PLANNING & URBAN DESIGN RATIONALE

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• The southerly portion of the site was formerly part of Sunlight Park, which was Toronto’s first baseball stadium between 1886-1897 (initially known as the Toronto Baseball Grounds). The stadium was reached from Queen Street by Baseball Place, an avenue of workers’ cottages, located just east of the existing building at 655 Queen Street East. ew Subject Site - 677 Queen Street East 2.2 Surroundings The subject site is located along Queen Street East in the Riverside neighbourhood, at the southwest edge of the South Riverdale area. The site is located adjacent to the Don Valley open space/transportation corridor and just north of the South of Eastern employment area. As shown on Figure 2 – Aerial Photo, the area contains a broad mix of land uses, including residential, commercial and industrial uses. Historically, Riverside was a working class neighbourhood, with industrial uses intermingled with workers’ housing. Residential uses predominate east of Broadview Avenue and industrial and automotive uses predominate south of Eastern Avenue, while Queen Street is comprised of a mix of residential and commercial uses. QUEEN STREET EAST DON VALLEY PARKWAY BROADVIEW AVENUE EASTERN AVENUE Figure 2 - Aerial Map 8 bousfields inc.
The area has evolved considerably over the past two decades. While parts of the area still have a somewhat “gritty” character, the South Riverdale residential area is undergoing significant gentrification. The area is experiencing mid-rise apartment development along Queen Street East and Broadview Avenue, as well as infill townhouse development. Queen Street East has also seen considerable new commercial development including restaurants, galleries and retail stores. Riverside consists of 10 blocks located along Queen Street East from the Don Valley bridge to just east of Degrassi Street, and forms part of the Riverside Business Improvement Area (BIA). Riverside is home to historic sites, over 1.6 hectares of parkland, two community centres, public art installations, festivals, schools and The Opera House, plus over 120 boutiques and services including original fashion creations, eclectic home design and décor, and a number of trendy restaurants. To the immediate north of the site is the Queen Street East “mainstreet”, comprising a mix of commercial and residential uses in low- and mid-rise buildings on both sides of the street. 625 Queen Street East The properties at 625-655 Queen Street East are separated from the subject site by an L-shaped private lane that consists of an east-west section approximately 3.6 metres in width and a north-south section approximately 4.9 metres in width. The properties are developed with the following: • A 6-storey, 66-unit condominium building with ground floor retail uses at 625 Queen Street East (Edge Lofts), developed by Streetcar Developments and completed in 2009. 635 Queen Street East • A 3-storey commercial building at 635 Queen Street East, occupied by Extreme Reach Mijo, a media company. • An older 3-storey commercial-residential block at 639-643 Queen Street East, with surface parking at the rear accessed via the private lane from East Don Roadway. • An older 3-storey commercial-residential block at 651-655 Queen Street East, which includes a surface parking area fronting on Queen Street to the west of the block, used by S&S Motors (651 Queen Street East). Upper floor residential units are located in the 3-storey portion of the block closest to Queen Street, while the rear single-storey portions appear to be used entirely for non-residential purposes. Vehicles are stored in the private lane, which currently makes it impassable. 639-643 Queen Street East 651-655 Queen Street East PLANNING & URBAN DESIGN RATIONALE | 79 East Don Roadway & 677 Queen Street East 9
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 10 and 11: The north side of Queen Street East
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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
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Page 38 and 39: Policy 2.4(3) directs that planning
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Page 42 and 43: Lower Don Special Policy Area The S
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Page 50 and 51: can take advantage of the wide arra
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In addition, the proposed landscape
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sky views and sunlight access to th
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intersection movements will operate
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ousfields inc.
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PLANNING & URBAN DESIGN RATIONALE

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