PLANNING RATIONALE REPORT 1718-1734 Bayview Avenue I
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JUNE 2020 PLANNING 1718-1734 BAYVIEW AVENUE RATIONALE CITY OF TORONTO REPORT PREPARED FOR: Toronto (Bayview and Eglinton) Limited Partnership Job Number - 19P560 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 Area Context 7 2.3 Immediate Surroundings 9 2.4 Transportation Context 14 [3.0] PROPOSAL 16 3.1 Description Of Proposal 17 3.2 Key Statistics 21 3.3 Required Approvals 21 [4.0] POLICY & REGULATORY CONTEXT 22 4.1 Overview 23 4.2 Provincial Policy Statement (2020) 23 4.3 A Place To Grow: Growth Plan For The Greater Golden Horseshoe (2019) 24 4.4 City Of Toronto Official Plan 27 4.5 Yonge-Eglinton Secondary Plan (Official Plan Amendment No. 405) 32 4.6 Zoning 39 4.7 Avenues And Mid-Rise Buildings Study 40 4.8 Growing Up: Planning For Children In New Vertical Communities 41 TOC [5.0]PLANNING & URBAN DESIGN ANALYSIS 43 5.1 Intensification 44 5.2 Land Use 45 5.3 Height, Massing And Density 46 5.4 Built Form Impacts 47 5.5 Urban Design 50 5.6 Housing Issues 50 5.7 Heritage Impact Assessment 50 5.8 Transportation 51 5.9 Servicing 52 [6.0] CONCLUSION 53 PLANNING RATIONALE REPORT 1718-1734 Bayview Avenue i [1.0] INTRODUCTION PLANNING RATIONALE REPORT 1718-1734 Bayview Avenue 1 SUBJECT SITE Figure 1 - Location Map 2 This Planning Rationale report has been prepared the Eglinton Crosstown LRT, which is currently in support of an application by Toronto (Bayview under construction, and with convenient access and Eglinton) Limited Partnership to amend to urban amenities within the surrounding the City of Toronto Zoning By-law 438-86, as area. The subject site is identified for mixed- amended, and the new City-wide Zoning By- use intensification given its Mixed Use Areas law 569-2013, as amended with respect to a designation in the City of Toronto Official Plan, 2,504 square metre site located on the eastern Mixed Use Areas “C” designation and location boundary of the Yonge-Eglinton Secondary Plan within the Secondary Zone of the Leaside station area. The site is located on the west side of Transit Node in the Yonge-Eglinton Secondary Bayview Avenue, between Soudan Avenue and Plan, which is planned to accommodate increased Eglinton Avenue East, municipally known as 1718 density. to 1734 Bayview Avenue (the “Subject Site”) (see Figure 1, Location Map). From a built form and urban design perspective, the proposal is contextually appropriate and will The requested amendments would support represent a high-quality addition to the area in the development of the subject site with a terms of architectural quality. The proposal will 9-storey (31.3 metres to top of roof) mixed-use fit harmoniously with the existing and planned building consisting of retail units at grade and built form context and will be compatible residential uses above in a mid-rise building with the height and massing of existing and form. The proposal supports the ongoing renewal approved development in the surrounding of Bayview Avenue by introducing a mid-rise area. It will provide an appropriate transition building that conforms to the policy context set between the tallest building heights, which are out in the Yonge-Eglinton Secondary Plan (“OPA generally planned at the Bayview Avenue and 405”). The proposal will contain a total of 10,879 Eglinton Avenue East intersection. The setback square metres of gross floor area including 123 and stepping of the building to the rear will residential units with a mix of unit types including ensure an appropriate transition to the abutting grade related townhouse units. The resulting Neighbourhoods designation to the west. The floor space index is approximately 4.34 times the proposed 4- to 6-storey storey streetwall and lot area. at-grade retail and lobby areas along Bayview Avenue will help to provide a safe, comfortable From a land use planning perspective, the and lively public realm. The replacement of low- proposal is consistent with the Provincial Policy rise buildings with an articulated, well-designed Statement and conforms with the Growth and high-quality project is desirable. Plan for the Greater Golden Horseshoe, the City of Toronto Official Plan, and the Yonge- For the reasons set out in this report, it is our Eglinton Secondary Plan, all of which support opinion that the application represents a well- intensification on underutilized sites well served designed and exciting proposal for this area of by municipal infrastructure, including public the City, and should be approved. transit. In this regard, the proposal would result in a desirable mixed-use intensification project located within 100 metres of Leaside station on PLANNING RATIONALE REPORT 1718-1734 Bayview Avenue 3 [2.0] SITE & SURROUNDINGS 4 Access to 1718 Bayview Avenue is provided via 2.1 Subject Site a private driveway. There are also a number of The subject site is located on the west side of mature trees that straddle the western property Bayview Avenue, between Eglinton Avenue East limits to the rear and a large tree in the front yard of 1718 Bayview Avenue; and Soudan Avenue (see Figure 2 – Aerial Photo). • 1722 and 1724 Bayview Avenue each include The subject site is rectangular in shape with a a detached rear yard garage and 1724 shares total area of approximately 2,504 square metres, driveway access with 1726 Bayview Avenue. A and a frontage of 65.7 metres along Bayview number of mature trees straddle the western Avenue and depth of approximately 38.0 metres. property limits to the rear; • 1726 and 1728 Bayview Avenue each include a rear The subject site is a consolidation of nine yard parking pad and 1728 shares driveway access properties. Each property contains a 2-storey with 1730 Bayview Avenue; semi-detached dwelling, with the exception of • 1730 Bayview Avenue includes a rear yard parking 1734 Bayview Avenue which is one half of a semi- pad whereas 1732 has a detached rear yard garage detached dwelling. Access is provided via five which shares a party wall condition with 1734 as well as shared driveway access. There are also a separate curb cuts along Bayview Avenue. The number of mature trees that straddle the western buildings are similarly set back approximately 6.0 property limits to the rear and the front yard of metres to 6.6 metres from Bayview Avenue with 1730 Bayview Avenue; and front yards consisting of soft landscaping with • 1734 Bayview Avenue is one half of a semi-detached some mature trees. Specifically: dwelling and includes a detached rear yard garage. • 1718 and 1720 Bayview Avenue each include a Mature trees occupy the rear yard. detached rear yard garage, whereas the garage at 1720 shares a party wall condition with 1722 Bayview Avenue along with a shared driveway. ROEAPTON AENE Secondary Entrance to Leaside Station Primary Entrance to Leaside Station EGLINTON AENE EAT LEELAN TREET ANN AENE OLE ANN AENE AENE AYIE SUBJECT SITE FL ONEGALL RIE ONEGALL EM IN G C R E S C E N T OAN AENE PARKHU RST AVE NUE Figure 2 - Aerial Photo - Site Context PLANNING RATIONALE REPORT 1718-1734 Bayview Avenue 5 In terms of topography, the subject site experiences a significant decrease in elevation from west to east, and to a lesser extent from north to south, with the rear (west) property line generally maintaining a consistent elevation. Specifically, the west to east grade difference on the north portion of the subject site is approximately 3.0 metres, and 2.0 metres on the south portion. Further west, grades continue to rise to the properties on the east side of Mann Avenue abutting the subject site. Subject Site – 1718-1720 Bayview Avenue, looking west from Subject Site – 1722-1724 Bayview Avenue, looking west Bayview Avenue from Bayview Avenue Subject Site – 1726-1728 Bayview Avenue, looking west Subject Site – 1730-1732 Bayview Avenue, looking west from Bayview Avenue from Bayview Avenue Subject Site – 1734 Bayview Avenue (left), looking west Subject Site – looking northwest from 1718 Bayview Avenue from Bayview Avenue 6 also concentrations of taller buildings closer 2.2 Area Context to the main intersections. Examples include The Yonge-Eglinton Secondary Plan area, is the recent approval of an 8-storey mixed-use centered around the Yonge Street and Eglinton building (1408-1420 Bayview Avenue); a 7-storey Avenue intersection and is generally bounded residential building at the southwest corner of by Briar Hill Avenue and Blythwood Road to the Davisville Avenue and Bayview Avenue (1460 north, Mount Pleasant Cemetery to the south, Bayview Avenue); a 5-storey office building at Bayview Avenue to the east, and Chaplin Crescent the southwest corner of Hillsdale Avenue East and Avenue Road to the west. and Bayview Avenue (1670 Bayview Avenue); a 7-storey mixed-use building at the southwest Between Merton Street/McRae Drive to the south corner of Soudan Avenue and Bayview Avenue and Broadway Avenue to the north, Bayview currently under construction (1674-1684 Bayview Avenue is an area that is characterized by a range Avenue); a 6-storey mixed-use building at the of commercial, residential and institutional land southwest corner of Eglinton Avenue East uses in a variety of building types, including and Bayview Avenue (1750 Bayview Avenue); a examples of garden apartment design, post-war 9-storey residential building at the southeast walk-up apartments buildings, “main street” corner of Craig Crescent and Bayview Avenue mixed-use buildings, single-storey retail stores (1801 Bayview Avenue); a 7-storey mixed use as well as detached and semi-detached dwellings building at the southwest corner of Glazebrook that date back to the initial urban development Avenue and Bayview Avenue (1818-1820 Bayview along the corridor.