PLANNING & URBAN DESIGN RATIONALE

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can take advantage of the wide array of shops, services, restaurants and cultural facilities in the Riverside neighbourhood and in the broader South Riverdale area. As well, mixed-use intensification will result in population and employment growth that will contribute to the achievement of forecasts/targets in the Growth Plan and the Official Plan. In the sidebar within Section 2.1 of the Official Plan, it is noted that by making better use of existing urban infrastructure and services before introducing new ones on the urban fringe, reurbanization helps to reduce demands on nature and improves the liveability of the urban region by: reducing the pace at which the countryside is urbanized; preserving high quality agricultural lands; reducing reliance on the private automobile; reducing greenhouse gas emissions; and reducing consumption of non-renewable resources. 5.2 Land Use The Mixed Use Areas designation which applies to the subject site is one of four land use designations intended to accommodate most of the increased jobs and population anticipated by the Official Plan’s growth strategy. The rezoning of the southerly portion of the site from its current I2 D3 zoning to permit residential uses and a broader range of employment uses, including offices, fitness centres and retail stores, will bring the zoning into conformity with the Official Plan and will help implement the Official Plan policies for the site. In this regard, the Mixed Use Areas designation provides for a broad range of commercial, residential and institutional uses, in single use or mixed-use buildings, as well as parks and open space. The proposal is for a mixed-use development comprised of residential, retail, automotive and service commercial uses, with a total density of 5.23 FSI, a residential density of 3.94 FSI and a nonresidential density of 1.29 FSI (0.91 FSI automotive/office and 0.38 FSI retail/ service commercial and daycare). The proposed mix of uses implements the development criteria set out in Policy 4.5(2) of the Official Plan by creating a balance of high quality commercial and residential uses in a manner that reduces automobile dependency and meets the needs of the local community, accommodating additional job opportunities through the proposed retail/commercial floor space on the site, and providing for new homes for Toronto’s growing population on lands that are currently underutilized (given the surrounding built form context and proximity to transit infrastructure). The proposed grocery store and retail stores along the Queen Street frontage will serve the needs of the local community and will contribute to a vibrant pedestrian environment. The proposed restaurant and café will also serve the local community and help draw people into the site. The proposed autoplex use is compatible with automotive commercial uses located along the Don Valley corridor. Similar to the BMW dealership to the south, 50 bousfields inc.
it will provide for the adaptive re-use of an existing building located within the Lower Don Special Policy Area. It also represents an innovative approach to urbanizing what has traditionally been a “suburban”, space-extensive land use by sharing facilities among 5 dealerships, locating all service and car storage functions either internal to the building or underground and achieving a high level of design. With respect to the matter of conformity with applicable Special Policy Area policies in the City of Toronto Part I Official Plan, the proposed arrangement of land uses will result in the re-use of the existing warehouse building located partially within the Special Policy Area for non-residential (automotive and ancillary office) uses. Similarly, the westerly portion of the North Building, located within the Special Policy Area, is proposed for non-residential automotive uses. The residential uses in the South Building will be located either on top of and to the east of the retained portion of the existing warehouse building and, accordingly, would be located above the flood elevation. Safe access and egress to residential uses will be provided via the proposed site access from Queen Street. 5.3 Avenue Segment Study As set out in Section 4.3 of this report, the northerly portion of the subject site fronting on Queen Street is located within an Avenue for which an Avenue Study has not been completed. The Official Plan permits development to proceed on an Avenue prior to an Avenue Study, provided that development proponents address the larger context and examine the implications for the segment of the Avenue in which the proposed development is located. In our opinion, while the limits of the Avenues are not dimensioned on Map 2 of the Official Plan, the Avenues identification is intended to apply to the portion of the site having a direct relationship to the Queen Street frontage. The lands related to the Queen Street frontage are essentially coincident with the lands currently zoned MCR T2.5 R2.0 C2.0, while the rear (southerly) portion of the lands currently zoned I2 D3 would fall outside the limit of the Avenues. In accordance with Policy 2.2.3(3) of the Official Plan, an Avenue Segment Study was undertaken by The Planning Partnership (May 2014). The study is an update of a February 2007 version of the study prepared by The Planning Partnership in support of the rezoning applications for 625 Queen Street East and 630 Queen Street East. The Avenue Segment Study concludes as follows: “The focus of this evaluation has been primarily upon how the portion of the proposed mixed use development at 677 Queen Street East and 77-79 East Don Roadway that fronts onto the Queen Street corridor achieves the Guiding Principles and conforms to the requirements set out in the Planning Framework. Based upon the evaluation of this component of the proposed mixed use developments, the proposed PLANNING & URBAN DESIGN RATIONALE | 79 East Don Roadway & 677 Queen Street East 51
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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
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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 46 and 47: staff to complete consultations on
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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PLANNING & URBAN DESIGN RATIONALE

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