential neighbourhood. At the same time, the proposal achieves a number of exceptional urban design objectives that are unique to this site.

This proposed development is in keeping with the approved, and by extension, the planned emerging context for this segment of the Avenue. However, this Avenue Segment Study also demonstrates that this development proposal is afforded with exceptional circumstances due to its site that enable its scale to fit in this context in an appropriate manner.

32 The Planning Partnership | Bousfields Inc. | Read, Voorhees & Associates Ltd Bloor Street West Avenue Segment Study

Moreover, the application of similar principles to other sites across • The proposed development is consistent with Official Plan the rest of the Avenue Segment demonstrate that development policies with respect to Avenues, Mixed Use areas, Urban opportunities will not be uniform or comparably scaled in meeting Design and Tall Buildings; similar planning and urban design objectives. As demonstrated in the soft sites analysis, the application of an urban design framework • The proposed design and massing of the proposed consistent with that of the proposal for the Subject Properties development enables a significant intensification of the results in incremental development on the Avenue segment that sites within close proximity of the subway station, while would not adversely impact adjacent Neighbourhoods. providing for a proportional relationship to the street, adequate transitions to adjacent low-rise residential areas, The assessment of the impact on the Segment Study area reveals and minimizing shadow and visual impacts; that with the proposed street realignments many persistent • The proposed development contributes positively to the traffic issues can be resolved in addition to accommodating site and Bloor West community through the infill of two the traffic generated by the development. Not only would the significant ‘gaps’ in the streetscape; providing a link and overall implications of development across the Avenue Segment transition between the shopping and residential uses to the not adversely impact the area from a traffic standpoint, but the east and west; introducing a residential population to further proposed street realignments will likely improve the current traffic enhance the vitality of local retail businesses; resolving situation. However, although other services can adequately systemic traffic circulation issues for the broader area; and, accommodate further growth, schools and daycare within the by creating a high quality, signature architectural landmark study area are over subscribed. New developments may do their at a key gateway and visual terminus to Bloor West Village; part in contributing to rectifying this, but given that this corridor and, is designated for intensification, the onus is on the public sector to adequately provide for sufficient services to meet anticipated • The proposed development represents a positive influence growth. for the Avenue with respect to setting a high standard for the quality and form of development, sustainability In sum, the proposed form and scale of the proposed development principles, and for establishing an urban design criteria by is in keeping with the spirit and intent of the Official Plan and will which to consider and test other subsequent development positively influence the area for the following key reasons: applications.

Avenue Segment Study | March 2009 33