PLANNING & URBAN DESIGN RATIONALE

TABLE OF CONTENTS
Job No. 1410
1 INTRODUCTION........................................................................................ 5
1.1 INTRODUCTION 5
2 SITE AND SURROUNDINGS..................................................................... 7
2.1 Site 7
2.2 Surroundings 8
2.3 Transportation Network 13
3 PROPOSAL.............................................................................................. 17
3.1 Description of Proposed Development 17
3.2 Required Approvals 30
4 POLICY AND REGULATORY FRAMEWORK........................................... 31
4.1 Provincial Policy Statement 31
4.2 Growth Plan for the Greater Golden Horseshoe 33
4.3 City of Toronto Official Plan 34
4.5 Zoning 43
4.6 City of Toronto Urban Design Guidelines 45
4.7 Mid-Rise Building Guidelines 45
4.8 Tall Building Design Guidelines 47
5 PLANNING AND URBAN DESIGN ANALYSIS......................................... 49
5.1 Intensification 49
5.2 Land Use 50
5.3 Avenue Segment Study 51
5.4 Height, Massing and Density 52
5.5 Built Form Impacts 54
5.6 Urban Design 57
5.7 Transportation and Servicing 61
5.8 Community Services and Facilities 62
6 CONCLUSIONS....................................................................................... 65
PLANNING & URBAN DESIGN RATIONALE | 79 East Don Roadway & 677 Queen Street East 3