Project No. 18403

January 30, 2020

City of , City Planning Division Community Planning, District (East Section) North York Civic Centre 5100 North York ON M2N 5V7

Attention: Valeria Maurizio, Planner

Re: Planning Addendum Letter 680-688 East Application File Nos. 19 248099 NNY 17 OZ and 19 248116 NNY RH

This Planning Addendum Letter has been prepared in support of an application by Autumn Peak Developments Inc. to amend the City of Toronto Official Plan, City- wide Zoning By-law 569-2013, as amended, and Zoning By-law 7625 of the former City of North York, as amended, with respect to a 0.76 hectare property located on the north side of Sheppard Avenue East, between Bayview Avenue and Leslie Street. The lands are municipally known as 680-688 Sheppard Avenue East (the “subject site”). The lands are also subject to a concurrent Rental Housing, Demolition and Conversion application. These applications were filed with the City of Toronto on November 12, 2019, and deemed complete by correspondence dated December 11, 2019.

As outlined in Section 5.4 of our November 2019 Planning & Urban Design Rationale report, on June 26, 2018 City Council adopted a resolution which directed City Planning to review the Sheppard East Subway Corridor Secondary Plan and to “advise applicants that any reports or studies submitted in support of new development applications received on or after May 2, 2018 along this segment of Sheppard Avenue East must include the necessary studies/reports to provide a thorough assessment of the impacts of potential new development along this segment of Sheppard Avenue East, including development potential at a similar form, scale and intensity as proposed in the development application”.

While the Council resolution does not have the status of an Official Plan policy or a guideline, this letter has been prepared to build on Section 5.4 of our report, in response to Council’s motion, and examine the development potential of other sites along the segment of the Sheppard East corridor between Bayview Avenue and Leslie Street.

SITE AND SURROUNDINGS

As described in detail in our Planning & Urban Design Rationale report, the Sheppard Avenue East corridor has experienced significant residential intensification over the past 10 to 15 years. This wave of development was spurred by the opening of the Sheppard Subway Line (TTC Line 4) in 2002. On the north side of Sheppard, and on the south side of Sheppard adjacent to Highway 401, and at key subway stations (i.e. Bayview and Leslie), development has generally been in the form of mid-rise mixed-use developments. More recently, high-rise developments have been proposed and approved (i.e. and Concord Park Place) along the corridor. However, there has been comparatively little development activity in proximity to the Bessarion Subway Station. The areas north and south of the corridor, east of the subject site, are primarily low-rise residential neighbourhoods.

The subject site is an assembly of two properties, municipally known as 680 and 688 Sheppard Avenue East. The site is located on the north side of Sheppard Avenue East, east of Bayview Avenue. The subject site is generally rectangular in shape with a total site area of approximately 7,583 square metres with an approximate 61.1 metre frontage along Sheppard Avenue East and a variable depth of between 125.41 and 125.71 metres.

The subject site is currently occupied by two 3½-storey residential buildings, which are generally narrow and deep in shape and occupy approximately half of the depth of each lot. The remaining areas on each property are paved, generally for the purposes of driveways and surface parking areas. Two, one-storey garages are located at the rear of the site. The existing building at 680 Sheppard Avenue East is currently vacant while 688 Sheppard Avenue East contains 35 rental dwelling units.

PROPOSED DEVELOPMENT

As described in detail in our Planning & Urban Design Rationale report, the development proposal involves the demolition of the two existing buildings on the subject site and the construction of a new mixed-use residential building. The proposed building will be generally “T”-shaped, with a 7- and 9-storey building element fronting Sheppard Avenue, beyond which a 24-storey tower element is proposed. Stepping will be incorporated into the proposed massing to achieve a transition in scale to the adjacent properties to the north, west and east.

The proposal will have a total gross floor area (GFA) of 38,163 square metres and a total floor space index (FSI) of 5.03 times the lot area. The building will be

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primarily residential aside from a 695 square metre daycare facility located at grade fronting Sheppard Avenue, which will include an associated 210 square metre outdoor play area. The proposed building will contain 527 residential units, 35 of which will be rental replacement units and 492 are intended to be condominium units.

METHODOLOGY

Study Area Boundary

The study area boundary for this review follows the area described in the Council resolution, following the extent of the Sheppard East Subway Corridor Secondary Plan along Sheppard Avenue East between Leslie Street to the east and Bayview Avenue to the west (the “Study Area”, see Figure 1 below).

Figure 1: Study Area Boundary

Methodology for Selection of Soft Sites

For the purposes of this review, a total of six soft sites were identified as exhibiting reasonable redevelopment potential. Soft sites are understood to be underutilized and/or vacant sites fronting onto the Sheppard Avenue Corridor where opportunities to redevelop at a more intense, urban and transit-oriented land use and built form exist (see Appendix “A” for soft site locations).

The street and block pattern were used to identify potential redevelopment sites within the Study Area. Each block was analyzed in terms of its existing uses,

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property ownership composition, block dimensions, access, potential for land assembly and heritage significance in order to identify sites which were most likely to have redevelopment potential. The assessment process, which resulted in the selection of the six soft sites, was generally based on the following criteria:

• Existing land uses: lands within the Study Area that are designated Mixed Use Areas or Apartment Neighbourhoods. Mixed Use Areas are expected to absorb most of the anticipated growth and intensification in retail, office and service employment in the city, as well as much of the new housing, while Apartment Neighbourhoods are not expected to experience significant growth on a City-wide basis but where new development is permitted; • Proximity to Transit: the Study Area is anchored by three Subway Stations (Bayview, Bessarion and Leslie). Were the City of Toronto to delineate the boundaries of “major transit station areas”, as required by A Place to Grow: The Growth Plan for the Greater Golden Horseshoe (2019), it is likely that the majority of the Study Area would fall within the boundaries of a “major transit station area”; and • Opportunity for assembly: the majority of properties within the Study Area are under separate ownership. In order for the redevelopment of soft sites and other blocks within the Study Area to occur, property assembly would be required in order to achieve a size favourable for redevelopment. Highly fragmented ownership presents a significant obstacle to property acquisition and consolidation for redevelopment.

The lands that were identified as not being likely candidates for redevelopment were those that had some or all of the following characteristics:

• Lands which are already the subject of an approved or proposed development application; • Lands which contain an existing building of 5 or more storeys (it is considered unlikely that larger buildings would be demolished to make way for intensified development, particularly for mid-rise buildings); • Lands with properties included in the City’s Heritage Register or designated under Part IV of the Heritage Act and; • Lands with significantly fragmented ownership, which would make land assembly extremely difficult; and • Lands with very shallow property depths i.e. generally less than 30 metres (on the basis that the provision of underground parking, ramps, loading and reasonable floorplate depths are difficult to accommodate on very shallow sites).

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A summary of the six soft sites selected for this Review letter are provided in Appendix “B”. The following analysis of each Soft Site was based on the applicable policy framework and a formal massing study was not prepared.

SOFT SITE DEVELOPMENT SCENARIOS

Soft Site 1

Soft Site 1 (730 – 752 Sheppard Avenue East) is located at the northeast corner of Sheppard Avenue East and Burbank Drive. The soft site comprises three municipal properties, including the north entrance to the Bessarion Subway Station. The Site is generally “L”-shaped with an area of approximately 9,598 square metres, an approximate frontage of 89 metres onto Sheppard Avenue East and a depth ranging between 62 and 152 metres. The lands are currently occupied by a gas station, 2-storey retail plaza and associated surface parking, and are designated Mixed Use Areas in the Toronto Official Plan.

Given the size, configuration and location of Soft Site 1, it is our opinion that a taller and more dense form of development could be accommodated. Further to this, Soft Site 1 provides the opportunity for transit integration (i.e. the Bessarion Subway Station) into a new mixed-use development. As such, it is our opinion that a density similar to the proposed development would be reasonable on Soft Site 1.

With a density of 5.0 FSI (similar to the density proposed on the subject site, a GFA of 47,990 square metres could be achieved on Soft Site 1. A portion of the density is assumed to be allocated for a non-residential component at grade (approximately 1,000 square metres), given the Official Plan’s Mixed Use Areas designation. The remaining GFA would be for residential uses (approximately 46,990 square metres). For the purposes of this letter, an average unit size of 80 square metres was applied to estimate the number of units a redevelopment could accommodate (this assumption was applied to all six soft sites. Based on the proposed residential GFA, a total of 587 units could be provided.

Soft Site 2

Soft Site 2 (635-701 Sheppard Avenue East and 1 Greenbriar Road) is located on the south side of Sheppard Avenue East, east of Greenbriar Road. The soft site would be created via an assembly of several properties, including 699 Sheppard Avenue. We acknowledge that 699 Sheppard Avenue is subject to an active Official Plan and Zoning By-law Amendment application. However, when included

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in a land consolidation, this property could facilitate a development of a similar intensity to the proposed development (on the subject site).

Soft Site 2 has an area of approximately 18,294 square metres, with a frontage of approximately 225 metres along Sheppard Avenue East. The soft site generally has a depth of approximately 85 metres; however, the westerly portion of the soft site (1 Greenbriar Road and 635 Sheppard Avenue East) has a depth of approximately 62 metres. All the lands included in Soft Site 2 are designated Mixed Use Areas.

Similar to Soft Site 1 above, the size, configuration and location of the soft site provides the opportunity for a mid- to tall mixed-use building. As such, it would be reasonable to apply a density of 5.0 FSI to a potential redevelopment. A GFA of approximately 91,470 square metres would be achieved, of which an estimated 8,284 square metres would be required to replace the existing office space in the 5-storey building at 685 Sheppard Avenue East. To determine the existing office GFA, we estimated the gross construction area (“GCA”) of the building using the City’s online mapping tool to estimate the floor plate sizes, and applied an efficiency ratio of 95 percent to convert GCA to GFA. The remaining GFA (83,186 square metres) would be allocated to residential uses, which would result in approximately 1,040 residential dwelling units.

Soft Site 3

Soft Site 3 (2831 Bayview Avenue and 567 Sheppard Avenue East) is located at the westerly terminus of the Study Area, at the southeast corner of Sheppard Avenue East and Bayview Avenue. The irregular-shaped site has an area of 19,755 square metres with an approximate 156 to 194 metre depth from Sheppard Avenue East and 89 to 133 metre depth from Bayview Avenue. Currently, the site is occupied by a gas station and a YMCA and is designated Mixed Use Areas in the Official Plan.

In our option, the size and location of the site, as well proximity to transit, would make Soft Site 3 a candidate for a mid- to high-rise mixed-use development. A density of 5.0 FSI would be a reasonable assumption for future development potential, resulting in a GFA of approximately 98,775 square metres. It is our assumption that the existing YMCA would be replaced in a new development and as such, would account for approximately 1,100 square metres of non-residential GFA. This figure was determined by measuring the footprint of the existing YMCA facility with the City’s online mapping tool. The remaining GFA would be allocated to residential uses, approximately 97,675 square metres or 1,221 residential units.

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Soft Site 4

Soft Site 4 (690-720 Sheppard Avenue East) is comprised of an assembly of properties fronting onto Sheppard Avenue East, extending west from Burbank Drive towards the subject site. Soft Site 4 has an area of approximately 8,388 square metres with an approximate 181 metre frontage onto Sheppard Avenue East and depth ranging between 42 to 66 meters. The property at the northwest corner of Sheppard Avenue East and Burbank Drive (720 Sheppard Avenue East) is currently vacant. The remaining properties are occupied by eight (8) semi- detached residential dwellings. The portion of site at 720 Sheppard Avenue East is designated Mixed Use Areas in the Official Plan and the remainder of the properties fronting Sheppard Avenue East are designated Apartment Neighbourhoods.

Given the size and proximity to low-rise residential properties, it is our opinion that this site could be a candidate for intensification in the form of a mid-rise mixed use development. Based on the size of the site and surrounding land uses, we have assumed a density of 2.5 FSI, which is higher than the permitted 1.5 FSI on 720 Sheppard Avenue East (note that the rest of Soft Site 4 is not assigned a density by the Secondary Plan). As such, a total GFA of 20,970 square metres would be achieved, of which we assume approximately 500 square metres would be allocated for non-residential uses. The remaining 20,470 square meters of GFA would be for residential uses, which would result in approximately 256 dwelling units.

Soft Site 5

Soft Site 5 (794-806 Sheppard Avenue East) is a corner property located at the northwest corner of Sheppard Avenue East and Blue Ridge Road, immediately east of the recently-developed MEC department store (784 Sheppard Avenue East). Comprising a single-storey retail plaza and surface parking, the site is approximately 2,428 square meters in size and has an approximate 40 metre frontage onto Sheppard Avenue East and depth ranging between 60 and 65 metres. Surrounding the site to the north and west are residential dwellings. The site is designated Mixed Use Areas in the Official Plan.

It is our opinion that Soft Site 5 would be a candidate for redevelopment, however, its size, dimensions and proximity to low-rise residential properties would limit the scale of intensification, and we have assumed the Secondary Plan’s permitted density of 1.5 FSI. A redevelopment project would achieve a total GFA of approximately 3,642 square metres, of which 200 square metres would be for non-

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residential uses. The remaining GFA of 3,442 square metres would be for residential uses and would amount to 43 residential units.

Soft Site 6

Soft Site 6 (1125 Sheppard Avenue East) is located at the southeast corner of Sheppard Avenue East and Provost Drive and is currently occupied by a gas bar, drive-through restaurant and surface parking. The site has an area of approximately 7,041 square metres with an approximate frontage of 112 metres on Sheppard Avenue East and a depth of between 65 and 66 metres. The properties surrounding the site, on the south side of Sheppard Avenue East, have recently developed with mid- and high-rise mixed-use developments or are subject to development applications. Immediately north is a City of Toronto public park (Ambrose Parkette) and to the west is the Leslie Subway Station. The site is designated Mixed Use Areas in the Official Plan.

Given the development context on the south side of Sheppard Avenue East and the proximity of the Leslie Subway Station, it is our opinion that Soft Site 6 would be a candidate for additional density and redevelopment. However, the site’s depth in particular, and proximity to the Ambrose Parkette to the north may limit the degree of density that could be achieved so we have assumed the Secondary Plan’s permitted density of 2.5 FSI. A total GFA of approximately 17,603 square metres would be achieved, of which 1,000 square metres we have assigned for non-residential GFA. The remaining GFA of 16,603 square metres would yield an estimated 208 residential units.

ANALYSIS

Planning

In our opinion, the development scenarios set out for the six soft sites are consistent with numerous policy directions articulated in the Provincial Policy Statement, the Growth Plan and the City of Toronto Official Plan, all of which support intensification of underutilized sites that are well served by municipal infrastructure and higher order public transit. In our opinion, increased density could be achieved along the Sheppard Avenue East corridor, with the highest densities generally located in locations within areas that meet the Growth Plan’s definition of major transit station areas, and along the frontages of arterial roads and abutting Highway 401. This is further supported by the Sheppard East Subway Corridor Secondary Plan which encourages higher density development around the subway nodes, along arterial roads and major highways.

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In this regard, as outlined in Section 5.1 of our November 2019 Planning and Urban Design Rationale Report, it is important to optimize density on those sites that can accommodate it, subject to achieving appropriate built form relationships. As such, it is our opinion that redevelopment of, in particular, Soft Site 1 (730-784 Sheppard Avenue East), Soft Site 2 (635-701 Sheppard Avenue East) and Soft Site 3 (2831 Bayview Avenue and 567 Sheppard Avenue East) with higher heights and densities than are currently anticipated by the Sheppard East Subway Corridor Secondary Plan would be desirable in planning policy terms and would be supported by the Provincial planning frameworks, subject to achieving satisfactory built form relationships, based on detailed site-specific reviews through development applications. Intensification on these properties would provide additional ridership for the underutilized Bayview and Bessarion subway stations in particular.

Transportation

To understand the transportation capacities of the Sheppard Avenue East corridor, BA Group prepared a report (dated January 2020, appended to this report as Appendix “C”) to assess the impacts of potential new development, as directed by the Council adopted resolution. The report prepared by BA Group analyzed development potential along the corridor at a similar form, scale and intensity as the proposed development based on the assumptions outlined in this letter. The transportation report is intended to supplement to the ‘Traffic Impact Assessment Report’ prepared in November 2019, which was submitted as part of the Official Plan and Rezoning application.

BA Group reviewed travel characteristics for the planned and proposed developments in the area, as well as the six soft sites discussed above. The report provides the following summary of findings:

• The Sheppard Avenue East corridor area along Sheppard Avenue East provides various mobility options for the existing, planned and potential residential, retail and office uses in the area. • Forecast new traffic generated by planned, proposed and potential developments along the Sheppard Avenue East study corridor are anticipated in the order of 50 to 60 new two-way peak hour trips per year. The increase in yearly trips along this corridor represents an increase in traffic in the order of 1.9% or less per year. • The above noted increase in vehicular traffic is considered a conservative estimate of future activity on the corridor given that it does not consider any significant change in travel behaviour (i.e. mode split) as the corridor redevelops. It is anticipated that a proportion of the existing external

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commuter traffic along the corridor will divert as the Sheppard Avenue East redevelopments and continues to further urbanize.

The report found that given the above and based on the minor increase in yearly traffic anticipated along the corridor it is anticipated that the Sheppard Avenue East corridor between Bayview Avenue and Leslie Street can acceptably accommodate future demand.

Servicing

An addendum to the submitted Site Servicing and Stage 2 Stormwater Management Report (dated January 2020, appended to this letter as Appendix “D”) was prepared by R.V. Anderson Associates Limited to assess the servicing impacts of new development along the Sheppard Avenue East corridor.

The addendum report examined the estimated water, sanitary, and storm demands that would result from the potential redevelopments along the segment as well as the capacity impact on the municipal watermains, and storm and sanitary municipal sewer systems. The addendum reviewed the servicing impacts that would stem from the redevelopment of the six soft sites discussed in this Avenue Segment Review letter.

As it relates to the capacity of the City sanitary and storm sewer systems, the addendum letter concludes that there is sufficient capacity to support the potential redevelopment of the six soft sites. Further to this, in terms of the municipal watermain system, the letter notes that it is anticipated that all the soft sites can be designed to manage their fire demands to meet the available capacity of the system.

CONCLUSIONS

In response to City Council’s June 2018 resolution, this letter has been prepared to examine the potential impacts of future development along the Sheppard Avenue East corridor. As demonstrated through the evaluation of six soft sites along the corridor, the anticipated level of intensification is consistent with numerous policy directions articulated in the Provincial Policy Statement, the Growth Plan and the City of Toronto Official Plan.

The supporting studies conducted by BA Group and R.V. Anderson Associates Limited found that future development along the corridor could be accommodated from a transportation and servicing perspective.

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We trust that the foregoing is satisfactory for your purposes. However, should you have any questions, please do not hesitate to contact the undersigned or Mike Dror of our office.

Yours very truly, Bousfields Inc.

Peter F. Smith B.E.S., MCIP, RPP

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Appendix A Soft Site Location Map

Appendix B Soft Site Summary

Soft Site Development Scenarios

Subject Site Soft Site 1 Soft Site 2 Soft Site 3 Soft Site 4 Soft Site 5 Soft Site 6 Address 680 & 688 Sheppard 730-752 Sheppard 635-701 Sheppard 2831 Bayview 690-720 Sheppard 794-806 Sheppard 1125 Sheppard Avenue East Avenue East Avenue East & 1 Avenue and 567 Avenue East Avenue East Avenue East Greenbriar Road Sheppard Avenue East # of properties 2 3 4 2 8 1 1 Site Area (m2) 7,583 9,598 18,294 19,755 8,388 2,428 7,041 Depth (m) 125 to 126 62 to 152 56 to 85 89 to 133 42 to 66 60 to 65 65 to 66 Frontage (m) 61.1 89 225 156 to 194 181 40 112 Existing Use Residential Commercial / Office / Service Commercial / Vacant / Detached Commercial / Retail Commercial / Retail Retail / Subway Community Service Houses Potential Use Mixed-use Mixed-use Mixed-use / Office Mixed-use / Office Mixed-use Mixed-use Mixed-use

Total GFA (m2) 38,163 47,990 91,470 98,775 20,970 3,642 17,603 Residential GFA 37,468 46,990 83,186 97,675 20,470 3,442 16,603 (m2) Non-Residential 695 1,000 8,284 1,100 500 200 1,000 GFA (m2) FSI 5.03 5.0 5.0 5.0 2.5 1.5 2.5 # of Residential 492 (incl. 35 rental 587 1,040 1,221 256 43 208 Units* replacement units) * Residential units were assumed to be 80 square metres in size

Sheppard Avenue Segment Summary

Total (Soft Sites) Total (Soft Sites & Subject Site) Total # of Residential Units 3,355 units 3,847 units Total GFA (m2) 280,450 m2 318,613 m2 Total Residential GFA (m2) 268,366 m2 305,834 m2 Non-Residential GFA (m2) 12,084 m2 12,779 m2

Appendix C Transportation Capacity Report BA Group

Memorandum

TO: Jeff Solly Tribute Communities 1815 Ironstone Manor, Unit 1 Pickering, Ontario L1W 3W9

FROM: PROJECT: DATE: Steve W. Krossey 6855-29 January 28, 2020 Kyrylo C. Rewa 680 Sheppard Avenue East

SUBJECT: 680 – 688 SHEPPARD AVENUE EAST – ASSESSMENT OF DEVELOPMENT POTENTIAL

1.0 INTRODUCTION BA Group is retained by Autumn Peak Developments Inc. to provide transportation consulting services in relation to a Official Plan Amendment (OPA) application being made to the City of Toronto for a proposed residential redevelopment of 680-688 Sheppard Avenue East, referred to herein as “the Site”.

The Site is generally located in the northeast quadrant of Sheppard Avenue East / Greenbriar Road. The subject property consists of approximately a 7,585 m2 rectangular shaped lot, bounded by Sheppard Avenue East to the south and adjacent properties to the north, east and west.

The proposed development plan involves the demolition of the existing buildings and construction of a 24- storey and 16-storey residential building. A total of 527 residential units and approximately 695 m2 (7,480 ft2) GFA of day care space are proposed. Site access is provided through a consolidated vehicular driveway on the east side of the site, located off Sheppard Avenue East. This driveway will provide access to the pick-up / drop-off facility, loading facilities and a 2-level underground parking garage.

A transportation report was prepared in November 2019 entitled, “680-688 Sheppard Avenue East, Proposed Residential Development, Urban Transportation Considerations, City of Toronto” and submitted in support of the OPA application being made to the City. Since submission, City Staff have requested an assessment of development potential along the Sheppard Avenue East corridor between Bayview Avenue and Leslie Street.

This memorandum is provided as a requirement of a City council decision from July 27, 2018. The council resolution indicates that applications submitted on or after May 2, 2018 along Sheppard Avenue East, between Leslie Street and Bayview Avenue, must include a thorough assessment of the impacts of potential

BA Consulting Group Ltd. MOVEMENT 300 – 45 St. Clair Ave. W TEL 416 961 7110 IN URBAN Toronto ON M4V 1K9 EMAIL [email protected] ENVIRONMENTS BAGROUP.COM P:\68\55\29\Report\Assessment of Potential Developments\ba_680 Sheppard Ave E_ Assessment of Development Potential_January 28, 2020.docx

new developments along this segment. This analysis would include development potential at a similar form, scale and intensity as proposed in the development application along the segment. This memorandum serves as a supplement to the Traffic Impact Assessment Report prepared by BA Group on November 2019 entitled, “680-688 Sheppard Avenue East, Proposed Residential Development, Urban Transportation Considerations, City of Toronto”, outlining how the City council decision will be met from a transportation point of view.

2.0 EXISTING TRANSPORTATION NETWORK

2.1 SHEPPARD AVENUE EAST Sheppard Avenue East is an east-west major arterial road under the jurisdiction of the City of Toronto. It extends from in the east and Yonge Street in the west. In the vicinity of the site, Sheppard Avenue East consists of four through traffic lanes (two in each direction), two-way left turn medians in between and auxiliary turn lanes provided at the signalized intersections contained between Bayview Avenue and Leslie Street.

In the study area, Sheppard Avenue East has a posted speed limit of 60 km/hr and accommodates east-west local and commuter traffic ranging from approximately 2,875 to 3,185 two-way vehicles during the typical weekday peak hours.

2.2 TRANSIT SERVICES Within the study area, Sheppard Avenue East is very well-served by both subway and bus transit services operated by the Toronto Transit Commission (TTC). The existing area transit context including the routes are provided below.

 The Sheppard Subway line (Line 4) consists of 5 stations along 5.5 km of track along Sheppard Avenue East between Yonge Street and Road. It connects with the Yonge-University- Spadina Subway line (Line 1) at Sheppard-Yonge Station. Trains run very frequently during the morning and afternoon peak periods with headways of approximately every 2-3 minutes.

 The 85A / 85B Sheppard East bus operates generally in an east-west direction between Sheppard- Yonge Station on the Yonge-University-Spadina Subway, on the Sheppard Subway, and Rouge Hill Go Station. It also operates to the Toronto Zoo on weekends and holidays only. Both Sheppard-Yonge and Don Mills Stations are accessible subway stations. During the morning and afternoon peak periods, buses operate approximately every 10-20 minutes.

2.3 ACTIVE TRANSPORTATION 2.3.1 Pedestrian Infrastructure In the study area, continuous sidewalks are provided along the south and northern portion of Sheppard Avenue East. Additionally, there are eight (8) signalized intersections within the study corridor providing safe, designated pedestrian crossing opportunities.

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2.3.2 Cycling Infrastructure In the study area, Sheppard Avenue East does not have any independent infrastructure provided for cyclists. Cyclists traveling in this corridor are accommodated on a shared basis with vehicular traffic.

3.0 FORECAST TRAVEL CHARACTERISTICS A review of travel characteristics was undertaken within the Sheppard Avenue East corridor. Forecast travel characteristics were established assuming the introduction of planned, proposed and potential developments along the corridor. Included in this forecast are other area planned developments (within and external to the Sheppard Avenue East area), as well as additional trip allowances for other potential development sites (soft site locations) along the corridor.

3.1 PLANNED AND PROPOSED DEVELOPMENTS IN THE AREA The following provides a list of area planned and proposed developments in the area (including the 680-688 Sheppard Avenue East Site) based on a development horizon of 5-years.

 680-688 Sheppard Avenue East  2901 Bayview Avenue  Concord Park Place – Block 11  Concord Park Place – Block 12  Concord Park Place – Block 13  Concord Park Place – Block 15  2-14 Cusack Court  12-16 Dervock Crescent  14-15 Greenbriar Road  577 Sheppard Avenue East  591-593 Sheppard Avenue East  625-627 Sheppard Avenue East  699 Sheppard Avenue East  1200 Sheppard Avenue East

A total of approximately 6,885 residential units and 49,175 m2 of non-residential GFA is currently planned and proposed within, and external to, the Sheppard Avenue East study corridor.

As reviewed in the November 2019 Transportation Report prepared for the 680-688 Sheppard Avenue East Site, an additional 300 to 430 new two-way vehicle trips are anticipated along Sheppard Avenue East corridor, should these developments receive approval. This represents a total of approximately 60 to 85 new two-way (combined eastbound and westbound) peak hour trips per year along the Sheppard Avenue East corridor considering a 5-year development horizon.

Total east-west local and commuter traffic is anticipated to ranging from approximately 3,175 to 3,615 two- way vehicles during the typical weekday peak hours within the 5-year development horizon.

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3.2 POTENTIAL DEVELOPMENT SITE – SOFT SITES The following provides a review of potential additional developments site in the area (soft-site locations) given a development horizon of 20-years.

As noted in Table 1, a total of approximately 3,355 additional residential units and 12,048 m2 of non- residential GFA could potentially be developed along the study corridor.

TABLE 1 SHEPPARD AVENUE EAST – SOFT SITES

Location Lot Area Assumed Total GFA Non- Residential (m2) Density FSI (m2) Residential (units) (m2)

730 - 752 Sheppard 9,598 5.0 47,990 1,000 587 635 - 701 Sheppard and 1 Greenbriar 18,294 5.0 91,470 8,248 1,040

2831 Bayview and 567 Sheppard 19,755 5.0 98,775 1,100 1,221 690 - 720 Sheppard 8,388 2.5 20,970 500 256

794-806 Sheppard 2,428 1.5 3,642 200 43 1125 Sheppard 7,041 2.5 17,603 1,000 208 Total 280,450 12,048 3,355 Notes: 1. Based on statistics provided by Bousfields dated January 24th, 2020.

It should be noted that the non-residential GFA noted in Table 1 was estimated as commercial replacement uses. Should these sites redevelop no additional travel demand is anticipated to be generated by the non- residential uses as they existing today.

Table 2 lists the anticipated new residential traffic generated by the soft-sites along the Sheppard Avenue East study corridor. Trip generations rates were established based on surveys at area proxy sites with similar characteristics and are consistent with BA Group’s report titled “680-688 Sheppard Avenue East, Proposed Residential Development, Urban Transportation Considerations, City of Toronto”, dated November 2019.

As noted in Table 2, based on a development potential of approximately 3,355 residential units, in the order of 705 to 740 new two-way peak hour vehicle trips are anticipated along Sheppard Avenue East corridor should these sites redevelopment. This represents a total of approximately 35 new two-way (combined eastbound and westbound) peak hour trips per year along the Sheppard Avenue East corridor considering a 20-year development horizon.

Total planned, proposed and potential new traffic anticipated along the Sheppard Avenue East corridor considering a 20-year development horizon is in the order of 50 to 55 new two-way peak hour trips per year.

Total east-west local and commuter traffic is anticipated to ranging from approximately 3,880 to 4,355 two- way vehicles during the typical weekday peak hours within the 20-year development horizon period.

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TABLE 2 RESIDENTIAL SITE TRIP GENERATION

Proxy Site Number of AM Peak Hour PM Peak Hour Units In Out 2-Way In Out 2-Way

Concord Park Place (Block 17) 257 units 0.02 0.16 0.18 0.10 0.06 0.16

Concord Park Place (Block 17) 257 units 0.04 0.15 0.19 0.12 0.06 0.19 Concord Park Place (Block 18) 428 units 0.03 0.20 0.23 0.16 0.09 0.26

Concord Park Place (Block 18) 428 units 0.04 0.21 0.25 0.18 0.09 0.27 2885 Bayview Avenue 447 units 0.05 0.14 0.19 0.13 0.10 0.23 Average Rate 0.04 0.17 0.21 0.14 0.08 0.22

Adopted Rate 0.04 0.17 0.21 0.14 0.08 0.22 Number of Trips (3,355 units) 135 570 705 470 270 740 Notes: 1. Trips rounded to the nearest 5 vehicles. 2. Trip generation rates adopted from BA Group’s Transportation Report prepared for the 680-688 Sheppard Avenue East site, dated November 2019.

The forecast yearly increase in vehicle traffic of approximately 50 to 60 new two-way peak hour trips represents an increase in the order of 1.9% or less per year.

It should be noted that the above noted review of the Sheppard Avenue East corridor does not take into consideration any shift in travel behaviour along the corridor area towards lower vehicle usage. It is anticipated that as the corridor redevelops an increase shift towards non-auto modes will occur given; i) the availability of the high-order transit (Line 3) along the corridor, ii) continued urbanization of the area, and iii) trends towards reduced parking supplies in the area.

4.0 SUMMARY The Sheppard Avenue East corridor area along Sheppard Avenue East provides various mobility options for the existing, planned and potential residential, retail and office uses in the area.

Forecast new traffic generated by planned, proposed and potential developments along the Sheppard Avenue East study corridor are anticipated in the order of 50 to 60 new two-way peak hour trips per year. The increase in yearly trips along this corridor represents an increase in traffic in the order of 1.9% or less per year.

The above noted increase in vehicular traffic is considered a conservative estimate of future activity on the corridor given that it does not consider any significant change in travel behaviour (ie. mode split) as the corridor redevelops. It is anticipated that a proportion of the existing external commuter traffic along the corridor will divert as the Sheppard Avenue East redevelopments and continues to further urbanize.

Given the above and based on the minor increase in yearly traffic anticipated along the corridor, it is anticipated that the Sheppard Avenue East corridor between Bayview Avenue and Leslie Street can acceptably accommodated future demand.

MOVEMENT IN URBAN ENVIRONMENTS BAGROUP.COM 5

Appendix D Site Servicing and Stage 2 Stormwater Management Report, addendum R.V. Anderson Associates Limited

TO: Jeff Solly, Autumn Peak Developments Inc. RVA: 184258 FROM: Andrew Turner ORIGINAL DATE: December 11, 2019 REVISION DATE: January 27, 2020 SUBJECT: 680 & 688 Sheppard Avenue East – Assessment of Corridor Development Potential R2

1.0 INTRODUCTION

Autumn Peak Developments Inc. (the owner), referred to as APDI herein, is proposing the redevelopment of 680 and 688 Sheppard Avenue East (the site) in the North York district of the City of Toronto.

R.V. Anderson Associates Limited (RVA) had previously been retained by APDI to prepare a Site Servicing and Stage 2 Stormwater Management Report (SS&SWM) in support of a Zoning By- Law Amendment (ZBA) application, and Official Plan Amendment (OPA) application for the proposed site redevelopment. For details regarding the proposed site-specific servicing, and stormwater management measures please refer to the aforementioned SS&SWM Report.

In addition to meeting the City’s criteria for ZBA and OPA applications, a City council decision on July 27, 2018 notes that applications submitted on or after May 2, 2018 along Sheppard Avenue East, between Leslie Street and Bayview Avenue, must include a thorough assessment of the impacts of potential new developments along this segment. This analysis would include development potential at a similar form, scale and intensity as proposed in the development application along the segment. This memorandum serves as a supplement to the SS&SWM Report outlining how the City council decision will be met from a site servicing and stormwater management perspective.

The scope of this letter includes:

• Estimated water, sanitary, and storm demands that will result from the potential redevelopments along the segment; and

• Assessment of the impact on the capacity of the municipal watermains, and storm and sanitary municipal sewer systems as a result of the potential redevelopment along the segment.

January 2020 680 & 688 Sheppard Avenue East – Impact Assessment R.V. Anderson Associates Limited January 27, 2020

In support of revising the Planning Rationale to consider future development potential along the segment of Sheppard Avenue East, Bousfield Inc. has identified six (6) “soft sites” which may be eligible to support redevelopments at a similar form, scale and intensity. A summary of these sites can be found in Appendix A of this memorandum, along with the estimated populations for each site. Secondly, a map depicting the location of the “soft sites” is included with the sanitary capacity analysis in Appendix B.

2.0 STORM IMPACT

A review of the City’s Sewer Atlas Mapping indicates that the potential six (6) “soft sites” identified by Bousfield Inc. all have frontages which are serviced by separated storm sewer systems. It is anticipated that five (5) of the “soft sites” discharge to the same storm sewer system as 680 and 688 Sheppard Avenue East, which ultimately outfalls into the East Branch of the at Leslie Street and Sheppard Avenue East. However, 2831 Bayview Avenue/567 Sheppard Avenue East contain two (2) different storm systems along the frontage of the property; the first storm sewer system flows east along Sheppard before flowing south along Rean Drive and discharging south of the 401 into the Vyner Greenbelt and the second storm system flows south along Bayview before detouring through St. Andrews Park, west of Bayview, and discharging into Wilket Creek at Road and Bayview Avenue.

With respect to impact on the capacity of the storm sewers fronting the “soft sites”, the City requirement with respect to storm discharge for redevelopment sites is based on the implementation of stormwater management systems that will mitigate the impact on the storm sewer system. This will inherently result in a proposed storm discharge from each redeveloped “soft site” that it less than or, at worst, equal to the existing peak discharge rate. Therefore, it can be concluded that redevelopment of the six (6) “soft sites” will not have a negative impact on the City’s storm sewer system.

3.0 SANITARY IMPACT

A review of the City’s Sewer Atlas Mapping indicates that the potential six (6) “soft sites” identified by Bousfield Inc. all have frontages which are serviced by the same Sheppard Avenue East sanitary sewer system as 680 and 688 Sheppard Avenue East, which ultimately outfalls a 1200 mm Ø sanitary trunk running parallel to the East Branch of the Don River, at Sheppard Avenue East and Leslie Street.

With respect to the capacity of the existing sanitary sewer system, in accordance with City requirements, RVA has undertaken an extreme wet-weather capacity analysis of the sewer to the point where it discharges into the municipal trunk sewer at Sheppard Avenue East and Leslie Street in support of the SS&SWM Report. As outlined in the SS&SWM Report, a “pinch point” along this existing sanitary sewer exists just upstream of its connection to the municipal trunk

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680 & 688 Sheppard Avenue East – Impact Assessment R.V. Anderson Associates Limited January 27, 2020 sewer near Leslie Street & Sheppard Avenue East. This “pinch point” is currently earmarked for replacement as a capital works project. Consequently the sanitary capacity analysis undertaken in the SS&SWM Report, in support of the 680 and 688 Sheppard Avenue East site redevelopment, and the capacity analysis undertaken as summarized in this memorandum, for the ultimate build-out of Sheppard Avenue East through the theoretical redevelopment of the six (6) “soft sites”, as based on this sewer “pinch point” being rectified.

For the purposes of this memorandum, the SS&SWM capacity analysis of the sewer has been updated to include the “soft sites.” The “soft sites” were added to the proposed condition and can be seen highlighted in blue in the Sanitary Drainage Map in Appendix B. Additionally the following assumptions were made for the potential properties:

• In the absence of a calibrated sewer model or flow monitoring data, per the City’s current requirements a wet weather peak inflow/infiltration allowance of 3.0 litres per second per hectare is required for the first 50 hectares of analysis, and 2.0 litres per second per hectare for the remaining area;

• Unit counts of the potential soft sites were estimated using the data provided by Bousfield Inc. Additionally, population densities and flows per capita were obtained from the City Design Criteria for Sewers and Watermains;

• In the absence of Hydrogeological Reports for the “soft sites” a long-term foundation rate can not be established. A rate of 2.0 L/s has been added to all of the sites, based on the mechanical consultant’s letter prepared for the 680 and 688 Sheppard Avenue East SS&SWM Report;

• The potential “soft site” breakdown prepared by Bousfield Inc. contains a potential site redevelopment at 635-701 Sheppard Avenue East. As a development application for 699 Sheppard Avenue East, which falls within this potential “soft site” was filed in July 2019, it will be assumed that the “soft site” population includes the already proposed development. The population for 699 Sheppard Avenue East will not be added to the sanitary capacity analysis twice;

• The initial extreme wet-weather capacity analysis undertaken in support of the SS&SWM report for 680 and 688 Sheppard Avenue East was completed prior to a development application being filed for 1181 Sheppard Avenue East with the City on December 23rd, 2020. The proposed population outlined in the development application for 1181 Sheppard Avenue East has been included in the revised wet-weather capacity analysis referenced in this memorandum.

The revised spreadsheet analysis indicates that, apart from the last three (3) sections of pipe (i.e “pinch point”), the system has adequate capacity to support all the potential “soft sites”. Under wet-weather flow conditions the “pinch point” of the sanitary sewer before the trunk is over

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680 & 688 Sheppard Avenue East – Impact Assessment R.V. Anderson Associates Limited January 27, 2020

capacity until the capital works project to replace this section of sewer is completed. Similar to the initial SS&SWM Report, the HGL analysis the entire system upstream of EXMH18 provides a minimum of ~2.1 m freeboard, satisfying the City’s minimum freeboard required during the wet weather events. For further details regarding the revised sanitary capacity analysis please refer to Appendix B of this memorandum.

In conclusion once the re-construction of the last three (3) legs of pipe in the sanitary sewer system closest to the trunk are completed, the entire Sheppard Avenue East sanitary sewer system will be able to operate under the City’s performance targets.

4.0 WATER IMPACT

A review of the City’s Water Atlas Mapping indicates that the potential six (6) “soft sites” identified by Bousfield Inc. all have frontages which are serviced by watermains along the Sheppard Avenue East frontage. The most western “soft site” is serviced by a 400 mm Ø municipal watermain which runs from Bayview Avenue east to Rean Drive along the Sheppard Avenue East right of way (ROW). This municipal watermain branches into two (2) 300 mm Ø watermains which run parallel from Rean Drive west to Bessarion Road within the Sheppard Avenue East ROW, and two (2) of the “soft sites” would be serviced within this stretch of municipal watermain. The last stretch of watermain which will fronts the “soft sites” runs from Bessarion Road west to Old Leslie Street, and connects the twin 300 mm Ø together into a 400 mm Ø watermain which then runs parallel with a 600 mm Ø watermain for a majority of the ROW. The last three (3) “soft sites” fall within this region.

With respect to the capacity of the existing municipal watermains, hydrant flow tests were only performed in the vicinity of 680 and 688 Sheppard, which is located within the region serviced by two (2) twin 300 mm Ø watermains. A review of the City’s Development Applications website indicates that hydrant flow tests was performed in support of development applications for 1200 Sheppard Avenue East in October 2012, and 577 Sheppard Avenue East in July 2013. The test performed in support of 1200 Sheppard Avenue East indicates a theoretical flow of 855 L/s at 20 psi for the 300 mm Ø on Old Leslie Street, and the test performed in support of 577 Sheppard Avenue East indicates the 150 mm Ø on Kenaston Gardens indicates a theoretical flow of 307 L/s at 20 psi. As these hydrant tests were not performed directly on the Sheppard Avenue East watermain systems and may be considered out of date, they do not necessarily provide an accurate representation of the watermain systems. However, they do provide an indication of a relatively “healthy” watermain network in consideration of their respective watermain diameters. Without the existence of other valid hydrant flow tests along the entire Bayview to Leslie stretch it will be assumed that the hydrant flow tests performed in support of 680 and 688 Sheppard Avenue East will provide a reasonable representation of the system. The hydrant flow tests indicate that the 300 mm Ø on the north side of Sheppard Avenue East provides a theoretical flow of 676 L/s at 20 psi, and the 300 mm Ø on the south side provides a theoretical fire flow of

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680 & 688 Sheppard Avenue East – Impact Assessment R.V. Anderson Associates Limited January 27, 2020

386 L/s at 20 psi. For the hydrant flow tests related to 680 and 688 Sheppard Avenue East please refer to the SS&SWM Report. In summary the subject Sheppard Avenue East corridor is serviced by the upper range of distribution watermain sizes (I.e 300 – 600 mm Ø) and the available hydrant flow tests indicate a “healthy” level capacity.

With respect to the anticipated demand of the potential “soft sites”, water servicing demands are heavily depending on the built form/gross floor area (GFA), which is used to calculate the proposed fire flow. As the built forms are currently unknown it will be assumed that the redevelopments will be similar to 680 and 688 Sheppard Avenue East, adjusted relative to GFA. The SS&SWM Report outlines that the 300 mm Ø watermain fronting the site is anticipated to support the redevelopment, which has a lot area of 7,583 m2, a gross floor area (GFA) of 38,163 m2, and an estimated domestic plus fire demand of 619.39 L/s (for non-combustible construction with a sprinkler system designed to NFPA). As three (3) of the six (6) “soft sites” have estimated GFA’s of much less then the site, it is not anticipated that there will not be any capacity issues with respect to these potential developments.

As for the other three (3) “soft sites” which have GFA’s greater than that of the site, considerations may have to be given to the type of construction in order to manage peak water demand. In that regard, it is noted that the fire flows, as defined in the Fire Underwriters Survey (FUS): Water Supply for Public Fire Protection, are greatly dependant on the type of construction/building. If the type of construction for the site was taken as fire-resistive with adequately protected vertical openings, instead of non-combustible, the proposed fire demand could be significantly reduced. On this basis, it is anticipated that three (3) “soft sites” will be able to manage this building configuration and construction types to coincide with the available watermain capacity.

5.0 UTILITIES

Based on the existence of the utilities associated with electrical power supply, street lighting, communications and gas along the frontage of 680 and 688 Sheppard Avenue East it is anticipated that the entire Sheppard Avenue East will contain utilities to service the potential “soft sites”. Notwithstanding the presence of these utilities, we cannot offer confirmation as to their capacity to service the proposed redevelopment. Generally utility companies will not offer comment in that regard until an application to connect is initiated.

6.0 SUMMARY

The storm, sanitary and water impact assessments described in this memo are based on the assumption the potential six (6) “soft sites” will have site statistics similar to the information provided by Bousfield Inc.

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680 & 688 Sheppard Avenue East – Impact Assessment R.V. Anderson Associates Limited January 27, 2020

With respect to the capacity of the City sanitary and storm sewer systems it is anticipated that there is sufficient capacity to support the potential redevelopment of the subject “soft sites.” Similarly, with respect to the municipal watermain system, it is anticipated that all the “soft sites” can be designed to manage their fire demands to meet the available capacity of the system. For any further site-specific information or background information please refer to the SS&SWM Report.

Should you have any questions or require additional information, please don’t hesitate to contact the undersigned.

Yours very truly,

R.V. ANDERSON ASSOCIATES LIMITED

Memorandum Prepared by: Memorandum Reviewed by: Simon Pignataro, B.Eng. Andrew Turner, P.Eng. Project Designer Principal

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Queensway & Kipling – Site Servicing Review R.V. Anderson Associates Limited January 27, 2020

APPENDIX A

Estimated Population Breakdown

APPENDIX A RVA 184258

TABLE A1 - ESTIMATED POPULATION BREAKDOWN OF POTENTIAL DEVELOPABLE SITES

635-701 2831 730-752 Sheppard Bayview 690-720 794-806 1125 Sheppard Avenue Avenue/ 567 Sheppard Sheppard Sheppard TOTAL Avenue East & 1 Sheppard Avenue Avenue Avenue East Greenbriar Avenue East East East Road East

1.1Lot Area* sq.m 9,598 18,294 19,755 8,388 2,428 7,041 65,504

Assumed 1.2 FSI 5.0 5.0 5.0 2.5 1.5 2.5 Density*

Total Gross 1.3 sq.m 47,990 91,470 98,775 20,970 3,642 17,603 280,450 Floor Area* Residential 1.4 Gross Floor sq.m 46,990 83,186 97,675 20,470 3,442 16,603 268,366 Area*

1.5Unit Count* Units 587 1,040 1,221 256 43 208 3,355

Estimated 1.6 Residential persons 1,024 1,815 2,131 447 75 363 5,854 Population** Commercial 1.7 sq.m 1,000 8,284 1,100 500 200 1,000 12,084 Floor Area* Estimated 1.8 Commercial persons 11 91 12 6 2 11 133 Population*** Estimated 1.9 Total persons 1,035 1,906 2,143 452 77 374 5,987 Population

*Data Provided by Bousfield Inc. - January 2020 ** Unit Breakdown was taken from an average of past RVA project (i.e 65%/25%/10% of 1BD/2BD/3BD). Populations were estimate in accordance with the City of Toronto Design Criteria for Sewers and Watermains (i.e 1.4/2.1/3.1 persons/units for 1BD/2BD/3BD) *** Population Density for commercial areas taken as 1.1 persons/100sq.m as per City of Toronto Design Criteria for Sewers and Watermains - Nov. 2009.

R:\2018\184258 - 688 - 690 Sheppard Ave\Project\ProjectData\Reports\SPA (Sheppard Corridor Addendum) R2\Calculations\ JANUARY 2020 Queensway & Kipling – Site Servicing Review R.V. Anderson Associates Limited January 27, 2020

APPENDIX B

Sanitary Data & Calculations

LEGEND

SANITARY DRAINAGE AREA ID

688-690 SHEPPARD AVE E SANITARY DRAINAGE AREA SAN-1 ASSESSMENT OF CORRIDOR DEVELOPMENT POTENTIAL 184258 APPENDIX B

MODIFIED CITY DESIGN SHEETS TO ACCOUNT FOR INCREASED FLOW FROM PROPOSED DEVELOPMENT

* THIS SHEET WAS MODIFIED FROM THE RVA SHEET TO INCORPORATE THE ANTICIPATED FLOWS FROM THE SITE IN ITS REDEVELOPED CONDITION, AS WELL AS THE RESIDENTIAL & INDUSTRIAL FLOWS THAT WILL REMAIN FROM THE EXISTING DEVELOPMENTS

REVISED ON: 27/01/2020 Sanitary Parameters 240 L/capita/day (Existing & Proposed Residential) 250 L/capita/day (Existing Industrial/Commerical/Institutional) 0.26 L/s/ha (Dry Weather Flow Inflow/Infiltration Allowance) 3 L/s/ha (Wet Weather Flow Inflow/Infiltration Allowance for the first 50ha) 2 L/s/ha (Wet Weather Flow Inflow/Infiltration Allowance for the remainder of the area) 2 L/s (Proposed Foundation Drainage Flow)

SANITARY DRAINAGE PRE-DEVELOPMENT PRE-DEVELOPMENT POST-DEVELOPMENT POS-DEVELOPMENT AREAS RESIDENTIAL POPULATION ICI POPULATION PEAKING FACTOR RESIDENTIAL FLOWICI FLOW INFILTRATION TOTAL FLOW DESIGN (DRY WEATHER) (WET WEATHER) (DRY WEATHER) (WET WEATHER)

ACCUM ACCUM CUM. POP. CUM. PEAK CUM. INFILTRA INFILTRA VOLUME INCLUDED . RES . RES HARMON PROP. FLOW RESFL TION TION VOLUME VOLUME OF VOLUME NOMI ACTU AVAILABLE FLOW/ AVAILABLE FLOW/ AVAILABLE FLOW/ AVAILABLE FLOW/ SANITARY POP. POP. ACCUM PEAKING HARMON EX. OW (EX ACCUM. (DRY (WET OF FLOW OF FLOW FLOW OF FLOW PIPE NAL AL PIPE CAPACITY CAPACITY CAPACITY CAPACITY CAPACITY CAPACITY CAPACITY CAPACITY DRAINAGE EX. PROP (EX) (EX + . ICI. FACTOR PEAKING RESIDE + ICI TOTAL TOTAL WEATHE WEATHE PREDEV PREDEV POSTDE POSTDE LENGT PIPE PIPE CAPA VELO PREDEV PREDEV PREDEV PREDEV POSTDEV POSTDEV POSTDEV POSTDEV AREAS (SEE POP. POP. PROP) POP. POP. FACTOR NTIAL PROP) FLOW AREA AREA R FLOW) R FLOW) (DWF) (WWF) V (DWF) V (WWF) H SLOPE DIA. DIA. CITY CITY (DWF) (DWF) (WWF) (WWF) (DWF) (DWF) (WWF) (WWF) TABLE 2)

M=1+ M=1+ FROM TO Peopl (14/(4+(P^ (14/(4/(P^0 STREET MH MH Peoplee People People (ha) (ha)0.2)) .2))(L/s)(L/s) (L/s) (ha)(ha) (L/s)(L/s)(L/s) (L/s) (L/s) (L/s) (m)(%) (mm)(mm)(L/s) (m/s) L/s % L/s % L/s % L/s %

U1, Sheppard Ave E EXMH1 EXMH2 AT,AU,AV,AD1 194 774 194 968 674 674 4.2 3.8 2 10 2.0 1.3 1.3 0.3 3.8 4.5 7.9 14.5 17.9 152.0 2.24 250 254.0 91.9 1.8 87.4 4.91% 84.0 8.63% 77.4 15.79% 74.0 19.51% AW, AD2, Sheppard Ave E EXMH2 EXMH3 AD3, SSB 421 778 615 2167 156 830 3.9 3.6 7 21 2.4 2.8 4.1 1.1 12.2 10.2 21.3 26.9 38.0 75.0 2.40 250 254.0 96.1 1.9 85.9 10.58% 74.8 22.15% 69.2 27.96% 58.1 39.54% Sheppard Ave E EXMH3 EXMH4 0 0 615 2167 0 830 3.9 3.6 7 21 2.4 0.0 4.1 1.1 12.3 10.2 21.4 26.9 38.1 6.0 4.00 250 254.0 124.1 2.4 113.9 8.20% 102.7 17.25% 97.2 21.67% 86.0 30.72% A-N, Q-T, AO, AP, AQ, AR, Sheppard Ave E EXMH4 EXMH5 AS,SSC, SSA 13150 2596 13765 17913 1071 1901 2.8 2.7 108 134 5.5 37.9 42.0 10.9 125.9 124.1 239.0 156.8 271.8 53.7 0.40 600 609.6 405.3 1.4 281.2 30.61% 166.3 58.98% 248.5 38.68% 133.6 67.05% U2, W, X,Y, Z, Sheppard Ave E EXMH5 EXMH6 AA, AB, AC 1388 0 15153 19301 0 1901 2.8 2.7 117 143 5.5 12.3 54.3 14.1 108.6 136.4 230.8 168.7 263.1 44.6 0.40 600 609.6 404.7 1.4 268.3 33.70% 173.9 57.04% 236.0 41.68% 141.6 65.02% Sheppard Ave E EXMH6 EXMH7 AX1 0 0 15153 19301 229 2130 2.8 2.7 117 143 6.2 1.2 55.4 14.4 110.9 137.3 233.8 169.6 266.1 33.2 2.00 600 609.6 905.9 3.1 768.6 15.16% 672.1 25.81% 736.3 18.72% 639.8 29.37% Sheppard Ave E EXMH7 EXMH8 0 0 15153 19301 0 2130 2.8 2.7 117 143 6.2 0.1 55.5 14.4 111.0 137.3 233.9 169.6 266.2 22.4 1.80 450 457.2 398.9 2.4 261.6 34.43% 165.0 58.64% 229.3 42.52% 132.7 66.73% Sheppard Ave E EXMH8 EXMH9 0 0 15153 19301 0 2130 2.8 2.7 117 143 6.2 0.0 55.6 14.4 111.1 137.4 234.0 169.6 266.3 13.2 2.12 450 457.2 433.2 2.6 295.8 31.71% 199.2 54.03% 263.5 39.16% 166.9 61.48% AX2,AE, SSD, Sheppard Ave E EXMH9 EXMH10 SSE 0 663 15153 19964 434 2564 2.8 2.7 117 147 7.4 4.2 59.7 15.5 119.5 139.7 243.7 180.1 284.1 87.7 2.60 450 457.2 479.8 2.9 340.1 29.12% 236.1 50.78% 299.7 37.53% 195.8 59.20% Sheppard Ave E EXMH10 EXMH11 0 0 15153 19964 0 2564 2.8 2.7 117 147 7.4 0.5 60.2 15.7 120.5 139.8 244.6 180.2 285.0 71.0 3.80 450 457.2 579.8 3.5 440.0 24.12% 335.2 42.20% 399.6 31.08% 294.8 49.16% Sheppard Ave E EXMH11 EXMH12 AH 0 0 15153 19964 335 2899 2.8 2.7 117 147 8.4 3.5 63.7 16.6 127.4 141.7 252.5 182.1 292.9 87.3 4.10 450 457.2 602.2 3.7 460.5 23.53% 349.7 41.93% 420.1 30.23% 309.3 48.64% Sheppard Ave E EXMH12 EXMH13 0 0 15153 19964 0 2899 2.8 2.7 117 147 8.4 0.1 63.8 16.6 127.5 141.7 252.7 182.1 293.0 46.8 6.00 450 457.2 728.6 4.4 586.8 19.45% 475.9 34.68% 546.5 24.99% 435.5 40.22% Sheppard Ave E EXMH13 EXMH14 0 0 15153 19964 0 2899 2.8 2.7 117 147 8.4 1.8 65.5 17.0 131.1 142.2 256.2 182.6 296.6 40.2 6.03 450 457.2 730.4 4.4 588.2 19.47% 474.1 35.08% 547.8 25.00% 433.7 40.61% Sheppard Ave E EXMH14 EXMH15 AF, AI, AM 10569 0 25722 30533 1349 4248 2.5 2.5 182 209 12.3 22.6 88.2 22.9 176.4 216.9 370.4 256.7 410.1 7.1 6.00 450 457.2 728.6 4.4 511.6 29.78% 358.2 50.84% 471.9 35.23% 318.4 56.29% Sheppard Ave E EXMH15 EXMH16 AY, SSF 658 295 26380 31486 0 4248 2.5 2.5 186 215 12.3 15.1 103.3 26.9 206.7 224.7 404.5 266.0 445.8 82.9 4.27 450 457.2 614.3 3.7 389.6 36.58% 209.8 65.85% 348.3 43.30% 168.5 72.57% Sheppard Ave E EXMH16 EXMH17 AZ, BA 14 0 26394 31500 961 5209 2.5 2.5 186 215 15.1 1.5 104.8 27.3 209.7 228.0 410.4 269.3 451.7 84.2 4.61 450 457.2 638.5 3.9 410.5 35.70% 228.1 64.27% 369.2 42.17% 186.8 70.74% Sheppard Ave E EXMH17 EXMH18 0 0 26394 31500 0 5209 2.5 2.5 186 215 15.1 1.1 106.0 27.6 211.9 228.3 412.7 269.6 453.9 105.7 2.00 525 533.4 634.5 2.8 406.2 35.98% 221.8 65.04% 364.9 42.48% 180.5 71.54% Sheppard Ave E EXMH18 EXMH19 0 0 26394 31500 0 5209 2.5 2.5 186 215 15.1 0.7 106.7 27.7 213.3 228.5 414.1 269.7 455.3 74.3 2.00 525 533.4 634.5 2.8 406.0 36.01% 220.4 65.26% 364.8 42.51% 179.1 71.77% Sheppard Ave E EXMH19 EXMH20 0 0 26394 31500 0 5209 2.5 2.5 186 215 15.1 0.8 107.5 27.9 215.0 228.7 415.7 270.0 457.0 75.6 2.00 525 533.4 634.5 2.8 405.8 36.04% 218.8 65.52% 364.5 42.55% 177.5 72.03% Sheppard Ave E EXMH20 EXMH21 BB, AN 2875 0 29269 34375 662 5871 2.5 2.4 202 231 17.0 8.5 116.0 30.2 232.1 249.4 451.3 290.2 492.1 78.2 1.85 525 533.4 610.9 2.7 361.5 40.83% 159.6 73.87% 320.8 47.50% 118.9 80.54% Sheppard Ave E EXMH21 EXMH22 0 0 29269 34375 0 5871 2.5 2.4 202 231 17.0 0.3 116.3 30.3 232.7 249.5 451.9 290.3 492.7 30.7 1.66 300 304.8 130.0 1.8 -119.5 191.89% -321.9 347.58% -160.2 223.23% -362.7 378.93% Sheppard Ave E EXMH22 EXMH23 0 0 29269 34375 0 5871 2.5 2.4 202 231 17.0 0.5 116.8 30.4 233.7 249.6 452.9 290.4 493.7 57.4 2.44 300 304.8 157.6 2.2 -92.1 158.44% -295.4 287.49% -132.8 184.32% -336.2 313.36% Sheppard Ave E EXMH23 TRUNK 0 0 29269 34375 0 5871 2.5 2.4 202 231 17.0 0.0 116.8 30.4 233.7 249.6 452.9 290.4 493.7 7.1 0.99 300 304.8 100.2 1.4 -149.5 249.21% -352.8 452.18% -190.2 289.90% -393.5 492.88%

128.23% INDICATES THE SEWER IS OVERCAPACITY 774 INDICATES THE PROPOSED EQUIVALENT POPULATION. THE EXISTING POPULATION WAS SUBTRACTED FROM THE PROPOSED TOTAL POPULATION BECAUSE IT WAS ALREADY ACCOUNTED FOR IN THE EXISTING FLOWS COLUMNS. ADDITIONALLY THE DAYCARE/COMMERCIAL/RETAIL AREAS WERE SANITARY DRAINAGE AREAS - PROPERTY INFORMATION

*ALL EXISTING POPULATION DENSITIES AND POPULATION EQUIVALENTS TAKEN FROM CITY OF TORONTO DESIGN CRITERIA FOR SEWERS AND WATERMANS *AVERAGE CONDO POPULATION DENSITY WAS TAKEN, CONSERVATIVELY, AS 2.7 PERSONS/UNIT. ACCORDING TO RVA INTERNAL ESTIMATES THE AVERAGE CONDO POPULATION DENSITY IS 1.8 PERSONS/UNIT.

Lot Estimated Year DRAINAGE AREA From MH To MH Property # Street Land Use Area (ha) Storeys Units Population Registered Notes Reference

SAN A 630 Sheppard Ave E Mall (Commercial/Retail) 9.37 - - 1031 Sewer Atlas Map/Google Map Sheppard Ave E, & SAN B 859& 7,9,13 Resdential 0.36 - 4 14 Barberry Pl Sewer Atlas Map/Google Map SAN C Sheppard Ave E TTC Bayview Station 0.23 - 26 Sewer Atlas Map/Google Map SAN D 18 Kenaston Gardens Condo 0.47 20 231 624 2006 https://condos.ca/toronto/rockefeller-on-bayview-18-kenaston-gdns-w SAN E 17 Kenaston Gns Condo 0.34 8 135 365 2012 https://condos.ca/toronto/ny-place-17-kenaston-gdns Population taken from SPA Servicing SAN F 577 Sheppard Ave East Condo 0.36 - 234 398 2013 Report prepared by MMM revised February http://app.toronto.ca/DevelopmentApplications/associatedApplicationsList.do?action=init 2016. &folderRsn=3417800&isCofASearch=false&isTlabSearch=false SAN G 23,25,27 Sheppard Ave East Residential 0.42 - 4 14 - Sewer Atlas Map/Gogle Map Barberry Pl & Kenaston SAN H 17, & 32-38 Condo 1.68 28 402 1086 2005 https://condos.ca/toronto/kenaston-gardens-17-barberry-pl-32-38- Gns kenaston-gdns SAN I 1-3 Rean Dr Condo 1.93 28 672 1815 2003 https://condos.ca/toronto/ny-towers-the-chrysler-1-3-rean-dr SAN J 2-8 Rean Dr Condo 1.3 20 529 1429 2003 https://condos.ca/toronto/ny-towers-the-waldorf-2-8-rean-dr SAN K 12 Rean Dr Condo 0.32 9 112 303 2007 https://condos.ca/toronto/claridges-12-rean-dr

Estimate: Lot size is the same as SAN K SAN L 15 Barberry Pl Old-folks home 0.32 8 100 269 and building is 8 floors vs the 9 floors. So Sewer Atlas Map/Gogle Map SAN K units were multiplied by 8/9.

SAN M 18 Rean Dr Residential 0.28 7 140 378 2014 https://condos.ca/toronto/ny2-18-rean-dr http://app.toronto.ca/DevelopmentApplications/associatedApplicationsLi SAN N 593 Sheppard Ave E Condo 0.47 6-10 186 503 2012 st.do?action=init&folderRsn=3272961&isCofASearch=false&isTlabSear ch=false SAN O 7 Dervock Cres Residential 0.36 - 9 25 Sewer Atlas Map/Google Map SAN P 15-23 Rean Dr Condo 0.7 9 101 273 2010 https://condos.ca/toronto/bayview-manor-condo-15-23-rean-dr Estimate: Amica old-folks home, similar to SAN Q 19 Rean Dr Old-folks Home 0.17 - 100 269 15 Barberry Pl, the population was Estimate: Amica old-folks home, similar to 15 Barberry Pl, the estimated as the same as 15 Barberry Pl population was estimated as the same as 15 Barberry Pl

SAN R 27 Rean Dr Condo 0.47 7 159 430 2009 https://condos.ca/toronto/merci-condos-27-rean-dr https://www.toronto.ca/legdocs/mmis/2016/mm/bgrd/backgroundfile- SAN S 2-14 Cusack CRT Condo 0.58 6-8 164 443 2016 99280.pdf (Population based on Servicing Report Population) Population based on FSR prepared by http://app.toronto.ca/DevelopmentApplications/associatedApplicationsLi SAN T 625-627 Sheppard Ave E Condo 0.14 11 205 431 Schaeffers Revised August 2017 st.do?action=init&folderRsn=3904912&isCofASearch=false&isTlabSear ch=false Sheppard Ave E & SAN U1 635, 1 Residential 0.2 - 2 7 - GreenbrIar Sewer Atlas Map/Google Map SAN U2 6-18 Greenbriar Residential 0.35 - 5 14 - Sewer Atlas Map/Google Map SAN V 12-16 Dervock Cres Townhouse 0.13 - 24 65 2018 https://www.toronto.ca/legdocs/mmis/2017/ny/bgrd/backgroundfile-104850.pdf SAN W 11 Dervock Cres Res (APT>148 Units) 1.32 4 168 454 Sewer Atlas Map/Google Map SAN X 9 Greenbriar Condo 0.2 3 24 65 2000 https://condos.ca/toronto/bayview-sheppard-manors-9-greenbriar-rd SAN Y 49-71 Talara Dr Res (Medium Density) 1.13 - - 306 Sewer Atlas Map/Google Map SAN Z 15-21 Greenbriar Road Townhouse 0.17 - 14 38 2015 https://www.toronto.ca/legdocs/mmis/2015/ny/bgrd/backgroundfile-85243.pdf https://www.toronto.ca/legdocs/mmis/2017/ny/bgrd/backgroundfile- SAN AA 14-20 Greenbriar Road Townhouse 0.17 - 14 38 2017 104487.pdf SAN AB 23-29 Greenbriar Road Res (Medium Density) 0.33 - 4 90 Sewer Atlas Map/Google Map SAN AC Res (Townhouse) 5.19 - 142 384 Sewer Atlas Map/Google Map SAN AD1 669-685 Sheppard Ave E Office 1.02 2 - 674 Sewer Atlas Map/Google Map (AVERAGE # OF FLOORS ON LOT) Based on FSR prepared by Hussan dated SAN AD2 699 Sheppard Ave E Residential 291 http://app.toronto.ca/DevelopmentApplications/associatedApplicationsList.do?action=init July 2019 &folderRsn=4614371&isCofASearch=false&isTlabSearch=false SAN AD3 701 Sheppard Ave E Office 0.157 3 - 156 Office at 701 Sheppard Sewer Atlas Map/Google Map Future Community Centre- Area discussed SAN AE 1001 Sheppard Ave E Com//Retail 1.94* - - 214 2018 https://www.toronto.ca/city-government/planning-development/construction-new- is 1.94 ha facilities/bessarion-community-centre/ Population based on FSR prepared by MMM Group dated July 2011. FSR includes multiple Blocks , and it is assumed the http://app.toronto.ca/DevelopmentApplications/associatedApplicationsList.do?action=init SAN AF Concord Place Condo/Townhouse 12.25 36 3885 9713 population of 9713 encompasses all future &folderRsn=4224237&isCofASearch=false&isTlabSearch=false and existing towers included in those blocks. (It is assumed this population is accounted for in the Concord Place calculations, as it SAN AG 72 Esther Shiner Condo 20 257 694 2015 is already apart of the Concord Place https://condos.ca/toronto/tango-2-72-esther-shiner-blvd Redevelopment as Block 17 in the drawings andreferenced FSR) SAN AH 1015 Sheppard Ave E Commercial 3.04 - - 335 Sewer Atlas Map/Google Map SAN AI 1125 Sheppard Ave E Commericial 0.71 - - 79 Sewer Atlas Map/Google Map Record Drawing DEV-66744-05 shows that the ikea lands flow east and into a different SAN AJ 15 Esther Shiner Commercial 6.28 - - 691 trunk sewer connection, they are not included in the sanitary analysis. Sewer Atlas Map/Google Map (It is assumed this population is accounted for in the Concord Place calculations, as it SAN AK 121 McMahon Dr Condo 36 370 999 2015 is already apart of the Concord Place https://condos.ca/toronto/tango-121-mcmahon-dr Redevelopment as Block 18 in the drawings and in the reference FSR)

(It is assumed this population is accounted for in the Concord Place calculations, as it SAN AL 15-33 Singer Crt Condo 2.15 28 1131 3054 2012 is already apart of the Concord Place Redevelopment as Block 22 in the drawings and in the reference FSR) https://condos.ca/toronto/discovery-1-discovery-2-15-33-singer-crt Population based on SWM Report SAN AM1 1181 Sheppard Ave E Condo 0.84 856 prepared by Cole Engineering, Table 7.1 http://app.toronto.ca/DevelopmentApplications/associatedApplicationsList.do?action=init &folderRsn=1331973&isCofASearch=false&isTlabSearch=false Population based on SWM Report SAN AM2 1181 Sheppard Ave E Office/Commercial 1270 prepared by Cole Engineering, Table 7.2 & http://app.toronto.ca/DevelopmentApplications/associatedApplicationsList.do?action=init 7.3 &folderRsn=1331973&isCofASearch=false&isTlabSearch=false

Student Population (https://www.petersons.com/graduate- Student Population=taken from reference. schools/canadian-college-of-naturopathic-medicine-doctor-of- SAN AN 1255 Sheppard Ave E School 2.29 - 581 Staff Population =Faculty/Student naturopathic-medicine-program-000_10014553.aspx) Ratio*Students=(1/17.5)*550 Staff Population (https://trends.collegeboard.org/college-pricing/figures- tables/student-staff-ratio-in-postsecondary-institutions-over-time) SAN AO 2885 Bayview Condo 1.01 15 443 1197 2009 https://condos.ca/toronto/arc-2885-bayview-ave SAN AP 2911 Bayview Mews Apartment 1.06 3 424 Sewer Atlas Map/Google Map SAN AQ Hawksbury Park Tennis Court 1.09 14 2 players per court*6 courts 2 players per court*6 courts Sewer Atlas Map/Google Map SAN AR 640-644 Hawksbury Dr Apartment 570 1539 (3 Towers*19 floors*10 units/floor) Sewer Atlas Map/Google Map SAN AS1 650-676 Sheppard Ave E Condo 1.7 7 169 287 2009 https://condos.ca/toronto/st-gabriel-terraces-650-sheppard-ave-e

SAN AS2 19249 672 2009 https://condos.ca/toronto/st-gabriel-village-660-662-sheppard-ave-e

SAN AS3 896 259 2011 https://condos.ca/toronto/st-gabriel-manor-676-sheppard-ave-east SAN AT 680 Sheppard Ave E Apartment 0.38 30 81 Units taken from Housing Issues Report Sewer Atlas Map/Google Map SAN AU 688 Sheppard Ave E Apartment 0.38 35 95 Units taken from Housing Issues Report Sewer Atlas Map/Google Map SAN AV 690 Sheppard Ave E Apartment 0.05 2 4 11 (2 floors*2 units) Sewer Atlas Map/Google Map SAN AW 692-716 Sheppard Ave E Apartment 6.01 48 130 (2 floors*2 units) (2 floors*2 units*12 addresses)Sewer Atlas Map/Google Map SAN AX1 730-804 Sheppard Ave E Com/Retail & Office 0.52 2 229 1 floor retail & 1 floor office Sewer Atlas Map/Google Map SAN AX2 784-804 Sheppard Ave E Com//Retail 1 2 220 Sewer Atlas Map/Google Map There are townhouse on the south side of this drainage area however to be SAN AY Ambrose Road Res (single family) 10.06 188 658 conservative & for ease of calculations they were taken as Single Family homes. Sewer Atlas Map/Google Map UPDATE: Previously properties North of Marcelline Cres were included. However after SAN AZ Eunice Road Res (single family) 0.72 4 14 obtaining record drawing E-102-01 & E-102-02 it was clear the sewers flowed east along Marcelline and Clarinda. Sewer Atlas Map/Google Map 3 floors average over the whole property. SAN BA 1100 Sheppard Ave E Office 0.97 3 961 33% of property is commerical, taken as office to be conservative Sewer Atlas Map/Google Map

Populations based on MSR prepared by SAN BB 1200-1220 Sheppard Ave E Office 4.81 81 WSP dated August 2019 http://app.toronto.ca/DevelopmentApplications/associatedApplicationsList.do?action=init &folderRsn=3051205&isCofASearch=false&isTlabSearch=false Populations based on MSR prepared by SAN BB 1200-1220 Sheppard Ave E Residential 2875 * WSP dated August 2019 Residential Portion of SAN BB SS A 2831/567 Bayview/Sheppard Residential 1.98 2131 Bousfield Table top exercise - Jan 2020 SS A 2831/567 Bayview/Sheppard Commercial 1.98 12 Bousfield Table top exercise - Jan 2020 Greenbriar Road/ SS B 1/635-701 Residential 1.83 1815 Bousfield Table top exercise - Jan 2020 Sheppard Avenue East

Greenbriar Road/ SS B 1/635-701 Commercial 1.83 91 Bousfield Table top exercise - Jan 2020 Sheppard Avenue East SS C 690-720 Sheppard Avenue East Residential 0.84 447 Bousfield Table top exercise - Jan 2020 SS C 690-720 Sheppard Avenue East Commercial 0.84 6 Bousfield Table top exercise - Jan 2020 SS D 730-752 Sheppard Avenue East Residential 0.96 1024 Bousfield Table top exercise - Jan 2020 SS D 730-752 Sheppard Avenue East Commercial 0.96 11 Bousfield Table top exercise - Jan 2020 SS E 794-806 Sheppard Avenue East Residential 0.24 75 Bousfield Table top exercise - Jan 2020 SS E 794-806 Sheppard Avenue East Commercial 0.24 2 Bousfield Table top exercise - Jan 2020 SS F 1125 Sheppard Avenue East Residential 0.7 363 Bousfield Table top exercise - Jan 2020 SS F 1125 Sheppard Avenue East Commercial 0.7 11 Bousfield Table top exercise - Jan 2020 INDICATES INDUSTRIAL/COMMERCIAL/INSTITUTIONAL DRAINAGE AREA INDICATES PROPERTY INFORMATION FOUND ON CITY OF TORONTO DEVELOPMENT APPLICATIONS WEBSITE TEST INDICIATES SOFT SITE AS DEFINED BY BOUSFIELD INC. Appendix B – Sanitary Calculations RVA 184258

Hydraulic Grade Line Analysis – Wet-Weather Flow Proposed + “Soft Site” Conditions

January 2020