2411 Lawrence Ave E | Development Plan and Rationale

November

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DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION

KAZI MUSADDIQUE HOSSAIN - 500833906 PLE 555 - PROFESSOR: RON KEEBLE

2411 LAWRENCE AVENUE EAST CI T Y OF TORON TO PRE PARE D FOR:

RY ERSON UNI V ERSI T Y: T HE SCHOOL OF URBAN AND REGIONAL PL ANNING

2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

TABLE OF CONTENTS

1.0 EXECUTIVE SUMMARY

2.0 SITE RESEARCH MATRIX 2.1 LOCATION

2.2 LEGAL CONTEXT & HISTORY 2.3 LAND VALUE 2.4 SIZE

2.5 LOCALE CONTEXT

2.6 SURROUNDING LAND USES 2.7 REGULATORY CONTEXT

2.8 PROJECTED LAND USE CHANGES

2.9 NATURAL LANDSCAPE

2.10 MAN MADE FEATURES 2.11 SITE CIRCULATION 2.12 UTILITIES 2.13 CLIMATE 2.14 SENSORY ANALYSIS 2.15 SOCIO-ECONOMIC ANALYSIS

3.0 ANALYSIS

3.1 CONSTRAINTS & OPPURTUNITIES

3.2 BUILT FORM ANALYSIS 3.3 DRAINAGE ANALYSIS 3.4 LINKAGE ANALYSIS 4.0 DEVELOPMENT PROPOSAL

4.1 CONCEPT/PROPOSED PLAN

4.2 BUILT FORM PROPOSAL 4.3 CIRCULATION PLAN

4.4 LAND BUDGET ALLOCATION

4.5 BUILT FORM INVENTORY 4.6 PARKING 5.0 PLANNING JUSTIFICATION REPORT 6.0 REFERENCES

2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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EXECUTIVE SUMMARY

In preparation for a Planning Rationale and Justification this preliminary site inventory has been prepared in support of applicable Zoning By-Law amendments and the overall development on the lands designated municipally as Part of Lot 28, Concession D Scarborough, Designated as Part 35 on Plan 66R-19353, City of Toronto (Hereafter known as the ‘Subject Site’ or ‘Site’). The Site is geographically located on the coordinates of 43°44’57.8”N 79°16’23.3”W (43.749385, -79.273125)

This report concludes that the proposed redevelopment is supportive of policy directions articulated in the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe, and the City of Toronto Official Plan. All of which promote intensification on underutilized sites well served by municipal infrastructure, including public transit. From a land-use planning perspective, the proposal is supportive of the policy directions promoting intensification and infill within built-up urban areas, particularly in locations which are well served by municipal infrastructure, including public transit. The Site is located within a designated intensification Avenue, which is well served by existing transit services. It is also close to major recreational and commercial amenities and a major employment zone. In this regard, the residential population to be added through the proposed redevelopment will be able to take advantage of these amenities and opportunities.

From a built form and urban design perspective, the proposal will contribute to the ongoing evolution of Avenues to create vibrant main streets in Toronto. The proposed buildings will fit harmoniously within the existing and planned built form. The proposed design includes significant setbacks and landscape buffers that create an appropriate transition to the low-rise buildings to the north.

It is our opinion that the proposed development represents good planning and urban design, and, accordingly, the applications should be approved.

The 6591m2 (0.6591 Hectares) Subject Site is located in the region of Scarborough now under the City of Toronto under Ward 21 (Scarborough Centre) to the south-east of Lawrence Avenue East and Kennedy Rd. It is municipally addressed as 2411 Lawrence Avenue East along with Parts 1 and 2 on Plan 66R19353 as part of Lot 28, Concession D Scarborough.

The Site sits adjacent to Parts 1 and 2 on the registered plan. Hellenic Home for the Aged Inc. (Hereinafter known as the ‘Owner’) is the registered owner of the lands known as 2411 Lawrence Ave East, including parts 1, 2 and 35. The Site was transferred to the current owner for $1,183,000 at the consent of the committee of adjustment from Bridgeport Equities Inc. in 2002/02/15. An Easement exists on the Site in favour of Rogers Cable Communications Inc. as in Instrument AT608058.

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SITE RESEARCH MATRIX 2.1

LOCATION

The lands designated municipally as Part of Lot 28, Concession D Scarborough, Designated as Part 35 on Plan 66R-19353, City of Toronto (Hereafter known as the ‘Subject Site’ or ‘Site’). The Site is geographically located on the coordinates of 43°44’57.8”N 79°16’23.3”W (43.749385, -79.273125).

The 6591m2 (0.6591 Hectares) Subject Site is located in the region of Scarborough now under the City of Toronto under Ward 21 (Scarborough Centre) to the south-east of the intersection of Lawrence Avenue and Kennedy Rd. It is municipally addressed as 2411 Lawrence Avenue East along with Parts 1 and 2 on Plan 66R-19353 as part of Lot 28, Concession D Scarborough. The Site is geographically located on the coordinates of 43°44’57.8”N 79°16’23.3”W (43.749385, -79.273125). The Site is located in ward 20: Scarborough Southwest

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2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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SITE RESEARCH MATRIX 2.2

LEGAL CONTEXT & HISTORY

The Site sits adjacent to Parts 1 and 2 on the registers plan, and Hellenic Home for the Aged Inc. (Hereinafter known as the ‘Owner’) is the registered owner of the lands known as 2411 Lawrence Ave East including parts 1, 2 and 35. The Site was transferred to the current owner for $1,183,000 at the consent of the committee of adjustment from Bridgeport Equities Inc. in 2002/02/15. An Easement exists on the Site in favour of Rogers Cable Communications Inc. as in Instrument AT608058.

The Site currently sits as a vacant Greenland, and no history of significant development or major building permit exists since the plan of survey on the Site was drafted. The land surrounding was primarily agricultural before residential subdivisions were developed in the 1950s. According to the city of Toronto Archives and Aerial photos of the city, no significant changes have occurred to the Site since 2010. Before

2010 the Site was not fenced from public entry and served as a construction entrance to the proposed church which amended the site plan AT75484 to allow for the construction of a 430,m222 church addition to a long term care facility/home which sits directly west of the Site known as Sts. Kyrillos and Methiodios Greek Orthodox Church and Hellenic Home for the Aged, both owned by the same owner. Before the construction of the adjacent Long-term care facility, the Site sat vacant and undeveloped. Roger Cable Communications have held part 2 of the Site.

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2002

2005

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SITE RESEARCH MATRIX 2009

2012

2018

2019

2.3

LAND VALUE

Land value is influenced by municipal policies and greater market factors, the impacts of which can affect the affordability of housing and can incentivize developers to preference building specific types of housing over others.

A formal land appraisal of 2411 Lawrence Ave East as of the 2019 tax year results in 12,840,500. The municipal property however, assessment reflects the institutional uses to the left of the subject site. General townhomes in the area range from 600,000 to 900,000 in the area as a result of recent residential townhomes sales nearby. A formal price per square foot could be gathered using the residential zoning for the site by comparison of 6000 Square feet of land going for sale in nearby 523 Warden Ave; a residential lot for the market listing price of 883k. The price per square foot comes to $147.1, which puts the subject site at an estimate of 10,435,999.

For comparison, MPAC (Municipal Property Assessment Corporation, 2017) reports Toronto East High Rise Condominium Land Values to be from $65 $140.

2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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SITE RESEARCH MATRIX 2.4

SIZE LEGEND

The site is not conventionally a square or rectangle.

The site remains as unused land bounded by residential uses and institutional uses and a major arterial roadway with a right turn lane, which leaves the plot of land with an irregular shape. The property is curved along Mike Myers Drive. To the south and also tapered along the North to Lawrence Avenue East. The dimensions of the site are approximately 49.37m to the south. 69.22 to the east. 39.53 to the south-facing residential lots, and 77.81 to the north and 78.53 to the west, respectively.

Subject Site Drainage Basins

Esri, HERE, Garmin, (c) OpenStreetMap contributors, an d the GIS user community, Sources: Esri, HERE, Garmin, Intermap, incr ement P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster N L, Ordnance Survey, Esri Japan, METI, Esri China (Hong Ko ng), (c) OpenStreetMap contributors, and the GIS User Communi ty

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15 Meters

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SITE RESEARCH MATRIX 2.5

LOCALE CONTEXT

The Site is situated in Ward 21 known as Scarborough Center in the neighbourhood of Dorset Park.

Dorset Park is located in the western district of Scarborough, and the neighbourhood extends as far as Highway 401.

The major arterial roads which serve the surrounding are Midland Avenue to the east, Lawrence Avenue to the south and Birchmount road to the west. Kennedy and Birchmount Road run along the east and west of the neighbourhood. The Site well served by Transit and connected to the city overall and somewhat walkable. Lawrence East RT Line is just east of the Site at 250m (7-minute walking distance). Lawrence Ave E is served by frequent buses number 54, and Kennedy road is serviced by Bus 43. The Site is within walking distance of 10 public greenspaces, and two public parks are located south of the Site in the local neighbourhood. The Toronto Public School

Board operates Winston Churchill CI, David and Mary Thompson CI, Bendale Technical Institute, Dorcot Public School and General Crear Public school in a 500m radius of the Site. The Site is not near any significant hydrological corridors; the closest watercourse is east of the Site called the highland creek. Major natural features exist on the south of the Site. A major utility corridor and the CN rail corridor run through Scarborough and also serve as an expansive open trail for walking and biking. The Site is classified as a meadow and is a grassland area with no other type of natural cover.

The Business improvement area known as Kennedy BIA carries through the neighbourhood on Kennedy road just north of the subject site and is a majority employment core zone. The BIA and core employment zone run for 3.5 km north of the Site and is home to many commercial/retail plazas and business

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es, grocers, chains, high rises and strip malls. Prior to the development of the neighbourhoods, it was primarily agricultural in nature, with the majority of residential subdivisions being built in the 1950s after the Second World War.

2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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SITE RESEARCH MATRIX 2.5

LOCALE CONTEXT - LAND USE MAP

(Source: Toronto Official Plan)

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LOCALE CONTEXT - TRANSIT CIRCULATION ( Source: Toronto Transit Commision)

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2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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SITE RESEARCH MATRIX 2.6

SURROUNDING LAND USES

Land uses which surround the development comprise of institutional, residential, core employment and commercial uses. There is no current proposal for land use rezoning close to the site. The site is situated in a urban area with various built forms.

The site is adjacent to a senior care facility and a church and sits in-between a completed townhomes development. To the north is a business district comprised of many commercial plazas and businesses, grocers, chains, high rises and strip malls. The site is associated with many businesses in the area with medium density surroundings with primarily residential neighbourhoods being low density and inside the inner local roads. The area is primarily detached residential, and the architectural style is a testament to 20th-century auto-centric suburbs. The built form analysis should inform to ensure the proposed development respects the existing built framework of the urban fabric. Land uses which surround the development comprise of institutional, residential, core em-

ployment and commercial uses. There is no current proposal for land use rezoning close to the site. The site is situated in a quite urban area with various built forms. The site is adjacent to a senior care facility and a church and sits in-between a completed development of townhomes. To the north is a business district comprising many commercial plazas and businesses, grocers, chains, high rises and strip malls. The site is associated with many businesses in the area with medium density surroundings with primarily residential neighbourhoods being low density and inside the inner local roads. The area is primarily detached residential, and the architectural style is a testament to 20th-century auto-centric suburbs. The built form analysis should inform to ensure the proposed development respects the existing built framework of the urban fabric.

Approximately 35% of the land area immediately surrounding the station is designated as Em-

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ployment Areas in the City’s Official Plan. In order to grow new business enterprises and jobs in the city, land in Employment Areas is intended for economic, employment and other supportive uses; residential uses are not permitted. Today the Employment Area is being used for industrial/manufacturing/warehousing uses.

About 10% of the surrounding lands are in established residential areas, or Apartment Neighbourhoods in the Official Plan, located on the south side of Lawrence Avenue east of the rail corridor.

About 30% of the land around the station is designated as Mixed Use. Mixed-Use Areas are places where commercial, retail, office and residential uses are permitted. Today, the Mixed-Use Area includes Centennial College Midland Campus. On the south side of Lawrence Avenue East, west of the rail corridor, a portion of the Mixed-Use Area has been developed with low-rise residential development.

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SITE RESEARCH MATRIX 2.7

REGULATORY CONTEXT

Toronto Official Plan

The lands designated for the site is for Residential Zoning Category. The site also is in close proximity to the Scarborough Centre which the city of Toronto Defines as (City of Toronto, 2017): Places with excellent transit accessibility where jobs, housing and services will be concentrated in dynamic mixed-use settings with different levels of activity and intensity. These Centres are focal points for surface transit routes drawing people from across the City and from outlying suburbs to either jobs within the Centres or to a rapid transit connection. Substantial past investment in transit and other infrastructure in these Centres has made it possible to accommodate economic growth.

Good transit accessibility also makes the Centres attractive locations for developing a range of housing opportunities where people can live close to their work or easily get to their jobs by transit. The potential of the Centres to support various levels of both commercial office job growth and residential growth outside of the Downtown is important. This Plan encourages creating concentrations of workers and residents at these locations, resulting in significant centres of economic activity

accessible by transit. Building a high-quality public realm featuring public squares and parks, community gardens, public art, and a comfortable environment for pedestrians and cyclists, is essential to attract businesses, workers, residents and shoppers. Each Centre is different in terms of its local character, its demographics, its potential to grow and its scale.

Scarborough Centre sits at the eastern end of the Scarborough RT line served by two stations with a third planned, and is the focal point of 13 surface TTC routes in the eastern part of Toronto. Improving the Centre’s connectivity will be crucial to its success, particularly improving its regional gateway function, improving service on, and extending, the RT route and extending the Sheppard subway east providing a high-speed connection between the Scarborough and North York Centres.

The residential community has grown substantially in recent years and will continue to grow in the near term.

This Centre is a focal point for the communities in the eastern part of the City, with a regional mall and municipal and federal government services drawing residents and workers alike. Proximity to a large Employment Area presents unique options for employment growth offering a mix of offices, housing, retailing and services.

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The Centre’s woodlots and watercourses also offer the opportunity to weave nature into the urban fabric.

The lands also fall under City of Toronto Designated Avenues: Revitalising main corridors in Map 2 of the Official Plan (City of Toronto, 2017). The plan states:

Avenues are important corridors along major streets where reurbanization is anticipated and encouraged to create new housing and job opportunities while improving the pedestrian environment, the look of the street, shopping opportunities and transit service for community residents. Such reurbanization is subject to the policies contained in this Plan, including in particular the neighbourhood protection policies. New development respects and reinforces the general physical character of established neighbourhoods.

The growth and redevelopment of the Avenues should be supported by high quality transit services, including priority measures for buses and streetcars, combined with urban design and traffic engineering practices that promote a street that is safe, comfortable and attractive for pedestrians and cyclists.

2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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SITE RESEARCH MATRIX 2.7

REGULATORY CONTEXT

Our site currently sits on a prime plot of land which is in close proximity to many transit-oriented services, shopping and employment opportunities.

Being that the site is adjacent to Residential Lands, and currently zoned as Residential, the redevelopment if any of the site shall respect the physical character and respect the overall neighbourhood.

The framework for new development on each Avenue will be established by a new zoning by-law and design guidelines created in consultation with the local community. The zoning by-law will set out the mix of uses, heights, densities, setbacks and other zoning standards.

Ultimately, all Avenues should perform this “main street� role and become meeting places for local neighbours and the wider community. Avenues that are characterized by one or two storey commercial buildings, vacant and underutilized lands and large areas of surface parking will be the priorities for future Avenue Studies.

The site proves great redevelopment justification as the site sits vacant on an Arterial road designated as an Avenue in the Official Plan. Any redevelopment of the site shall follow applicable amendments to the zoning by-laws which must be preceded by an appropriate Avenue Study that will consult local businesses and other necessary key stake holders. Potential to rezone the site respecting the completion of a satisfactory Avenue study is a potential opportunity as well.

To develop in Lands designated as Avenues the Official Plan Policies respecting Avenues must be regarded:

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Reurbanizing the Avenues will be achieved through the preparation of Avenue Studies for strategic mixed-use segments of the corridors Avenue Study will engage local residents, businesses, the TTC, Toronto Parking Authority and other local stakeholders and will set out contextually appropriate as-of-right zoning and other regulations designed to achieve high quality development along the Avenue which establishes:

i) permitted uses and maximum density and height limits; ii) appropriate massing, scale, siting and organization of buildings; iii) appropriate scale transitions to adjacent areas; iv) restrictions on parking at-grade and driveways in front of buildings; v) transit-supportive measures such as:

(1)minimum development densities;

(2)maximum and minimum parking standards; and

(3)restrictions on auto-oriented retailing and services

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ZONING

REGULATORY CONTEXT

The site and the town homes to the southwest currently sit on Residential zoning as follows (City- wide Zoning By-law 569-2013: RM (u319) (x454).

There is one easement associated with the site, belonging in favor of roger’s cable communications and are not accounted for in the site’s boundaries and stores communications utilities.

The property is zoned as a residential multiple dwelling zone and permits the following uses but is not limited to: Dwelling Units, Municipal Shelter and Parks [By-Law: 545-2019].

There are a few Permitted Uses with Conditions including but not limited to: Ambulance Depot, Community Centre (3) Day Nursery (5) Fire Hall (1) Library (3) Nursing Home (8) Place of Worship (9) Police Station (1) Public Utility (11, 12) Renewable Energy (2) Residential Care Home (6) Respite Care Facility (13) Retirement Home (8) … see (By-law 569-2013, 10.80.20.20).

The following dwelling units permitted in the following residential building types on the lot are: Detached houses, Semi-Detached House, Duplex, Triplex, Fourplex and Apartment Buildings.

Minimum Lot Coverage that requirements apply are in square metres, is the required minimum lot frontage multiplied by 30 metres.

Minimum Lot Frontages in an RM Zone is

(i)12.0 metres for a lot with a detached house;

(ii)15.0 metres for a lot with an entire semi-detached house;

(iii)18.0 metres for each duplex or triplex on a lot; and

(iv) 24.0 metres,

(a) for each fourplex or apartment building on a lot, or

(b) for a lot with a non-residential building; and if a semi-detached house, a fourplex, or an apartment building is on two lots in the RM zone, the required mini-

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mum lot frontage for each lot is 50% of the requirements cited in (A) and (B) above.

The Maximum Lot coverages follow is the maximum allowed by the numerical value on the Lot Coverage Overlay Map: 33% Maximum height permitted on the site is:

(i)10.0 metres, for a detached house or semi-detached house; and

(ii)12.0 metres, for any other building or structure.

In the RM zone, for a detached house or semi-detached house, the elevation of the lowest point of a main pedestrian entrance through the front wall or a side main wall may be no higher than 1.2 metres above established grade.

The site is connected to two pedestrian ROWs from its north and south sides on Mike Myers drive and Lawrence Avenue E. The site currently under zoning by-laws the built form following minimum lot frontages and minimum setbacks associated with the site.

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SITE RESEARCH MATRIX 2.7

REGULATORY CONTEXT

ZONING: Site Specific Provisions;

The site is connected to two pedestrian ROWs from its north and south sides on Mike Myers drive and Lawrence Avenue E. The site currently under zoning by-laws the built form following minimum lot frontages and minimum setbacks associated with the site.

The maximum building setback from a lot line that

abuts a street is:

1. 6.0 metres for that portion of the main wall with a vehicle entrance to a parking space;

a. 4.5 metres from a side lot line; and

b. 3.0 metres in all other case;] 2. The maximum building height is the lesser of 3 storeys and 10.0 metres; 3. Parking spaces must be provided at a minimum rate of 1.0 for each dwelling unit; and 4.Visitor parking must be provided at a minimum rate of 0.2 for each dwelling unit.

REGULATIONS REGARDING TREES ON PRIVATE PROPERTY:

Under Municipal Code Chapter 813, known as the Tree protection By-Law, any intent to remove or destroy a protected tree must seek a permit form the City of Toronto.

Any activity that could result in injury, destruction or removal of a protected tree is prohibited, unless authorized with a permit under the appropriate Tree Protection By-law.

Protected trees are:

• A street tree of any size. These trees are protected under Street Tree Protection By-law .

• A private tree with a diameter of 30 cm or more. These trees are protected under Private Tree Bylaw .

• Any vegetation and any tree located in an area regulated under Ravine and Natural Feature Protection By-law

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You need a permit for any activity that could result in injury, destruction or removal of a protected tree. Such activities include, but are not limited to the following:

• demolition, construction, replacement or alteration of permanent or temporary buildings or structures, parking pads, driveways, sidewalks, walkways, paths, trails, dog runs, pools, retaining walls, patios, decks, terraces, sheds or raised gardens

• installation of large stones or boulders

• altering grade by adding or removing soil or fill, excavating, trenching, topsoil or fill scraping, compacting soil or fill, dumping or disturbance of any kind

• storage of construction materials, equipment, wood, branches, leaves, soil or fill, construction waste or debris of any sort

• application, discharge or disposal of any substance or chemical that may adversely affect the health of a tree e.g. concrete sluice, gas, oil, paint, pool water or backwash water from a swimming pool

• causing or allowing water or discharge, to flow over slopes or through natural areas

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REGULATORY CONTEXT

• access, parking or movement of vehicles, equipment or pedestrians

• cutting, breaking, tearing, crushing, exposing or stripping tree’s roots, trunk and branches.

• nailing or stapling into a tree, including attachment of fences, electrical wires or signs

• stringing of cables or installing lights on trees

• soil remediation, removal of contaminated fill

• excavating for directional or micro-tunnelling and boring entering shafts

There are different criteria for submitting an Application to Injure a Tree and submitting an Application to Destroy a Tree.

An injury to a tree occurs if any of the above mentioned activities take place within the root zone of a tree. A permit is required if root injury occurs within the Tree Protection Zone (TPZ) determined

by Urban Forestry as per Tree Protection Policy and Specifications for Construction Near Trees

SECONDARY PLANS:

The site does not fall under any secondary plans

GROWTH PLAN:

The property does fall under the Growth Plan Built Up Area Boundaries. The growth plan gives direction to municipalities on where and how to grow and manage forecasts population and job growth in the Greater golden horseshoe. Within the built-up area boundary, the Growth Plan supports intensification of land use. The plan states that by year 2031, a minimum of 60 percent of all residential development occurring annually in in each upper tier or single tier municipality will be in the built-up area. Another future implication with the site is the Smart Track station proposed along the site within 500m walking distance. While the project has not yet begun, it will have impact on the area. Once built it would make the site within the boundary a major transportation node, and a boundary of a major transit area, as de-

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fined by the growth plan. Section 2.2.4 which covers employment continues that major offices and institutional will be directed in these areas. The potential in the site plays major significance in the growth plan and with the proposal of the Smart Track station a St Lawrence East

GREENBELT BOUNDARIES:

The site does not fall under any secondary plans

GREEN ROOF BY-LAW:

In 2009, Toronto approved the Green Roof By-law which requires New developments and construction standards regarding green roofs. The by-law requires new developments and new construction greater than 2,000 metres square in gross floor area to incorporate green roof elements on 20-60% of available roof space of a building (City of Toronto, 2019). Any development of this require it.

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REGULATORY CONTEXT

Archeological potential:

is intended to encircle Lawrence Ave E and provide enhanced connections with buses, by using stairs escalators, and enclosed pathways and bus stops along the bridge deck above new station platforms.

Pedestrian and cycling access to the station will also be enhanced to existing neighbourhoods, and new local streets are being planned to link the rest of the southeast quadrant near the subject site.

The site also falls under areas of archeological potential defined by the city of Toronto, The City has an archaeological management plan in place which identifies these areas and addresses requirements prior to development on these lands. The plan loosely identifies lands which may hold archeological significance, and Assessment would be required when developments applies for an OPA, ZBA, plan of subdivision, site plan control or a minor variance (City of • Pedestrian and cycling access to the station will Toronto, 2019). These assessments must be taken in be provided from both sides of the rail corridor advance of development and before shovels are put through public realm enhancements and new conto the grown, and mitigate impacts of the developnections. ment.

• The station will have good linkages with Lawrence Avenue East.

Transportation Context and Future Plans: • Connections are planned with local transit routes

Proposed Smart Track Station on the Stouffville to provide good station access for transferring Go Rail Corridor provides critical access to downpassengers, including the 54 Lawrence East bus town and the rapid transit network for transit riders in the busy Lawrence East corridor. The station

The City is working with Metrolinx and the

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TTC to create good transfer connections between TTC buses and the SmartTrack station. A new TTC bus stop is proposed to provide a vertical connection to the station platforms. A small bus facility may be incorporated into the station, underneath the overpass. The existing transit network within the area includes: • 54 Lawrence East bus • 57 Midland Ave bus • 43 Kennedy Road bus • Lawrence Rapid Transit Station (to be decommissioned)

The current plan is to have the entire SRT Line fully operational during the construction of the Line 2 Scarborough Subway Extension (SSE). The City is working with Metrolinx and TTC to develop a coordinated phasing strategy for the new construction of the SmartTrack station and decommissioning of the SRT. Approximately 7,150 people live within 500 me-

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REGULATORY CONTEXT

tres of the proposed station (2011 Canada Census).

The 2016 census data is anticipated to be available in late 2017. Approximately 2,360 people work within 500m meters of the proposed station (Toronto Employment Survey, 2014).

istics, establishes a set of performance standards for and the population increases, the Avenues will be new mid-rise buildings, and identifies areas where the re-energized, supporting improved levels of comperformance standards should be applied. mercial, retail and community services. Combined

The segments of the Avenues that are desigwith investments in the streetscape and public nated in the Official Plan as Mixed-Use Areas, Emrealm, the setting for a vibrant community life will ployment Areas, Institutional Areas and Regeneration emerge.

Avenue Development Guidelines: Areas are the locations where Avenues are to be 2. Mid-rise buildings are no taller than the width

The City of Toronto is growing, and the Official reurbanized and targeted for growth. Neighbourof the street right-of-way or between 5 and 11 Plan also sets out where and how to grow at a high hoods, Apartment Neighbourhoods, Parks and Open storeys. level. One of the directions to grow and Intensify is Space Areas, and Natural Areas are not intended for 3. Commercial-Retail (non-residential) would be the number of jobs and residents along arterial corintensification, they should follow the public realm encouraged in the following circumstances: ridors throughout the city, designated as Avenues in and streetscape improvement Performance Standards • Transitioning Urban Communities – Examples the Official Plan. of this study. include Broadview Avenue, Dundas Street West

The Avenues and Mid-Rise Buildings Study was east of Jane Street in The Junction conducted to determine how to intensify along the 1. Avenues vision calls for beautiful tree-lined streets • Suburban Avenues – Where there is a current Avenues in a way that is compatible with the adjacent and sun-lit sidewalks, framed by carefully articuor foreseeable urban community that can support neighbourhoods through appropriately scaled and lated mid-rise buildings providing a multiplicity of main street type retail activity, primarily anchored designed mid-rise buildings. The Study identifies a list retail and community uses at the sidewalk level, at key intersections. of best practices, evaluates the Official Plan Avenues with residential and commercial units above. As

The recommended mid-rise Performance Stanbased on historic, cultural and built form characterbetter transit service is incrementally introduced, dards of this study apply to these areas:

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2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

2.0

SITE RESEARCH MATRIX 2.7

REGULATORY CONTEXT

1) Maximum Allowable Height 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).

2) Minimum Building Height All new buildings on the Avenues must achieve a minimum height of 10.5 metres (up to 3 storeys) at thestreet frontage.

3) 3. Minimum Ground Floor HeightThe minimum floor to floor height of the ground floor should be 4.5 metres to facilitate retail uses at grade.

4) 4A. Front Façade: Angular PlaneThe building envelope should allow for a minimum of 5-hours of sunlight onto the Avenue sidewalks from March 21st September 21st.

5) 4B. Front Façade: Pedestrian Perception Stepback “Pedestrian Perception” step-backs may be required to mitigate the perception of height and create comfortable pedestrian conditions.

6) 4C. Front Façade: Alignment The front street wall of mid-rise buildings should be built to the front property lines or applicable setback lines.

7) 5A. Rear Transition to Neighbourhoods: Deep The transition between a deep Avenue property and areas designated Neighbourhoods, Parks and Open

Space Areas, and Natural Areas to the rear should be created through setback and angular plane provisions.

8) 5B. Rear Transition to Neighbourhoods: Shallow The transition between a shallow Avenue property and areas designated Neighbourhoods, Parks and Open Space Areas, and Natural Areas to the rear should be created through alternative setback and angular plane provisions.

9) 5C. Rear Transition to Employment Areas The transition between an Avenue property and areas designated Employment Areas to the rear should be created through setback and step-back provisions.

10) 5D. Rear Transition to Apartment Neighbourhoods The transition between an Avenue property and areas designated Apartment Neighbourhoods to the rear should be created through setbacks and other provisions.

11) 6. Corner Sites: Heights & Angular Planes On corner sites, the front angular plane and heightsthat apply to the Avenue frontage will also apply to the secondary street frontage.

12) 7A. Minimum Sidewalk ZonesMid-rise buildings may be required to be set back at grade to provide a minimum sidewalk zone.

20

13) 7B. StreetscapesAvenue streetscapes should provide the highest levelof urban design treatment to create beautiful pedestrian environments and great places to shop, work and live.

14) 8A. Side Property Line: Continuous Street WallsMid-rise buildings should be built to the side property lines.

15) 8B. Side Property Line: Limiting Blank Side WallsBlank sidewalls should be designed as an architecturally finished surface and large expanses ofblank sidewalls should be avoided.

16) 8C. Side Property Line: Step-backs at Upper Storeys There should be breaks at upper storeys between newand existing mid-rise buildings that provide sky-views and increased sunlight access to the sidewalk.

This can be achieved through side step-backs at the upperstoreys.

17) 8D. Side Property Line: Existing Side Windows Existing buildings with side wall windows should not be negatively impacted by new developments.

18) 8E. Side Property Line: Side Street Setbacks Buildings should be setback along the side streets to provide transition to adjacent residential properties withfront yard setbacks.

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SITE RESEARCH MATRIX 2.7

REGULATORY CONTEXT

19) 9. Building Width: Maximum WidthWhere mid-rise building frontages are more than 60 metres in width, building façades should be articulated or “broken up” to ensure that façades are not overly long.

20) 10. At-Grade Uses: ResidentialWhere retail at grade is not required, and residential uses are permitted, the design of ground floors should provide adequate public/private transition, through setbacks and other methods, and allow for future conversion to retail uses.

21) 11. Setbacks for Civic SpacesIn special circumstances where civic or public spaces are desired, additional setbacks may be encouraged.

22) 12. Balconies & ProjectionsBalconies and other projecting building elements should not negatively impact the public realm or prevent adherence to other Performance Standards.

23) 13. Roofs & RoofscapesMechanical penthouses may exceed the maximum height limit by up to 5 metres but may not penetrate any angular planes.

24) 14. Exterior Building MaterialsBuildings should utilize high-quality materials selected for their permanence, durability and energy efficiency.

25) 15. Façade Design & ArticulationMid-rise build-

ings will be designed to support the public and commercial function of the Avenue through well articulated and appropriately scaled façades.

26) 16A.Vehicular AccessWhenever possible, vehicular access should be provided via local streets and rear lanes, not the Avenue.

27) 16B. Mid-Block Vehicular Access For mid-block sites without rear lane access, a front driveway may be permitted, provided established criteria are met.

28) 17. Loading & Servicing Loading, servicing, and other vehicular related functions should not detract from the use or attractiveness of the pedestrian realm.

29) 18. Design Quality Mid-rise buildings will reflect design excellence and green building innovation, utilizing high-quality materials that acknowledge the public role of the Avenues.

30) 19A. Heritage & Character Areas All mid-rise buildings on the Avenues should respect and be sensitively integrated with heritage buildings in the context of Heritage Conservation Districts.

31) 19B. Development in a HCD The character and values of HCDs must be respected to ensure that the district is not diminished by incremental or sweeping change.

21

32) 19C. Development Adjacent to a Heritage Property Development adjacent to heritage properties should be sensitive to, and not negatively impact, heritage properties.

33) 19D. Character Area: Fine Grain Fabric New mid-rise buildings in Character Areas that have a fine grain, main street fabric should be designed to reflect a similar rhythm of entrances and multiple retail units.

34) 19E. Character Area: Consistent Cornice Line Buildings in a Character Area should maintain a consistent cornice line for the first step-back by establishing a “datum line” or an average of the existing cornice line.

35) 19F. Character Area:Vertical Additions Additions to existing buildings is an alternative to redevelopment projects on the Avenues, and should be encouraged in areas with an existing urban fabric.1 36) 9G. Character Area: Other Considerations Additional “context sensitive” design and massing guidelines should be considered for development in Character Areas.

An Avenue Study has not been completed for this section of Lawrence Avenue.

2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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SITE RESEARCH MATRIX 2.8

PROJECTED LAND USE CHANGES

The Site is not subject to significant Land Use changes. Nearby developments notable on Prudential Drive introduce many residential units but conform with current land use designations for the Site. The Site is, however, subject to potential complex changes related to transportation. The utility of the Site is currently extremely undervalued with respect to the proximity of transit and opportunities.

2.9

NATURAL LANDSCAPE

The Site and its .6591 hectares currently sit vacant as a heavily vegetated greenfield and is fenced off by the current owners. There exist two larger patches of fauna and a few trees scattered around the Site. The Site and the town homes to the south-west currently sit on Residential zoning; RM (u319) (x454).

Lawrence Avenue is a major arterial road which runs through the city and faces the north of the Site and currently has a right turn lane for vehicular access to the Lawrence East TTC station and onto Mike Myers Drive, a smaller capacity local road which bounds the Site to the south and is home to a medium scale development of row style townhomes.

In figure 8. The elevation fluctuates by approximately 2 metres over the entire .65 hectare site. The most significant slopes where storm water would pool is located to the north-east of the Site. The Site is relatively flat and development on the Site should take advantage of the permeable nature of the undeveloped lands to maximise storm water mitigation efficiently.

The development on the subject site must consider the existing Fauna and Flora on the Site. The current owners have ensured that trees protection specifications were adhered too secure the protection of City-owned trees during the construction of

The Site is a vacant piece of undeveloped land Sts. Kyrillos Methodius Greek Orthodox Church. The situated in an otherwise developed urban area in the development must also take into account the close former municipality of Scarborough. The map of slope proximity to a major arterial road and RT station are and drainage patterns on the Site can be seen sources of significant noise impact.

24

PREPARED BY:

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SITE RESEARCH MATRIX LANDFORM/DRAINAGE:

either directly by the glacier as loamy till or in glacial lakes, where sorting of the sediments into silty and clay lacustrine sediments occurs. (soils of Canada, 2017).The soil composition is associated with glacial lake deposits historically and can contain gravel an sand (Ontario ministry of Natural Resources)

The Subject Site is .65 hectares in size and the drainage pattern follows from west to east and south to north of the site. Water drainage would flow towards s drive and the right lane turn into Lawrence East RT Station. The site slopes gently from north the Mike Myers drive boundary towards Lawrence Ave E, Based on the Soil Survey Complex of Ontario likely there would be water collecting near the slopes around the entrance on the right turn lane into Mike collected from 01/01/1929 to 01/01/1998 from Ontario Soil Reports; Electronic Soil Reports, CANSIS; Myers Drive. the subject site sits on a built-up area and nearby development proposals have evidence of the followSOIL/GEOLOGY INVESTIGATION: ing undisturbed native soil types in the area: silt till,

According to Soil Order map of Canada the silt, silty sand soils, Clayey Silt, Clay Till, Sandy Silt Till/ subject site falls under the highest level (broadest grouping) soil type of Luvisolic. It is one of the three Sandy silt. main orders of forested soils and is usually derived from sedimentary rocks or clayey deposits. The parent materials of Luvisolic Soils are usually loamy or clayey in soil texture. Both properties result from the underlying sedimentary rocks by the glaciers and then the deposition of the pulverized sediments

Sandy silt and clayey silt soils, are found at surface levels, usually containing traces of sand or gravel and stone remnants. Sandy Silt till and Silty Sand are usually observed below 3m on site and is compact with clay and gravel traces, Silty Sand is more com-

25

pact and denser. Very stiff and hard clayey silt to silty clay contain traces of sand and rock fragments; is generally stiff and hard soil. Compact and very dense are the characteristics of Sandy Silt Till/Sandy Silt, the soil is usually dense. The dominant soil type is Sandy Loam which allows for good drainage

FLORA & FAUNA INVENTORY:

According to TRCA Data there is no significant endangered flora or fauna inventories associated with the site. (TRCA, RULA, 2018). The soil composition of the sit

The .65-hectare site is covered with grass, shrubs and wild vegetation. The site is sparsely populated with different Trees, evidenced by developments adjacent to the site, the trees have been preserved and protected by the developers and the city. Any future development on the lands must have regard to the Existing Trees and flora on site. Any developments interest that concern removal of existing trees on site will be explored in the following subsection.

2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

2.0

SITE RESEARCH MATRIX 2.7

SLOPE/DRAINAGE MAP LEGEND Subject Site Drainage Basins

Esri, HERE, Garmin, (c) OpenStreetMap contributors, an d the GIS user community, Sources: Esri, HERE, Garmin, Intermap, incr ement P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster N L, Ordnance Survey, Esri Japan, METI, Esri China (Hong Ko ng), (c) OpenStreetMap contributors, and the GIS User Communi ty

26

15 Meters

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SITE RESEARCH MATRIX 2.10

MAN MADE/ BUILT FORM

There is no existing Built form on the site. Main points of access to the site are bounded along Lawrence Ave E and Mike Myers Drive. Both roads would serve as primary access and egress on and off the site directly in opportunity for development.

The Site is however, surrounded among a row style townhome neighbourhood to the south and east. The primarily residential neighbourhood is serviced by cultural amenities such as parks and sits adjacent to Lawrence Avenue East. The site is in close proximity too all necessary utilities as provided by the city of Toronto, as explored further in section 11.

Directly west of the site sits a 3-storey elderly care home, and a Greek orthodox church.

No building or developments exist on site. Directly adjacent to the west sits a 3-storey institutional fa-cility approximately 16 metres tall. The surrounding land uses are institutional, commer-cial/employment, utility corridors and residential. The height of the immediate buildings in the sur-rounding are do not exceed 3 stories. Mike Myers Drive and the surrounding local streets in the small neighbourhood of row style townhomes are no more than 3 stories. No building in a 150m radius from the subject site exceed 3 stories.

2.11

SITE CIRCULATION

Access to the site would primarily be provided from Lawrence Ave E and Mike Myers Drive, Lawrence avenue sees major traffic during peak hours and Mike Myers drive is a local road with less capacity, the planning of any major development on the site should Zrespect the capacities involved with the adjacent roads surrounding the site. Both the North and south boundaries of the site offer Pedestrian ROW’s and have built up sidewalks outside the site’s boundaries. Past research

during AM and PM rush hour periods (City of Toronto, 2019).

The Area is fairly auto oriented with over 50% of trips ordinating in the are during Am peak hours by car. Transit accounts of around another half of trips made on and of the site, (City of Toronto, 2019).

reveals the site served construction purposed and did have a vehicular access from the right turn lane into Mike Myers drive on Lawrence Ave E from the North-East portion of the site, it would serve as the safest and more natural access and egress to the site in any major development of the site. The following figures show the existing road network adjacent to the site.

seveZral high frequency bus routs and the site sits less than 500 metres form the Scarborough Lawrence RT station.

The site sites in close proximity to Lawrence E and Kennedy Road intersection which sees higher volumes of traffic. The traffic volumes were measured in 2014. Over 2500 vehicle movements were recorded through the intersection

27

The site Is easily accessible by public transit, The main arterials Lawrence Ave and Kennedy road are serviced by

Despite being adjacent to the CN rail corridor, no public rail station exists near the site. However, with the introduction of SmartTrack station Network at Lawrence Ave E, that is set to change.

2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

2.0

SITE RESEARCH MATRIX 2.12 UTILITIES

The site is located in an established urban contest which is the surroundings are all serviced necessary municipal services including emergency services. The nature of the site is however vacant. Figure 9, reveals that the site is serviced by all necessary power, water, communication and heating utilities, the data set also includes communications lines, submerged communication lines. Hydro lines. Natural gas lines, unknown pipelines. Unknown transmission lines. Let it also be noted that above ground

A preliminary site survey also reveals hydro-electric lines that run above grown along Lawrence Ave E along the frontage of the property, the nearby homes and adjacent elderly care home are all serviced by necessary sewage, water and utility infrastructures.

The site sits near a major utility corridor, the proposals associated with the site shall deem it necessary to recognize the scheduled changes and increase in usage intensity.

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PREPARED BY:

KAZI MUSADDIQUE HOSSAIN

2.0

PREPARED FOR:

RYERSON UNIVERSIT Y || THE SCHOOL OF URBAN AND REGIONAL PLANNING

SITE RESEARCH MATRIX 2.13

CLIMATE

The Site is located in the east end of the city of Toronto in the Municipality of Scarborough, climate conditions are complied and gathered from Scarborough-wide climate and weather data. The Data is primarily accessed through the Meteorological Service of Canada, the station used to gather data was TORONTO EAST YORK DUSTAN ONTARIO, a weather station located less than 10 kms from the study site.

Scarborough sits on the shore of Lake Ontario bordered by the Scarborough Bluffs. The region typically sees warm and moderately humid summers and cold winters with highs of -20 degrees Celsius to -30. The relation of the region in proximity to Lake Ontario affects the weather year-round.

Toronto’s weathers are on average at it’s warmest during July and August and the coldest during January and February. (See Figure 10)

While the threat of major natural disasters is not imminent in Toronto compared to other North American Cities, the city is prone to storms and flooding that cause significant damage to infrastructure. Intense moments of rainfall in Toronto can easily create strains on the existing drainage systems in the City. In the past 100 years 9 natural disasters have occurred according to the Government of Canada, 2018, in the City of Toronto

• 2013 – Winter Storm • 2013 – Flood • 2005 – Epidemic • 2005 – Tornado • 1992 – flood • 1976 – Flood • 1954 – Hurricane/Typhoon • 1953 – Heat Event • 1944 – Winter Storm •

As a result of the increased risk of flooding over the years in the city, managing storm water runoff is a priority across the city and in the development of our site (citation).

The site currently sits as a vacant green land, majority of the surrounding sites and adjacent built forms are already serviced with existing storm water management systems. Redevelopment of the site should take these opportunities surrounding the sites existing stormwater infrastructure to advantage and maintain much of the permeable greenery to manage stormwater runoff and reduce the burden of the new development on existing infrastructure.

The site exists in a primarily residential area and does sit adjacent to any high-rise buildings and would receive maximum sunlight for most of the day. A 3-storey care home

29

exists west of the site and may be subject to lower amounts of sunlight during the morning hours of the day. The residential nature and lack of high rises also opens opportunities for intense winds in the site. Since 1993, the average wind speeds across the city have been relatively steady at 14 kmph, (Citation), however, an increasing trend in the wind speeds yearly since and public complaints must be addressed with the site proposal. The subject site is not particularly big, sitting at .65 hectares with surrounding built form and a major arterial road, the placement of buildings will be used to mitigate wind speeds on the roads and pedestrian walkways.

2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

2.0

SITE RESEARCH MATRIX 2.14

2.

SENSORY ANALYSIS

A site visit was conducted and documented to show the existing

higher order transit corridor and seen on site visits. However, it is to be

conditions and physical site. While the entire site sits vacant and fenced off

noted that the current residential development which sites close to the

by the current Owners, the following aerial photos and grown photos were

rails east of the site has not seen significant complaints bought against the

able to be documented and show the visual aspects of the existing vacant

City. There is evidence that access to employment as the site sits adjacent

lot.

to a business improvement area and a employment corridor, centers from

1. View from Public ROW on Mike Myers Drive; looking north

improved transit infrastructure can increase nearby home prices in urban

2. View from Public ROW on St. Clair Ave E; looking south

areas, outweighing the perceived negatives of living near a prominent transit

3. Adjacent Properties on site; looking south

corridor, it is not unreasonable to se the properties whiten distance of

4. Aerial Photos of sites current conditions, flora and fauna

Eglinton more valuable

1.

5. Photos of Lawrence station and CN Rails

The site may be exposed to a decent amount of noise related to

transportation. Lawrence Ave E receives higher volumes of traffic specifically during peak commuter periods in the morning and afternoon. In addition to that the site is situated nearby to CN commuter rails and Lawrence Ave E RT Station. Any built proposal on site that would site adjacent to the Road as in the â&#x20AC;&#x2DC;Main streetâ&#x20AC;&#x2122; vision the City sees for areas designated as Avenues would be subject to a certain amount of noise. The rail corridor that runs alongside the Scarborough RT would cerate negative audible aspects as well. The priority transit corridor is used by Via trains and is an existing

30

3,

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SITE RESEARCH MATRIX 4.

2.15

SOCIOECONOMIC ANALYSIS

The Site is located in Dorset Park, the Census profile for this neighbourhood, including data retrieved is on Age and sex; Type of dwelling; Families, households and marital status; Language; Income; Immigration and ethnocultural diversity; Housing; Education; Labour; and Mobility and migration.

5.

In 2016 a snapshot reveals that the population was 25,003, a 2.3% increase since 2011, and a overall density to roughly 4000 people per square kilometre over the entire site.

The sex of the neighbourhood is divided 50 to 50 evenly, the average age of 39. Approximately 7,150 people live within 500 metres of the proposed station (2011 Canada Census). The 2016 census data is anticipated to be available in late 2017.

Approximately 2,360 people work within 500m meters of the proposed station (Toronto Employment Survey, 2014)

The largest non-English speaking population in the site surrounding neighbourhood is Tamil, followed by Tagalog and then by Cantonese and Mandarin. The visible minority population in Dorset Park comprises 78%, the tope ethnic origins being ,South Asian, Chinese, East Indian and Filipino.

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2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

3.0

ANALYSIS 3.1

CONSTRAINTS & OPPURTUNITIES

OPPORTUNITIES

Vacant Land Form in built Urban Area:

The site is nearly .65 hectares in size and located in close proximity to many public amenities including schools and recreational facilities. There are many options for how and where built form can be allocated on the site, with respect to nearby residences, by-laws and the City trees. Overall the development of the land will support the numerous policies in place to encourage intensification on underutilised sites in urban areas.

Proximity to Public Transit

The Subject Site has exceptional accessibility to public transit, located in a less than 500m distance from Lawrence Ave E RT station which offers frequent connections to the rest of Toronto. The Intersection along Lawrence Ave E and Kennedy Road are also services by major bus routes 43 and 54 (Toronto Transit Commission, 2012). The introduction of the

Eglinton LRT is set to open in 2021 (Metrolinx, 2019) will also introduce greater opportunity and added value to the land.

Access to municipal services

The site is located in the municipality of Toronto and is provided access to necessary utilities in-cluding sewage, water, hydro, communications etc.

Redevelopment on the site will have minimal impact on the capacity of the site. The subject site also complies with and conforms to numerous policy directions supporting intensification and infill on underutilized sites within built-up urban areas, particularly those locations that are well-served by municipal infrastructure and public transit.

Proximity to Employment

The subject site sits close to an employment corridor and numerous local businesses. The Introduc-tion of residences and retail to the subject site will encourage vitality and community support, im-

32

proving the economic opportunities for local businesses and employment within walking dis-tance.

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ANALYSIS 3.1

CONSTRAINTS & OPPORTUNITIES

CONSTRAINTS:

processes. City-owned trees must be protected and maintained as specified by arborist re-ports as well and in accordance with the City of Torontoâ&#x20AC;&#x2122;s Tree Protection Plan and Specifications for Construction.

Easements

There exists 1 easement on the site belonging to Rogers Cable Communications Inc. Access to the easement in favour of Rogers Cable communications Nearby Homeowners must be unimpeded by any redevelopment of the site.

The site sits adjacent to many private residential dwellings. Opposition to development may be Congestion expected. Measures and consultations with the near The site currently sits just south of a major by residences would be required. arterial road, which is subject to peak period traffic conditions. The increased Transit connectivity and walkability of the area will play a role in mini-mizing the addition to the congestion and traffic through any proposed residences.

Existing Trees

There exists sensitive greenery on the site, and it must be ensured that the Trees on the site that exceed 30cm in diameter must remain protected with tree protection barriers through redevelop-ment

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2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

3.0

ANALYSIS 3.2

BUILT FORM ANALYSIS

Currently no built form occupies the subject site. The 6591m2 (0.6591 Hectares) Subject Site is completely vacant and fenced off by the current owners. The amount of land left undeveloped in a developed urban core serviced well by transit, which is adjacent to an employment core and situated in an Avenue offers tremendous potential for development at a higher intensity and scale to realize both Growth Plan and Official Plan policies and goals. Furthermore, the rising private household incomes in the subject sites surrounding neighbourhood indicate a mature market and that development interests would come into play. It is essential that these development interests respect the communities that it surrounds to offer vibrant â&#x20AC;&#x2DC;main streetsâ&#x20AC;&#x2122; and prime residential/ commercial space.

In seeking to amend the Official Plan and By-law 569-2013, the approximate built form for redevelopment would utilize increased heights and density. The current zoning does not reflect the site

as a designated Avenue and area for intensification.

Appropriate built forms would see a 8 story midrise with appropriate setbacks past the third storey. A residential building with smaller first storey retails would be desirable and help animate the street life on the Avenue on Lawrence Avenue East in front of the subject site.

The proposed redevelopment is supportive of policy directions articulated in the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe, City of Toronto Official Plan, all of which promote intensification on underutilized sites well served by municipal infrastructure, including public transit, specifically on Avenues where intensification in residences should be redirected. From a land use planning perspective, the proposal is supportive of the policy directions promoting intensification and infill within built-up urban areas, particularly in locations which are well served by municipal infrastructure, including public transit. The site is located within

34

the Lawrence East Station Smart track proposals and within walking distance of Public transit. It is also close to major recreational, commercia and employment areas. In this regard, the residential population to be added through the proposed redevelopment will be able to take advantage of these amenities and opportunities.

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ANALYSIS 3.2

BUILT FORM ANALYSIS

Rendering of a 10 storey building along an avenue on Kingston Road which utilises the first storey for retail uses, animates the street life and allows for pedestrian friendly ROWâ&#x20AC;&#x2122;s (Development on 2872-2882 KINGSTON ROAD, Studio JCI, 2019)

Rendering of another mid rise residential building along a Avenue on Kingston Road.

(2799-2815 Kingston Road Toronto, ON, Skale Developments, Raw Design)

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2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

3.0

ANALYSIS 3.3

DRAINAGE ANALYSIS

There are currently no drainage basins on the property. There are 4 adjacent storm drains on the roads surrounding the property. Previous development on a Church which amended the site plan AT75484 to allow for a construction of a 430m2 church addition to a bed long term care facility/ home which directly west of the site known as Sts. Kyrillos and Methiodios Greek Orthodox Church and Hellenic Home for the Aged, both of which are Owned by the Owners of the subject site reveal information that the site as a whole has stormwater management measures/facilities and site grading prepared by Sernas Associates, and dated March 21, 2002, and Site Grading Plan, Drawing No. SG-1, prepared by Sernas Associates, and dated as revised September 30, 2008.

It was the requirement the owner to construct and maintain site servicing.

LEGEND Subject Site Drainage Basins

The permeable nature of the vacant lot of land should have portions maintained to decrease storm water runoff and possible strain on nearby stormwater management facilities, the added addition of a green roof would mitigate storm water run off additionally. No proposal would obstruct the existing stormwater management facilities.

Esri, HERE, Garmin, (c) OpenStreetMap contributors, an d the GIS user community, Sources: Esri, HERE, Garmin, Intermap, incr ement P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster N L, Ordnance Survey, Esri Japan, METI, Esri China (Hong Ko ng), (c) OpenStreetMap contributors, and the GIS User Communi ty

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15 Meters

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ANALYSIS 3.4

LINKAGE ANALYSIS

The Site is surrounded by Several land uses and heavy vehicular traffic. There are no current automobile entrances to the site. Proposed access onto the site would be least impactive on traffic during peak hours on Lawrence Avenue West from the right turn lane onto Mike Myers Drive on Lawrence Avenue West. This prevents access and egress impacts on traffic on the main stretch of St. Lawrence Ave East during peak hours. The site will also be bounded by a pedestrian right of way on the west side adjacent to the elderly care home to increase connectivity, safety and pedestrian oriented development. The sidewalks facing north of the site towards Lawrence Avenue East will serve as residential entry to the residential building. On Mike Myers drive an egress is proposed with a necessary Stop sign to mitigate negative impacts on the surrounding neighbourhood and to ensure safety and mitigate residential spillovers.

Immediately South-East of the site there is a mid-size row home style townhome developments where many residents go about their daily routines/ To the north there is a employment corridor and a variety of commercial stores under the Kennedy road BIA. Further east of the site sits the CN rail line and a Scarborough RT Station which connects the site to Line 2 Subway and therefore, to the rest of the city of Toronto with ease. The site is in close proximity of a CBD as well.

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2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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4 DEVELOPMENT PROPOSAL

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2411 LAWRENCE AVENUE EAST CI T Y OF TORON TO

2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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DEVELOPMENT PROPOSAL 4.1

CONCEPT

The parcel of vacant land proposed for redevelopment is situated in an area which will see future pressures on the housing market and community bought on by the increasing number of future developments proposed, which introduce many more residents to the areas surrounding the Site and will create opportunities for our project to realize and respond to issues associated with it. Just East of the Site on Prudential Drive and Lawrence Ave E are proposals for an additional 1,752 residential units. The Site sits south of a significant business improvement area with a vibrant collection of local businesses and an employment corridor. The Unique site is within walking distance of a major transit station. It poses the further opportunity to utilize the available municipal services, local context and connectivity to realize a more vibrant and complete community for residents to live and work. The changes proposed to the area will foresee a development that adds significant character to the area and maximum utilization of the value of land in close proximity to transit, which will lower trip volumes generated by private vehicles. The surrounding amenities and employment will also serve to create a complete community through the proposal of intensified residential and retail uses, despite the constraints posed by the irregular shape of the lot, proximity to the CN rail corridor and Scarborough Rapid Transit tracks, existing fauna and congestion. Furthermore, the proposal will advance the Cities

policy with respect to the vision of lively Main street Arterials, which offer places to live and work.

Currently, it seems that the Site faces many current development proposals in its local context and is experiencing a residential market push. The majority of surrounding sites serve commercial, and employment uses, including the proposed development of a new high school. A total increase of about 2,200 residential units is expected in a 2-kilometre radius, opportunities to create a complete community with employment and commercial opportunities will come from the steady rise in population in the area, and mitigate shortages of housing supply. The Site offers a unique opportunity to react to the changes in itâ&#x20AC;&#x2122;s surrounding an offer a necessary opportunity to benefit the community.

For these reasons, along with the utilization of a transit-oriented area in close junction with an employment core, a residential mid-rise building that abides by the City of Torontoâ&#x20AC;&#x2122;s Mid-Rise Guidelines that offers an active street life and first storey retail will best capture the value of the vacant lands.

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2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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DEVELOPMENT PROPOSAL 4.2

BUILT FORM PROPOSAL

The size of the property is 6591m2 (0.6591 Hectares). The accompanying Site Plan Maps show the proposed size and density of the proposed midrise, open space and proposed parking areas facing south. According to 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. Lawrence Ave East is 36 m wide making the building 11 storeys, there is given a standard setback maximum of 5m under Mid-Rise standards set by the City of Toronto, further, A building should have a minimum of 75% of its frontage built to the setback line. The proposed development will follow these guidelines for mid-rise developments.

The building will have a footprint of 2,000 m², and measured is 60m along the façade on Lawrence Ave E, and a width of about 45m. The Land coverage would be 30%. Gross Floor Area would be (2,000 x

11) storeys for a total GFA of 22,000 m².

The building has been positioning so that it serves to invigorate the main street on Lawrence Avenue East and excite the pedestrian street life, while also creating open space exceeding 2% in the back. Parking and loading areas have been set aside in this way. The façade has been positioned with regard to the elderly care home and neighbourhoods nearby, ample space for a pedestrian right of way has been given on the western boundary of the subject site.

The building has a 63 m frontage. The ground floor of this building will offer both a lobby for residential access and separate access from the sidewalks on Lawrence Ave E for retail commercial uses. The buildings will follow design guidelines to mitigate gust and winds by creating open first storeys that break wind speeds. At least 131 m² must be set aside for open space, that need is met with abundance.

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The majority (2000(m²)) portion of the ground floor will be set aside for retail uses. The two retailstores will be located with entrances along Lawrence Ave East, visible from the street will animate the street life and encourage pedestrian traffic throughout the Site.

The built form must also account for sustainable practices. Toronto’s Green Roof by-law requires commercial or residential developments over 2000(m²) to have 20-60% of green roof space. Since our proposed development exceeds that it means that a minimum of 410(m²) of green elements must cover the roof.

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RYERSON UNIVERSIT Y || THE SCHOOL OF URBAN AND REGIONAL PLANNING

DEVELOPMENT PROPOSAL 4.2

BUILT FORM PROPOSAL

Rendering of a 10 storey building along an avenue on Kingston Road which utilises the first storey for retail uses, animates the street life and allows for pedestrian friendly ROWâ&#x20AC;&#x2122;s

Rendering of another mid rise residential building along a Avenue on Kingston Road.

(Development on 2872-2882 KINGSTON ROAD, Studio JCI, 2019)

(2799-2815 Kingston Road Toronto, ON, Skale Developments, Raw Design)

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PREPARED BY:

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4.0

PREPARED FOR:

RYERSON UNIVERSIT Y || THE SCHOOL OF URBAN AND REGIONAL PLANNING

DEVELOPMENT PROPOSAL 4.2

BUILT FORM PROPOSAL

Setbacks to respect the surrounding neighbourhood According to Performance standards of the City of Toronto Mid-Rise buildings.

Key (2010 Mid-Rise Building Performance Standards, City of Toronto, 2019)

Another example of a setback mid-rise building with retail level space (Rendering of Bayview & Hillsdale, The Brown Group of Companies, 2019)

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2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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DEVELOPMENT PROPOSAL 4.3

CIRCULATION PLAN

The attached Site Plan Context Map illustrates the dedicated space for circulation within and onto and out of the site.Vehicular access to the main entrance is provided via the right turn lane on Lawrence Avenue East. The access will also lead to the underground parking garage. Egress us also available for vehicular exit from Mike Myers Drive. The Surface area visitor parking can be accessed from Lawrence Avenue East. Pedestrian circulation is indicated from the western and northern boundaries of the site as that is where most pedestrian access is expected to occur in light of public transit stops and the RT line in close proximity. Appropriate walkways and connections through the site is proposed to encourage walkability.

4.4

BUILT FORM INVENTORY

The proposed Built Form is not within the confine of the current zoning. The guidelines for development that have been followed are provided by the Mid-Rise design guidelines for Avenues in the City of Toronto, which the site falls under.

The height is restricted to 11 stores, 36 m. The proposed building will push the limits to 11 storeys as the maximum recommended by the City adopted Standards.

Floor Height (m)

1st 4.5

2nd – 3rd 3

3rd- 11th 3

The redevelopment is supportive of policy directions articulated in the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe andz The Official Plan, all of which promote intensification on underutilized sites well served by municipal infrastructure, including public transit.

From a land use planning perspective, the proposal is supportive of the policy directions promoting intensification and infill within built-up urban areas, particularly in locations which are well served by municipal infrastructure, including public transit, and arterials designated to accommodate growth as

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‘Avenues’. The site well served by existing transit services. It is also close to major recreational and commercial amenities and employment uses. In this regard, the residential population to be added through the proposed redevelopment will be able to take advantage of these amenities and opportunities

The development requires an application to amend the Official Plan and applicable Zoning By-laws, as amended, in order to permit the redevelopment of the site. The submission of a Site Plan Approval is also necessary through the City of Toronto.

The proposal also will seek to cut down current trees pursuant to the City of Toronto Tree Pro-tection Policies and specifications for construction near trees on Private Properties. According to the City of Toronto, “A permit is required to remove, cut down or in any other way injure a tree with a diameter of 30 cm”. The removal of any Trees on the subject site that exceeds the conditions under the City of Toronto Municipal Code Chapter 813, Article III, will act in pursuance with detailed arborist re-ports and City of Toronto Tree removal Applications.

2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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DEVELOPMENT PROPOSAL 4.5

LAND BUDGET ALLOCATION

The following table illustrates the lands dedicated on site to the different uses.

LAND BUDGET SIZE (M)2 BUILT FORM 2,000 OPEN SPACE & GREEN SPACE 1,880 STORMWATER & WASTE MANAGEMENT 550 PARKING 250 CIRCULATION 850 LANDS SET ASIDE 1,061 TOTAL 6,591

The parkland dedication required of the site is 2% (City of Toronto, 2019).

The site has easily exceeded the green space it will publicly provide. Refer to Site Plan.

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2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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DEVELOPMENT PROPOSAL 4.6

PARKING

The off-street parking for the required site is set out as following in the current Zoning By-Law 569-2013, Site Specific Provisions: 1. Parking spaces must be provided at a minimum rate of 1.0 for each dwelling unit; and 2. Visitor parking must be provided at a minimum rate of 0.2 for each dwelling unit.

Development GFA = 15,400 m², divided by the average m² of a single bedroom apartment in Toronto will give us how many dwelling units on average the development will have

The City of Toronto also requires an off-street accessible parking space rate. As defined by the By-Law, if a number of parking spaces exceed 100, a minimum of 4 accessible spaces plus 1 accessible space for every additional 50 sparking spaces are required. Considering the transit-oriented nature of the proposed development there is a strong justification to amend by-laws regarding Parking and the intensity that the development should provide.

The development will satisfy most parking requirement below grade and a few above grades, it is however unreasonable to provide as many at 60 parking spaces, and destroying open space. In support of Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe and The Official Plan, which promote intensification and transit-oriented development it is in good urban planning principles and design that an amendment to the by-law be granted.

• Parking Requirements: 308 • Visitor Parking Requirements: 61.5

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2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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DEVELOPMENT PROPOSAL

An example of a below grade Parking garage with a two-way lane for points of entry and exit.

Exampleof underground parking garage

(Rendering of Bayview & Hillsdale, The Brown Group of Companies, 2019)

(Source: DailyHive.com)

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2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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5 JUSTIFICATION & RATIONALE

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2411 LAWRENCE AVENUE EAST CI T Y OF TORON TO

2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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JUSTIFICATION & RATIONALE

This Planning and Urban Design Rationale report has been prepared in support of an application by to amend the Official Plan and Zoning By-law, as amended, in order to permit the redevelopment of a In preparation for a Site proposal for the lands known municipally as Part of Lot 28, Concession D Scarborough, Designated as Part 35 on Plan 66R19353, City of Toronto (Hereafter known as the ‘Subject Site’ or ‘Site’), a Proposal and Planning Justification preliminary has been prepared in support of proposed development on the lands municipally addressed as 2411 Lawrence Avenue East. Hellenic Home for the Aged Inc. (Hereinafter known as the ‘Owner’) is the registered owner of the lands known as 2411 Lawrence Ave East including parts 1, 2 and 35. An Easement exists on the site in favour Rogers Cable Communications Inc. as in Instrument AT608058.

The 6591m2 (0.6591 Hectares) Subject Site is Located in the region of Scarborough now under the City of Toronto under Ward 21 (Scarborough Cen-

tre) to the south-east of the intersection of Lawrence avenue and Kennedy Rd. The Site is geographically located on the coordinates of 43°44’57.8”N 79°16’23.3”W (43.749385, -79.273125). The site is located in ward 20: Scarborough Southwest. The proposal includes the development of a mixed mixeduse commercial residential buildings. The accompanying Site Plan Maps show the proposed size and density of the proposed midrise, open space and proposed parking areas facing south. According to 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. Lawrence Ave East is 36 m wide making the building 11 storeys, there is given a standard setback maximum of 5m under Mid-Rise standards set by the City of Toronto, further, A building should have a minimum of 75% of its frontage built to the setback line.

The proposed development will follow these guidelines for mid-rise developments.

The building will have a footprint of 2,000 m²,

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and measured is 60m along the façade on Lawrence Ave E, and a width of about 45m. The Land coverage would be 30%. Gross Floor Area would be (2,000 x 11) storeys for a total GFA of 22,000 m². Considering for setbacks we can estimate that 20% of that will be reduced, the final comes to 15,400 m²

The Site is situated in Ward 21 known as Scarborough Center in the neighbourhood of Dorset Park. Dorset park is located in the western district of Scarborough and the neighbourhood extends as far as Highway 401.

The major arterial roads which serve the surrounding are Midland Avenue to the east, Lawrence avenue to the south and Birchmount road to the west. Kennedy and Birchmount Road run along the east and west of the neighbourhood. The Site well served by Transit and connected to the city overall and somewhat walkable. Lawrence East RT Line is just east of the site at 250m (7-minute walking distance) and Lawrence avenue is serves by frequent

2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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JUSTIFICATION & RATIONALE buses number 54 and Kennedy road is serviced by Bus 43. The site is within walking distance of 10 public greenspaces and 2 public parks are located south of the site in the local neighbourhood. The Toronto Public School Board operates Winston Churchill CI, David and Mary Thompson CI, Bendale Technical Institute, Dorcot Public School and General Crear Public school in a 500m radius of the site. The site is not near any significant hydrological corridors, the closest watercourse is east of the site called the highland creek. Major natural features exist on the south of the site, where major utility corridor and CN rail corridor runs through Scarborough and is an expansive open trail for walking and biking. The site is classified as a meadow and is a grassland area with no other type of natural cover.

The Business improvement area known as Kennedy BIA carries through the neighbourhood on Kennedy road just north of the subject site and is a majority employment core zone. The BIA and core employment zone run for 3.5 km north of the site

and is home to many commercial/retail plazas and businesses, grocers, chains, high rises and strip malls.

Prior to development of the neighbourhoods it was primarily agricultural in nature, with the majority of residential subdivisions being built in the 1950â&#x20AC;&#x2122;s after the Second World War.

to 20th century auto centric suburbs. The built form analysis should inform to ensure the proposed development respects the existing built framework of the urban fabric. Land uses which surround the development comprise of institutional, residential, core employment and commercial uses. There is not current proposal for land use rezoning close to the site. The

Land uses which surround the development site is situated in a quite urban area with various built comprise of institutional, residential, core employforms, the site is adjacent to a senior care facility and ment and commercial uses. There is not current a church and sits in-between a completed developproposal for land use rezoning close to the site. The ment of townhomes. To the north is a business dissite is situated in a quite urban area with various built trict comprised of many commercial plazas and busiforms, the site is adjacent to a senior care facility and nesses, grocers, chains, high rises and strip malls. The a church and sits in-between a completed developsite is associated with many businesses in the area ment of townhomes. To the north is a business diswith medium density surroundings with primarily restrict comprised of many commercial plazas and busi- idential neighbourhoods being low density and inside nesses, grocers, chains, high rises and strip malls. The the inner local roads. The area is primarily detached site is associated with many businesses in the area residential and the architectural style is a testament with medium density surroundings with primarily res- to 20th century auto centric suburbs. The built form idential neighbourhoods being low density and inside analysis should inform to ensure the proposed develthe inner local roads. The area is primarily detached opment respects the existing built framework of the residential and the architectural style is a testament urban fabric.

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JUSTIFICATION & RATIONALE

Approximately 35% of the land area immediately surrounding the station is designated as Employment Areas in the City’s Official Plan. In order to grow new business enterprises and jobs in the city, land in Employment Areas is intended for economic, employment and other supportive uses; residential uses are not permitted. Today the Employment Area is being used for industrial/manufacturing/warehousing uses. About 10% of the surrounding lands are in established residential areas, or Apartment Neighbourhoods in the Official Plan, located on the south side of Lawrence Avenue east of the rail corridor

About 30% of the land around the station is designated as Mixed Use. Mixed Use Areas are places where commercial, retail, office and residential uses are permitted. Today, the Mixed-Use Area includes Centennial College Midland Campus. On the south side of Lawrence Avenue East, west of the rail corridor, a portion of the Mixed-Use Area has been developed with low-rise residential development.

The redevelopment is supportive of policy directions articulated in the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe and The Official Plan, all of which promote intensification on underutilized sites well served by municipal infrastructure, including public transit. From a land use planning perspective, the proposal is supportive of the policy directions promoting intensification and infill within built-up urban areas, particularly in locations which are well served by municipal infrastructure, including public transit, and arterials designated to accommodate growth as ‘Avenues’. The site well served by existing transit services. It is also close to major recreational and commercial amenities and employment uses. In this regard, the residential population to be added through the proposed redevelopment will be able to take advantage of these amenities and opportunities

Currently, it seems that the site faces many current development proposals in its local context and is experiencing a residential market push. The

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majority of surrounding sites serve commercial and employment uses, including the proposed development of a new high school. A total increase of about 2,200 residential units is expected in a 2-kilometre radius, opportunities to create a complete community with employment and commercial opportunities will come from the steady rise in population in the area, and mitigate shortages of housing supply. The site offers unique opportunity to react to the changes in it’s surrounding an offer a necessary opportunity to benefit the community.

For these reasons, along with the utilisation of a transit-oriented area in close junction with an employment core, a residential mid rise building that abides by the City of Toronto’s Mid-Rise Guidelines to offer an animated street life and first storey retail is the best utilisation of the land which sits undervalued and vacant.

This report concludes that the proposed redevelopment is supportive of policy directions artic-

2411 LAWRENCE AVENUE EAST | DEVELOPMENT PROPOSAL & PLANNING JUSTIFICATION DECEMBER 2019

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JUSTIFICATION & RATIONALE ulated in the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe, and the City of Toronto Official Plan, all of which promote intensification on underutilized sites well served by municipal infrastructure, including public transit. From a land use planning perspective, the proposal is supportive of the policy directions promoting intensification and infill within built-up urban areas, particularly in locations which are well served by municipal infrastructure, including public transit. The site is located within an intensification Avenue , which is well served by existing transit services. It is also close to major recreational and commercial amenities and employment uses. In this regard, the residential population to be added through the proposed redevelopment will be able to take advantage of these amenities and opportunities.

within the existing and planned built form. The proposed design includes significant setbacks and landscape buffers that create an appropriate transition to the low-rise buildings to the north.

It is our opinion that the proposed development represents good planning and urban design, and, accordingly, the applications should be approved.

From a built form and urban design perspective, the proposal will contribute to the ongoing evolution of Avenues to create vibrant main streets in Toronto. The proposed buildings will fit harmoniously

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