PLANNING & URBAN DESIGN RATIONALE

More documents

Recommendations

Info

3.2 Required Approvals In our opinion, the proposed development conforms with the City of Toronto Official Plan and, in particular, is permitted by the applicable Mixed Use Areas designation. Accordingly, no Official Plan Amendment is required. The proposal will require amendments to Zoning By-law 438-86, as amended, in order to expand the range of permitted uses on the southerly portion of the site to include residential and a broader range of non-residential uses. As well, the proposal will require amendments to increase the permitted height and density across the site, as well as to introduce appropriate site-specific development standards in keeping with the proposed development. In addition, amendments to Zoning By-law 569-2013 will be required to remove the portion of the subject site fronting on Queen Street from the City-wide Zoning By-law, so as to consolidate the applicable zoning provisions for each phase under a single site-specific by-law. A consent application will be required to sever a portion of the 677 Queen East property and consolidate it with the 77-79 East Don Roadway property in order to create the Phase 1 development site. 30 bousfields inc.
4 POLICY AND REGULATORY FRAMEWORK 4.1 Provincial Policy Statement The current Provincial Policy Statement (PPS) came into effect as of April 30, 2014 and provides policy direction on matters of provincial interest related to land use planning and development. In accordance with Section 3(5) of the Planning Act, all land use planning decisions are required to be consistent with the PPS. The proposed development is consistent with the policy direction expressed in the PPS to build strong communities by promoting efficient development and land use patterns. To that end, the PPS contains a number of policies that promote intensification, redevelopment and compact built form, particularly in areas wellserved by public transit. In particular, Policy 1.1.3.2 of the PPS promotes densities and a mix of land uses which efficiently use land, resources, infrastructure and public service facilities and are transit-supportive, where transit is planned, exists or may be developed. Policy 1.1.3.3 requires planning authorities to identify appropriate locations and promote opportunities for intensification and redevelopment, where this can be accommodated taking into account existing building stock or areas, including “brownfield sites”, and the availability of suitable existing or planned infrastructure and public service facilities. In addition, Policy 1.1.3.4 promotes appropriate development standards which facilitate intensification, redevelopment and compact form, while avoiding or mitigating risks to public health and safety. With respect to housing, Policy 1.4.3 requires provision to be made for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents by, among other matters, facilitating all forms of residential intensification and redevelopment and promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities and support the use of active transportation and transit. The efficient use of infrastructure (particularly transit) is a key element of provincial policy (Sections 1.6, 1.6.3 and 1.6.7). With respect to transportation systems, Policy 1.6.7.4 promotes a land use pattern, density and mix of uses that minimize the length and number of vehicle trips and support the current and future use of transit and active transportation. Policy 1.7.1 of the PPS states that long-term prosperity will be supported by optimizing the use of land, resources, infrastructure and public service facilities, maintaining and enhancing the viability of downtowns and mainstreets, encouraging a sense of place by promoting well-designed built-form and cultural planning, and promoting the redevelopment of brownfield sites. With respect to energy conservation, air quality and climate change, Policy 1.8.1 directs planning authorities to support energy conservation and efficiency, improved air quality, reduced greenhouse gas emissions and climate change adaptation PLANNING & URBAN DESIGN RATIONALE | 79 East Don Roadway & 677 Queen Street East 31
Page 1: PLANNING & URBAN DESIGN RATIONALE 7
Page 4 and 5: LIST OF FIGURES Figure 1 - Location
Page 6 and 7: From a land use perspective, the el
Page 8 and 9: • The southerly portion of the si
Page 10 and 11: The north side of Queen Street East
Page 12 and 13: warehouse building along Broadview
Page 14 and 15: Transit service in the vicinity of
Page 16 and 17: ousfields inc.
Page 18 and 19: e provided, 61 of which will be loc
Page 20 and 21: The easterly portion of the South B
Page 22 and 23: Phase 1 North Elevation Phase 1 Eas
Page 24 and 25: Artists Rendering - view from Easte
Page 26 and 27: Unit Distribution and Amenity Space
Page 28 and 29: Phase 2 North Elevation Phase 2 Wes
Page 32 and 33: through land use and development pa
Page 34 and 35: Policy 2.2.3(7) provides that all i
Page 36 and 37: Areas that can best accommodate thi
Page 38 and 39: Policy 2.4(3) directs that planning
Page 40 and 41: Policy 3.1.2(1) provides that new d
Page 42 and 43: Lower Don Special Policy Area The S
Page 44 and 45: The I2 D3 zoning allows for a wide
Page 46 and 47: staff to complete consultations on
Page 50 and 51: can take advantage of the wide arra
Page 52 and 53: development achieves the objectives
Page 54 and 55: From a density perspective, it is o
Page 56 and 57: of 11.0 metres from the north face
Page 58 and 59: In addition, the proposed landscape
Page 60 and 61: sky views and sunlight access to th
Page 62 and 63: intersection movements will operate
Page 66: ousfields inc.

PLANNING & URBAN DESIGN RATIONALE

You also want an ePaper? Increase the reach of your titles

Delete template?

Save as template?