PLANNING & URBAN DESIGN RATIONALE

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The I2 D3 zoning allows for a wide range of light and general industrial uses and certain commercial and institutional uses, with a maximum total density of 3.0 times the lot area. Permitted industrial uses include open storage yards, recycling shops, food warehouses and bakeries. Permitted commercial and institutional uses include motor vehicle dealerships (referred to as “sales or hire garages”), as well as banks, restaurants (maximum 475 square metres), drycleaners, duplicating shops, newsstands, personal grooming establishments, service shops, showrooms, artist’s or photographer’s studios, custom workshops, animal hospitals, commercial schools, trade schools, clinics, community health centres, day nurseries, post offices and union halls. However, offices are not a permitted use. The MCR T2.5 C2.0 R2.0 zoning allows for a wide range of residential uses including an apartment building and rowhouses and a wide range of non-residential uses including retail stores, offices, dry cleaning outlets, restaurants, and take-out restaurants. The zoning permits a total density of 2.5 times the lot area, with a maximum non-residential density of 2.0 times and a maximum residential density of 2.0 times. The site is subject to a restrictive exception in Section 12(2)270, which restricts the total retail and service commercial gross floor area to the amount existing on the lot in 1993 plus an additional 1,800 square metres, with a maximum gross floor area of 8,000 square metres for individual retail and service uses. By-law 569-2013 The portion of the site fronting onto Queen Street would be zoned CR 2.5 (c2.0; r2.0) SS2 (x2294) pursuant to the new City-wide Zoning By-law, with a maximum height limit of 14.0 metres (see Figures 10 and 11). The lands would be within Policy Area 4 (Avenues), which governs the applicable parking rates. The proposed zoning is similar in terms of provisions relating to use, height and density as the in-force MCR zoning under Zoning By-law 438-86. Exception CR 2294 lists prevailing by-laws, including Section 12(2)270 of the former City of Toronto Zoning By-law 438-86. The southerly portion of the site, coinciding with the existing I2 D3 zoning, is not included in the new City-wide Zoning By-law and will continue to be governed by By-law 438-86, as amended. 44 bousfields inc.
Figure 10 - By-law 569-2013 Zoning Figure 11 - By-law 569-2013 Heights 4.6 City of Toronto Urban Design Guidelines Given that the proposed redevelopment includes both mid-rise and tall building elements, we have had regard to both the Mid-Rise Building Guidelines and the Tall Building Design Guidelines, as described in Sections 4.7 and 4.8 below. Policy 5.3.2(1) of the City of Toronto Official Plan provides that, while guidelines and plans express Council policy, they are not part of the Plan unless the Plan has been specifically amended to include them, and do not have the status of policies in the Official Plan adopted under the Planning Act. 4.7 Mid-Rise Building Guidelines At its meeting on July 6, 7 and 8, 2010, City Council adopted a staff recommendation to use the Performance Standards for Mid-Rise Buildings proposed in the “Avenues & Mid-Rise Buildings Study” (May 2010) in evaluating mid-rise building development proposals on the Avenues for a monitoring period of approximately two years. It is noted that Queen Street East was specifically excluded from the study area by Council when it adopted the study. The July 2010 Council decision directed that, prior to the end of the monitoring period, staff was to report back to the Planning and Growth Management Committee on the effectiveness of the Performance Standards and potential implementation measures. On November 13, 2013, Council adopted a staff recommendation to extend the monitoring period to the end of 2014 to allow PLANNING & URBAN DESIGN RATIONALE | 79 East Don Roadway & 677 Queen Street East 45
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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
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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 30 and 31: 3.2 Required Approvals In our opini
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 46 and 47: staff to complete consultations on
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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
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