PLANNING & URBAN DESIGN RATIONALE

• the building massing adequately limits shadowing and wind impacts on
neighbouring streets, properties and open spaces.
In addition, although the “Avenues & Mid-Rise Buildings Study” does not apply
to Queen Street East, the proposed 7-storey buildings fronting Queen Street are
substantially in accordance with the recommended Performance Standards for
Mid-Rise Buildings, including the following:
• Maximum overall height (Performance Standard #1): The maximum
allowable height of buildings on the Avenues will be no taller than the width
of the Avenue right-of-way, up to a maximum mid-rise height of 11 storeys
(36 metres), excluding a 5.0 metre wrapped mechanical penthouse. The
right-of-way width of Queen Street is 20.0 metres. The proposed heights
to the main roofs are 22.8 metres and 25.1 metres in Phase 1 and Phase
2, respectively, and therefore slightly exceed the 1:1 ratio. In the application
of the Mid-Rise Building Guidelines, such minor exceedances are typically
permitted, provided the upper floors are stepped back, as is proposed in
this instance. The greater height of the Phase 2 building reflects the higher
floor-to-floor height on the ground floor to accommodate the grocery store.
• Minimum ground floor height (Performance Standard #3): The minimum
floor to floor height of the ground floor should be 4.5 metres, in part to
facilitate retail uses at grade. The proposed ground floor heights (4.8
metres in the Phase 1 building and 6.2 metres) are in accordance with this
standard.
• Front façade (Performance Standard #4A): The building envelope should
allow for a minimum of five hours of sunlight onto the Avenue sidewalks
from March 21 to September 21, by limiting the street wall height to 80%
of the right-of-way width (i.e. 16 metres) and stepping back upper storeys
within a 45-degree angular plane. The proposed streetwall heights along
Queen Street are predominantly 4 storeys (13.8 metres for the Phase 1
building and 15.5 metres for the Phase 2 building), which fully comply, while
the 5-storey corner architectural element (18.8 metres in height) slightly
exceeds the 80%.
• Front façade: Pedestrian Perception Step-back (Performance Standard
#4B): A pedestrian perception stepback of at least 1.5 metres may be
required; the location of this stepback is flexible. The upper portions of the
buildings are set back metres from the base 4-storey and 5-storey element
by more than 1.5 metres (3.0 metres in the case of the Phase 1 building
and 6.0 metres in the case of the Phase 2 building).
• Front façade: Alignment (Performance Standard #4C): The front wall of
mid-rise buildings should be built to the front property lines or applicable
setback lines. The proposed buildings are built close to the Queen Street
property line.
• Side Property Line (Performance Standard #8): Mid-rise buildings should
be built to the side property lines, to create continuous facades and avoid
blank side walls. Mid-rise buildings should be built to the side property lines
for no less than 10.5 metres of building height and up to 6 storeys. Side
property stepbacks should be provided above the 80% height to increase
PLANNING & URBAN DESIGN RATIONALE | 79 East Don Roadway & 677 Queen Street East 59