PLANNING & URBAN DESIGN RATIONALE

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staff to complete consultations on the effectiveness of the Mid-Rise Building Performance Standards, and to direct the Chief Planner to report to the Planning and Growth Management Committee at the conclusion of the monitoring period regarding any modifications to the Performance Standards. Section 3 of the Mid-Rise Guidelines provides a series of Performance Standards that are intended to guide the design of mid-rise buildings along Avenues. The Performance Standards are guided by the objective to create healthy, liveable and vibrant main streets while protecting the stability and integrity of adjacent neighbourhoods. In that respect, they are designed to ensure that Avenues are developed in an appropriate and context-sensitive manner. Key provisions for mid-rise buildings include the following: • Buildings are moderate in height – no taller than the right-of-way is wide. • Buildings provide an appropriate transition in scale to adjacent neighbourhoods, taking into account a 45 degree angular plane. • Sidewalks are wide enough to include and support trees, generate a lively pedestrian culture and ensure accessibility for all. • The ground floors of buildings provide uses that enliven sidewalks and create safe pedestrian conditions. The Performance Standards recognize that exceptions may sometimes be warranted and that, at times, a project that strives for excellence in design can demonstrate that a specific guideline is not appropriate in that instance. Although the study does not directly apply to the subject site by virtue of the Council decision to exclude Queen Street East from the study area, we have had regard to the Mid-Rise Building Guidelines in evaluating the two mid-rise buildings proposed for the Queen Street frontage in Section 5.6 of this report. 46 bousfields inc.
4.8 Tall Building Design Guidelines On May 7, 2013, City Council adopted the City-Wide Tall Building Design Guidelines, which update and replace the “Design Criteria for the Review of Tall Building Proposals” (2006). The document specifically notes that the Guidelines are “intended to provide a degree of certainty and clarity of common interpretation, however, as guidelines, they should also be afforded some flexibility in application, particularly when looked at cumulatively”. The Guidelines include sections related to site context, site organization, tall building massing and pedestrian realm. Among other matters, the Guidelines recommend that tower floor plates be limited to 750 square metres and that tall building towers be set back 12.5 metres from side and rear property lines or provide a separation distance of 25 metres between towers on the same site. The relevant Design Guidelines are addressed in Section 5.6 of this report. PLANNING & URBAN DESIGN RATIONALE | 79 East Don Roadway & 677 Queen Street East 47
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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
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Page 30 and 31: 3.2 Required Approvals In our opini
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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 50 and 51: can take advantage of the wide arra
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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
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Page 62 and 63: intersection movements will operate
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PLANNING & URBAN DESIGN RATIONALE

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