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The Future of Bloor Street West Potential Development Sites

(Ossington Ave to Barrie GO Line) 215 Spadina Ave Suite #400 Toronto, ON M5T 2C7 info@smartdensity.com


Methodology

The constrains analysis focuses on the physical conditions of properties along the study area. Sites that are likely not suitable for re-development have been eliminated. For the remaining study area, we assumed assembly of no more than three separate lots.

Shallow Lots 4+ Storeys Existing Buildings Current development applications Heritage Buildings Large Sites Subway Station Entrance (Primary and Secondary) Study Area


Bloor Street West has not yet seen the intense level of development that we expect to find on a rapid transit corridor. With the current City policy and guidelines, the corridor is expected to accommodate re-development mainly in the form of mid-rise buildings. Beyond the mid-rise form, there are two sites within the study area and four sites along Bloor Street West that are candidates for higher levels of intensification due to their size, context, and location on the Bathurst, Dufferin, Lansdowne and Dundas West Subway stations.


Site #1: 1122-1130 Bloor Street West

Retail + Office

Dufferin St

Lansdowne Ave

1

# of Parcels 1

Site Area Height (Storeys)  (m²)  (ft²) 3 1,169.0 12,583

Frontage Depth (m) (m) 34.53 34.19

Distance to  Subway St 0 m to Dufferin

Lane‐ way? +

Proposed Building Type Mid‐rise

Height (Storeys) (m) 6 19.5

GFA FSI (m²)  (ft²) 4,317.0 46,468 3.69

Ossington Ave

Site #

Site Data Existing Use

Location within Study Area Mixed Use Areas Neighbourhoods Parks

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Official Plan Urban Structure Map

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Official Plan Land Use Map

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Site #2: 992-1000 Bloor Street West # of Parcels 3

Retail + Res.

Site Area Distance to  Height Frontage Depth Subway St (Storeys)  (m²)  (ft²) (m) (m) 2 1,145.2 12,327 31.29 36.6 400 m to Ossington

Dufferin St

Lansdowne Ave

2

Site Data Existing Use

Lane‐ way? +

Proposed Building Type Mid‐rise

Height GFA FSI (Storeys) (m) (m²)  (ft²) 6 19.5 4,410.8 47,478 3.85

Ossington Ave

Site #

Location within Study Area Mixed Use Areas Neighbourhoods Parks

Official Plan Land Use Map

Official Plan Urban Structure Map

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Site #3: 972-978 Bloor Street West Existing Use

972‐978 Bloor St W

Retail + Res.

Site Area Distance to  Height Frontage Depth Subway St (Storeys)  (m²)  (ft²) (m) (m) 1‐3 1,685.1 18,138 34.53 48.80 350 m to Ossington

# of Parcels 2

Dufferin St

Lansdowne Ave

3

Site Data Address

Lane‐ way? +

Proposed Building Type Mid‐rise

Height GFA FSI (Storeys) (m) (m²)  (ft²) 6 19.5 6,071.3 65,351 3.60

Ossington Ave

Site #

Location within Study Area Mixed Use Areas Neighbourhoods Parks

Official Plan Land Use Map

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Site #4: 892-900 Bloor Street West Frontage Depth (m) (m) 29.92 30.53

Distance to  Subway St 0 m to Ossington

Lane‐ way? +

Proposed Building Type Tall Building

Height (Storeys) (m) 16 49.5

GFA FSI (m²)  (ft²) 9,596.0 103,290 10.51

Ossington Ave

Retail + Res. Lansdowne Ave

4

# of Parcels 3

Site Area Height (Storeys)  (m²)  (ft²) 1‐2 913.5 9,832

Dufferin St

Site #

Site Data Existing Use

Location within Study Area Mixed Use Areas Neighbourhoods Parks

Note: The proposal for a 16-storey Tall building is based on an interpretation of the Four Corners Study (done for Bloor and Bathurst). The proposed height and GFA are higher than allowed by the Avenue and Mid Rise Study Guidelines.

Official Plan Land Use Map

Official Plan Urban Structure Map

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Site #5: 923-927 Bloor Street West Existing Use

923‐927 Bloor St W

Parking, Retail

# of Parcels 2

Site Area Distance to  Height Frontage Depth Subway St (Storeys)  (m²)  (ft²) (m) (m) 0‐2 1,267.0 13,638 34.95 36.69 160 m to Ossington

Dufferin St

Lansdowne Ave

5

Site Data Address

Lane‐ way? +

Proposed Building Type Mid‐rise

Height GFA FSI (Storeys) (m) (m²)  (ft²) 6 19.5 4,734.3 50,960 3.74

Ossington Ave

Site #

Location within Study Area Mixed Use Areas Neighbourhoods Parks

Official Plan Land Use Map

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Site #6: 1015-1019 Bloor Street West

Retail, Office, Res.

# of Parcels 3

Site Area Distance to  Height Frontage Depth Subway St (Storeys)  (m²)  (ft²) (m) (m) 2‐3 905.8 9,750 29.6 30.6 400 m to Oss./Dufferin

Dufferin St

Lansdowne Ave

6

Site Data Existing Use

Lane‐ way? +

Proposed Building Type Mid‐rise

Height GFA FSI (Storeys) (m) (m²)  (ft²) 6 19.5 3,818.7 41,104 4.22

Ossington Ave

Site #

Location within Study Area Mixed Use Areas Neighbourhoods Parks

Avenues

Official Plan Urban Structure Map

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Official Plan Land Use Map

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Site #7: 1041-1045 Bloor Street West # of Parcels 3

Office, Res.

Site Area Distance to  Height Frontage Depth Subway St (Storeys)  (m²)  (ft²) (m) (m) 2 1,497.6 16,120 31.35 47.77 350 m to Dufferin

Dufferin St

Lansdowne Ave

7

Site Data Existing Use

Lane‐ way? ‐

Proposed Building Type Mid‐rise

Height GFA FSI (Storeys) (m) (m²)  (ft²) 6 19.5 3,291.8 35,432 2.20

Ossington Ave

Site #

Location within Study Area Mixed Use Areas Neighbourhoods Parks

Official Plan Land Use Map

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Master Plan Vision #1: Bloor Dufferin We created a diagonal shortcut through the site that connects the intersection of Bloor St. and Dufferin St. to the mall. In addition to improving the pedestrian experience, this shortcut makes retail in the interior of the block viable by bringing in people on their way to the mall. The diagonal shortcut was designed as a series of open courtyards between the historic building and new buildings, and the scale and enclosure of these courtyards together with the contrast of old and new provide a unique public realm.


Towers height maximum within angular plane


The historic Kent school building was preserved in its whole by shifting the density that was proposed to be added on top of the building to other parts of the site. By retaining the entire building, we gained multiple benefits: the community got to keep the historic monument; the new development could now enjoy the presence of the adjacent historic building which backs to the development; and by avoiding a complicated and costly addition on top of a 100-year old building, more resources could be allocated to the public realm.


Site #8: 1219- 1227 Bloor Street West # of Parcels 2

Retail + Res.

Site Area Distance to  Height Frontage Depth Subway St (Storeys)  (m²)  (ft²) (m) (m) 2 898.0 9,666 29.5 30.44 80 m to Landsdowne

Dufferin St

Lansdowne Ave

8

Site Data Existing Use

Lane‐ way? +

Proposed Building Type Mid‐rise

Height GFA FSI (Storeys) (m) (m²)  (ft²) 6 19.5 3,516.8 37,854 3.92

Ossington Ave

Site #

Location within Study Area Mixed Use Areas Neighbourhoods Parks

Official Plan Land Use Map

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Official Plan Urban Structure Map

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Section B-B

Lansdowne Ave

St Helens Ave

Barrie GO Line Section A-A

Future GO Station

Master Plan Vision #2: Bloor Lansdowne

Bloor Street West


In the current configuration, the street goes under the railway bridge and offers an unpleasant walk next to a blank wall. We proposed to turn this condition into an opportunity, by introducing a program at the lower level that opens into the lower portion of Bloor St., and provides a direct connection to the park above. This allows retail to work well in two levels by utilizing the pedestrian movement.

Existing Condition

Railways

Section B-B

Section A-A Proposed

GO Station

Trail

Bike Path

Park

Retail Plaza


Site #9: 1334-1340 Bloor Street West

1334‐1340 Bloor St W

Parking, Retail+Res.

# of Parcels 3

Site Area Distance to  Height Frontage Depth Subway St (Storeys)  (m²)  (ft²) (m) (m) 0‐2 1,268.3 13,652 33.35 38.03 180 m to Landsdowne

Lane‐ way? +

Proposed Building Type Mid‐rise

Height GFA FSI (Storeys) (m) (m²)  (ft²) 6 19.5 3,501.8 37,692 2.76

Ossington Ave

Existing Use

Lansdowne Ave

9

Site Data Address

Dufferin St

Site #

Location within Study Area Mixed Use Areas Neighbourhoods Parks

Avenues

Official Plan Land Use Map

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Potential Development Sites Bloor st W by Smart Density  
Potential Development Sites Bloor st W by Smart Density  
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