316 Bloor Street West - Zoning Amendment Application- Preliminary Report

Transcription

1 STAFF REPORT ACTION REQUIRED 316 Bloor Street West - Zoning Amendment Application- Preliminary Report Date: May 20, 2015 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community Planning, Toronto and East York District Ward 20 Trinity-Spadina STE 20 OZ SUMMARY The application proposes a 42-storey, 132 metre high (excluding mechanical penthouse) mixeduse building with 535 residential units and 264 square metres of retail space. The 3-level underground parking garage has 29 parking spaces and 7 car-share spaces. The proposed density is 22.8 times the area of lot. This report provides preliminary information on the application and seeks Community Council's direction on its further processing and the community consultation process. This report also seeks Community Council's direction for City Planning staff to undertake a Bloor Corridor/Annex Block Study of this section of Bloor Street West to assist in assessing appropriate height and massing of development on this site and adjacent properties. A Community Meeting is targeted for September A Final Report is targeted for the fourth quarter of 2015 assuming that the applicant provides all required information in a timely manner. Staff report for action 316 Bloor St West -Preliminary Report 1

2 RECOMMENDATIONS The City Planning Division recommends that: 1. Staff be directed to schedule a community consultation meeting for the lands at 316 Bloor Street West together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the site. 3. Notice for the public meeting under the Planning Act be given according to the regulations of the Planning Act. 4. City Planning staff be requested to undertake a Bloor Corridor/Annex Block Study of properties on the north side of Bloor Street West, between St. George Street and Walmer Road, to assist in assessing the appropriate height and massing for the proposed development at 316 Bloor Street West and adjacent properties. Financial Impact The recommendations in this report have no financial impact. DECISION HISTORY There have been no recent Planning Act applications at this site. Consultation A pre-application consultation meeting with the applicant was held on Friday, June 6, 2014 to discuss complete application submission requirements. Staff raised concerns about the proposed building height, potential shadow impact and unit sizes. At a follow-up meeting with the applicant on July 8, 2014, staff advised of the need to reduce the overall height of the proposal and to further study its impacts. A community consultation meeting was hosted by Councillor Cressy on April 2, 2015 after the application was submitted. The meeting was well attended by approximately 160 local residents who had several concerns with the proposal, including: building height, shadow impact, lack of parking, precedent of a tall tower on Bloor Street, impact on Paul Martel park, and mix of unit types (oriented to singles). Residents also raised the need for a block study to determine appropriate height and built form on the site. ISSUE BACKGROUND Proposal The application proposes a mixed-use building of 42 storeys (138 metres including mechanical penthouse), consisting of a 6-storey base with street-related retail uses, and 36-storey tower above (see Attachments 2-5, Elevations). The proposed building has a gross floor area of 24,265 m 2 (24,001m 2 of residential, 264 m 2 of retail). Staff report for action 316 Bloor St West -Preliminary Report 2

3 The development proposes a total of 535 residential units consisting of 383 (72%) bachelor units and 152 (28%) one-bedroom units. The typical size of the bachelor units is 33.6 square metres and of the one-bedroom units is 53.5 square metres. Building Base The base of the building frames the street edges of Bloor Street West (south elevation) and Madison Avenue (west elevation), and is 16 metres in height stepping back about approximately 1 metre and then up to 25 metres in height. On Bloor Street West, the 7.0 metre high ground floor retail commercial space will be set back 1.3 to 1.5 metres, with a further 2.3 metre deep notch at the southeast corner of the building by the commercial entrance. On Madison Avenue (east elevation), the ground floor will be built to the street line, except for a 1.8 metre deep notch at the southeast corner. The 2 nd and 3 rd floors will cantilever over the ground floor to the Bloor Street West (south elevation) lot line, except for a 3.4 metre deep by 8.1 metre wide notch at the southeast corner. The 4 th to 6 th floors will stepback approximately 1.3 to 1.7 metres from the 2 nd and 3 rd floors below. On Madison Avenue (east elevation), the 4 th to 6 th floors will stepback approximately 1.0 metre. The west wall (west elevation) of the base of the building extends to the property line and is a minimum of 25 metres in height for the first third of building running south to north. The remaining two thirds of the west end of the base is 12.6 metres high and has a 5.5 metre stepback above the 2 nd floor. The stepback allows for a terraced outdoor amenity area on the rear two thirds of the building located at the 3 rd floor level. This provides a 5.5 metre setback to the westfacing windows of residential units on the 4 th to 6 th floors. The north wall (north elevation), at the ground floor level will be set back 7.5 to 7.9 metres, varying due to the angled property line, in order to accommodate driveway access to the loading/servicing area and the ramp to the underground garage. Above the ground floor, the base building will be set back 3.1 to 3.5 metres from the north lot line, and will partially cantilever over the driveway. Building Tower The entire seventh floor consists of indoor and outdoor amenity space. The outdoor amenity space provides for an architectural reveal. Above the 7 th floor the tower has no stepbacks on 3 sides with the exception of the Bloor Street West (south elevation) where there is a 2.1 metres stepback for two thirds of the building and cantilever of approximately 1.3 metres on the notch at the southeast corner. Staff report for action 316 Bloor St West -Preliminary Report 3

4 The proposed amenity space for residential use is outlined in the following table: Indoor Amenity Space Outdoor Amenity Space Amenity Space Proposed 397 m 2 (2 nd floor) 746 m 2 (3 rd floor) 431 m 2 (7 th floor) 47 m 2 (mechanical penthouse level) Total 1621 m m 2 (3 rd floor) 222 m 2 (7 th floor) 165 m 2 (mechanical penthouse level) Total 514 m 2 Zoning By-law Standard 1,070 m 2 or 2m 2 per unit 1,070 m 2 or 2m 2 per unit Overall the intent of the amenity space requirement is met. However, there is a large shortfall for outdoor amenity space, but the indoor amenity requirement is exceeded. Pedestrian access to the residential lobby is at Madison Avenue. The street-related retail space is accessed from Bloor Street West. (refer to Attachment 1: Site Plan). Vehicular access is proposed from a driveway off Madison Avenue at the northeast corner of the site. The proposed 3-level underground garage has 29 parking spaces and 7 car-share spaces (equivalent to an additional 21 parking spaces). A 'Type G' loading space is proposed inside the building and will be screened from the street. A total of 535 bicycle parking spaces (one per residential unit) will be provided at grade, and on the 2 nd floor and 2 nd floor mezzanine level. Site and Surrounding Area The rectangular-shaped site is located on the northwest corner of Bloor Street West and Madison Avenue. It is 1,064 square metres in area, and has a frontage of approximately 25.9 metres on Bloor Street West and 41.2 metres on Madison Avenue. The site is currently occupied by a vacant 3-storey office building with a rear fenced and gated 17-space parking lot accessed from Madison Avenue. The building was occupied by the Canadian Restaurant and Foodservices Association (now Restaurants Canada) until June Uses and structures near the site include: North: A 6.25 metre wide private driveway for rear access to Bloor Street West. On the north side of the laneway is Paul Martel Park (formerly Ecology Park), a public park. Further north at 12 Madison Avenue are professional offices (2.5 storeys), at 14 Madison Staff report for action 316 Bloor St West -Preliminary Report 4

5 Avenue is the Madison Pub (2.5 storeys), at 20 Madison Avenue is the Madison Manor Boutique Hotel (2.5 storeys), at 22 Madison Avenue is the Theta Delta Chi Fraternity (3 storeys), and at 28 Madison Avenue is the Bereaved Families of Ontario (3 storeys). South: Across Bloor Street West at 371 Bloor Street West is the 4-storey University of Toronto Schools (UTS) building which occupies the entire block. It was built in 1910 and expanded between 1924 and 1949, and is a historical listed building. East: Across Madison Avenue at 310 Bloor Street West is Tartu College, an 18-storey student residence built in 1969 that has 460 student rooms, with a City-owned parking lot behind it. At 11 Madison Avenue is a Buddhist Temple (owned by Tartu College). Further east at 300 Bloor Street West is Bloor Street United Church, a listed heritage building, built in West: A 3-storey mixed use building at Bloor Street West that has retail stores and services at grade (Yuki Japanese restaurant, Noah's Natural Foods., Second Cup and Fresh on Bloor), commercial office uses on the 2 nd floor and apartments on the upper floor. Further west at 328 Bloor Street West is a 2-storey mixed-use building (Pizza Pizza). At 332 Bloor Street West is 2-storey commercial building (Scotiabank) and directly north of it is the east entrance to the Spadina subway station and the TTC bus station. Provincial Policy Statement and Provincial Plans The Provincial Policy Statement (PPS), 2014 provides policy direction on matters of provincial interest related to land use planning and development. These policies support the goal of enhancing the quality of life for all Ontarians. Key policy objectives include: building strong healthy communities; wise use and management of resources and protecting public health and safety. The PPS recognizes that local context and character is important. Policies are outcomeoriented, and some policies provide flexibility in their implementation provided that provincial interests are upheld. City Council's planning decisions are required to be consistent with the PPS. The Growth Plan for the Greater Golden Horseshoe provides a framework for managing growth in the Greater Golden Horseshoe including: directions for where and how to grow; the provision of infrastructure to support growth; and protecting natural systems and cultivating a culture of conservation. City Council s planning decisions are required to conform, or not conflict, with the Growth Plan for the Greater Golden Horseshoe. Staff will review the proposed development for consistency with the PPS and for conformity with the Growth Plan for the Greater Golden Horseshoe. Official Plan The site is designated as Mixed Use Areas in the Official Plan. It is within the Downtown and Central Waterfront on Map 2, the Urban Structure map of the Official Plan. Staff report for action 316 Bloor St West -Preliminary Report 5

6 The policies in Chapter 3 of the Plan complement and support the City's growth strategy by integrating social, economic and environmental perspectives in decision-making to create an attractive City, with a strong economy and liveable communities. The application will be evaluated using the Built Form policies of Section of the Plan which address how the development improves the public realm, and is massed harmoniously into the planned context of the neighbourhood and the City. New developments will be massed to define the edges of the edges of streets, parks and open spaces at good proportions. Taller buildings will be located to ensure adequate access to sky view for the proposed and future use of these areas. Section (b) directs the City to designate areas with a concentration of heritage resources as Heritage Conservation Districts and adopt conservation and design guidelines to maintain and improve their character. The site is just south of the boundary of the proposed Madison Avenue Heritage Conservation District (HCD). The Mixed Use Areas designation provides for a broad range of commercial, residential and institutional uses, in single-use or mixed-use buildings, as well as parks and open spaces and utilities. Development in Mixed Use Areas is subject to a number of development criteria to: locate and mass new buildings to provide a transition between areas of different development intensity and scale; provide appropriate setbacks and/or stepping down of heights, particularly towards lower scale Neighbourhoods; locate and mass new buildings to limit shadow impacts on adjacent Neighbourhoods particularly during the spring and fall equinoxes; locate and mass new buildings to frame the edges of streets and parks with good proportion and maintain sunlight and comfortable wind conditions for pedestrians, on streets, parks and open spaces; and provide good site access and circulation and an adequate supply of parking for residents and visitors. Area Specific Policy 334 (Bloor Corridor Visioning Study) At its meeting of July 19 to 26, 2005 City Council adopted a recommendation to initiate a community-based "Visioning Study" for Bloor Street West between Avenue Road and Christie Street. The Study subsequently undertaken divided the area into two phases. Phase 1- Bloor St. W. between Avenue Road and Bathurst Street. This section of Bloor Street West was the subject of the visioning study. Phase 2 Bloor St. W. between Bathurst St. and Christie St. was put on hold for the future study. The study process, which included research and various public consultation meetings, took place between March 2007 and May The consultant's Bloor Corridor Visioning Study report was released in May It was further refined and released in the form of a staff report to Toronto and East York Community Council as the Bloor Corridor Visioning Study - Draft Official Plan Amendment and Urban Design Guidelines, dated October 22, Staff report for action 316 Bloor St West -Preliminary Report 6

7 On December 7, 2009, City Council adopted Official Plan Amendment No. 98 (By-law ) which adds Area Specific Policy 334 pertaining to properties on Bloor Street West between Avenue Road and Bathurst Street. The Bloor Corridor Visioning Study: Avenue Road to Bathurst Street, Toronto Urban Design Guidelines, November 2009, were also adopted. Area Specific Policy 334 provides general direction for development along the Bloor Corridor. It also addresses streetscaping initiatives and the re-designation of Ecology Park (now Paul Martel Park) from Mixed Use Areas to Parks and Open Spaces Areas. Built Form Area Specific Policy 334 divides Bloor Street West, between Avenue Road and Bathurst Street, into a series of nodes and precincts. It requires new development to respond to the function and character of these unique areas with built form that generally provides for a transition in height, density and scale from higher buildings in the east to a low-rise, main street character in the west, with nodes of development at key intersections near transit hubs. The subject site is located in the Spadina Node as illustrated on Map 1-Nodes and Precincts. Link: Area Specific Policy Unit Mix Area Specific Policy 334 speaks to a diversity of housing types and tenures. It calls for support for the continued diversity of the Bloor Corridor population, and encourages a range of housing types and tenures. New residential development in the Bloor Corridor is encouraged to include a mix of unit sizes to provide housing opportunities for a range of households, including those with children. Heritage Area Specific Policy 334 states that development will respect, conserve and reinforce heritage buildings and features throughout the Bloor Corridor. New buildings will provide appropriate transition through setbacks, stepbacks and stepping down of height in order to protect adjacent heritage elements, significant views and distinctive characteristics of Heritage Conservation Districts. Significant Views Development within the Bloor Corridor will be subject to a view corridor analysis completed to the satisfaction of the City, to preserve and enhance views of the Connaught Laboratories spire at 1 Spadina Crescent, when viewed from the south. Zoning On May 9, 2013, City Council enacted city-wide Zoning By-law , currently under appeal at the Ontario Municipal Board. Both Zoning By-law and former City of Toronto Zoning By-law currently apply to the site. Staff report for action 316 Bloor St West -Preliminary Report 7

8 In Zoning By-law , the site is zoned CR 3.0 (c2.0;r2.5) SS2 (x2615) with a height limit of 18.0 metres and a maximum density of 3 times the area of the lot. In Zoning Bylaw , as amended, the site is zoned MCR T3.0 C2.0 R2.5 and has the same maximum height and density as the CR zone in By-law Both the CR and MCR zones permit a broad range of residential and commercial uses. Site Plan Control The proposal is subject to Site Plan Control. An application has not been submitted. Tall Building Design Guidelines In May 2013, City Council adopted the updated city-wide Tall Building Design Guidelines and directed Planning staff to use them in the evaluation of tall building applications. The Guidelines establish a unified set of performance measures for tall building proposals to ensure they fit their context and minimize local impacts. The Guidelines are available at: This site is also subject to the Downtown Tall Buildings: Vision and Supplementary Design Guidelines (adopted by City Council in July 2012 and consolidated with the city-wide Tall Building Design Guidelines May 2013). This document identifies where tall buildings belong in Downtown, and establishes a framework to regulate their height, form and contextual relationship to their surroundings. The Downtown Vision Height Map shows a height range of 47 to 77 metres or 15 to 25 storeys. It is used with the city-wide Tall Building Design Guidelines to evaluate tall building proposals in Downtown, and is available at: Bloor Corridor Visioning Study: Toronto Urban Design Guidelines The Bloor Corridor Urban Design Guidelines were approved by City Council in December 2009, for Bloor Street West from Avenue Road to Bathurst Street. They define an urban structure along Bloor Street West with distinct nodes and precincts, and provide principles for responsible and sensitive development, and direction for improvements to the public realm. Main planning objectives of the Urban Design Guidelines include: - Provide a vision of the desired urban structure for the area and a framework for development; - Define appropriate relationships between buildings and the public realm; - Provide appropriate built form guidance addressing matters such as setbacks and massing; - Identify opportunities to improve the public realm; and - Provide a tool, which can be used in evaluating applications for site plan approval and rezoning, as well as for co-ordinating public improvements. Staff report for action 316 Bloor St West -Preliminary Report 8

9 The Bloor Corridor Urban Design Guidelines also provide a figure that illustrates the general pattern of decreasing building heights going west from the Bloor/Yonge Street intersection to the Bloor/Walmer Road intersection. (see Figure 15 on page 42). Link: Bloor Corridor Visioning Study: Toronto Urban Design Guidelines or_visioning_udg.pdf Bloor Corridor/Annex Block Study St. George St. to Walmer Road Planning staff are of the opinion that a Bloor Corridor/Annex Block Study of properties on the north side of Bloor Street West between St. George Street and Walmer Road is warranted to assist in reviewing this and future applications in the Spadina Node and adjacent properties. In the past year, there have been several inquiries regarding tall buildings in the proposed study area, that exceed its planned context for building height and do not meet the appropriate setbacks from any property line. At the Councillor's community meeting on April 2, 2015 on this application, there was support from the community and the developer of the site for a Bloor Corridor/Annex Block Study to be prepared by City Planning staff. Therefore, this report recommends that Toronto and East York Community Council direct staff to conduct the block study in conjunction with and to inform the review of this application. West Annex (Madison Avenue) Proposed Heritage Conservation District Madison Avenue, between Bloor Street West and Dupont Street, is an important street within the West Annex. Madison Avenue contains a series of fine residential buildings built in a rich period of Toronto architecture between by prominent Toronto architects and builders of the time. At a meeting on April 4, 2004, the Annex Residents' Association (ARA) and property owners of Madison Avenue expressed interest in carrying out the studies required for City Council to consider designating Madison Avenue as a Heritage Conservation District (HCD) under Part V of the Ontario Heritage Act. As a result, City Council authorized an HCD study area for Madison Avenue at its meeting on October 28, Over the past ten years, the Annex Residents' Association in consultation with a Heritage Consultant, Catherine Nasmith, prepared the 'Madison Avenue Heritage Conservation District Study & Plan'. At a Community Consultation meeting held on April 13, 2015 by Councillor Joe Cressy and City Planning staff, the Annex Residents' Association's Madison Avenue Heritage Conservation District Study & Plan' report was presented. A discussion with the community of the study's details and effects was led by City Planning staff at the meeting. The meeting was well attended and there was strong interest in moving forward to the next step of staff preparing a report recommending adoption of the HCD Study & Plan and designation of Madison Avenue as a Heritage Conservation District. This staff report will be presented first to Staff report for action 316 Bloor St West -Preliminary Report 9

10 the Toronto Preservation Board, and if adopted it would proceed to Toronto and East York Community Council. If adopted by Community Council, the report will go to City Council for consideration of designation of Madison Avenue as an HCD under Part V of the Ontario Heritage Act. TOcore On May 13, 2014, Toronto and East York Community Council considered a staff report regarding 'TOcore: Planning Toronto's Downtown', along with a related background document entitled 'Trends and Issues in the Intensification of Downtown'. The reports are available at: 71d60f89RCRD TOcore is looking at how Toronto's Downtown should grow, with both a renewed planning framework and the necessary infrastructure to remain a great place to live, work, learn and play. TOcore is in its initial 'taking stock' phase, which involves an analysis of existing conditions, growth trends and priority issues in the Downtown. The review of this application will be informed by the issues being considered under TOcore. Tree Preservation Two street trees are located along Madison Avenue adjacent to the site. The Landscape Plan prepared by NAK Design Group proposes their replacement by 3 new trees on Madison Avenue and 2 new trees on Bloor Street West. Urban Forestry will review the proposed tree replacement. Reasons for the Application The application proposes a mixed-use building with a height of 138 metres (including mechanical penthouse) and a density of 22.8 times the area of the lot. A Zoning By-law amendment is required as the proposal exceeds the maximum permitted height and density in the Zoning By-laws of 18 metres and 3 times the area of the lot. Through the review of this application, staff may identify additional areas of non-compliance with the Zoning By-laws, such as parking requirements. COMMENTS Application Submission The following reports/studies were submitted with the application: - Architectural Plans, including Landscape Plans and Survey - Sun Shadow Analysis and Building 3D Mass Model - Planning Rationale Report - Draft Zoning By-law Amendments (By-laws and ) - Community Services and Facilities Study Staff report for action 316 Bloor St West -Preliminary Report 10

11 - Tree Preservation Plan - Green Roof Plan - Pedestrian Level Wind Study - Transportation Impact Study - Noise and Vibration Feasibility Study - Toronto Green Standards Checklist - Stage 1 Functional Servicing and Stormwater Management Report - Compact Unit Layout Examples A Notification of Complete Application was issued on March 5, Issues to be Resolved Based on a preliminary review, Planning staff have a number of major concerns with this proposal and do not support the application in its current form. At this time, Planning staff recommend that while the technical review of the application proceed and a community meeting be held, staff undertake a block study of the north side of Bloor Street between St. George Street and Walmer Road to determine appropriate height, massing and other relevant planning objectives for the site. A summary of staff's concerns is provided below. Height, Massing and Density At 22.8 times the area of the lot, the overall density and massing of the proposed development is excessive. This density and this form is clearly not representative of the norm for this area. Staff will assess the proposed 42-storey tower including its base, in terms of height, scale, tower setback, massing, siting, density and overall fit in the Bloor Corridor's Spadina Node and adjacent areas. The tower's siting will be assessed to ensure proper separation from any future towers on adjacent properties. The proposed 5.5 metre tower setback to the west property line and 3.1 to 3.5 metre setback to the north property line are of concern. The Tall Building Guidelines state that if it is not feasible to construct a tower on a site after applying its setbacks and stepbacks, the site may be too small for a tall building. Sites that are too small to accommodate the minimum tower setbacks and stepbacks can result in negative impacts on the quality of the public realm, neighbouring properties, the living and working conditions for the building occupants, and the overall liveability of the City. The Official Plan states that new development will be massed and its exterior façade will be designed to fit harmoniously into its existing and/or planned context. Its impact on the neighbouring streets, parks, open spaces and properties will be limited by massing new buildings to frame adjacent streets and open spaces in a way that respects the existing and/or planned street proportion. The proposed massing does not fit its existing or planned context. Staff will study the height and density of the proposed development in terms of its compliance with Site and Area Specific Policy 334 and other considerations set out in the Official Plan and Bloor Corridor Visioning Study: Toronto Urban Design Guidelines. Staff report for action 316 Bloor St West -Preliminary Report 11

12 Planning staff are reviewing the applicant's shadow study to assess the shadow impacts on the adjacent public park, heritage buildings and adjacent mixed use areas. Tall Building Guidelines The site is located on a section of the Bloor Street West that is identified in the Tall Building Guidelines: Vision and Supplementary Design Guidelines (Map 3) as a High Street appropriate for a base and tower combination form of building. A key concern of City Planning staff is the height of the tower and its spacing from adjacent properties. The height range for this area, between Walmer Road and Bedford Road, is 47 to 77 metres as identified on Map 2 of the Guidelines. This would allow for a building of 15 to 25 storeys on this section of Bloor Street West, subject to meeting the performance standards for tall buildings. The 42-storey proposal greatly exceeds the height allowed in the Supplementary Guidelines. The applicant's Planning Rationale report references a section of the Supplementary Design Guidelines that provides for additional height to be considered at the four corners of a subway station, where its contextually appropriate and where impact on heritage properties is respected. In such cases, the Guidelines allow for up to an additional 30 metres or 10 storeys higher than the surrounding existing heights. Planning staff will assess the applicability of this guideline and conduct a detailed review to understand the impact of the proposed building on the adjacent properties. The Downtown Tall Building Guidelines and Supplementary Design Guidelines (Section 1.3) establish three mitigating factors that take precedence over heights assigned to High Streets. The presence of any of these factors overrides the ability to locate a tall building on a particular site if it is deemed to negatively impact any of the following: heritage properties located on or adjacent to the development site; sunlight on parks and open spaces; and, views of prominent and heritage properties, structures and landscapes. Further, Section 3.2 Supplementary Design Guideline #2 calls for locating and designing tall buildings to not cast new net shadows on all parks located within and adjacent to the areas subject to the Supplementary Design Guidelines, between 12 noon and 2:00 pm on September 21 st with the exception of Signature Parks/Open Spaces (e.g. Allan Gardens). Heritage The site was part of a recently completed Heritage Conservation District (HCD) study area as discussed above. The proposed Madison Avenue HCD boundary directly abuts the subject site. Planning staff have concerns with the visual and shadow impact due to the scale of the proposed building tower on both listed heritage buildings on Madison Avenue and the proposed Heritage Conservation District itself. Section 37 Section 37 of the Planning Act allows the City to enter into an agreement with an applicant to grant a height and/or density increase for a particular project that is greater than the zoning by- Staff report for action 316 Bloor St West -Preliminary Report 12

13 law would otherwise permit in return for community benefits. Details of a Section 37 Agreement between the applicant and the City would be considered, in consultation with the Ward Councillor, if a project is ultimately considered to be good planning and recommended for approval. Toronto Green Standard The Toronto Green Standard (TGS) is a tool to implement the broader environmental policies of the Official Plan. The TGS Checklist has been submitted by the applicant and is currently under review by City staff for compliance with the Tier 1 performance measures. Additional Issues Additional issues may be identified through the review of the application, agency comments and the community consultation process. CONTACT Barry Brooks, Senior Planner Tel. No. (416) bbrooks@toronto.ca SIGNATURE Gregg Lintern, MCIP RPP Director, Community Planning Toronto and East York District (P:\2015\Cluster B\pln\TEYCC\ doc)vc ATTACHMENTS Attachment 1: Site Plan Attachment 2: South Elevation Attachment 3: East Elevation Attachment 4: North Elevation Attachment 5: West Elevation Attachment 6: Artist Rendering Attachment 7: Zoning Map Attachment 8: Zoning Map Attachment 9: Official Plan Attachment 10: Application Data Sheet Attachment 11: Bloor Corridor/Annex Block Study Map Staff report for action 316 Bloor St West -Preliminary Report 13

14 Attachment 1: Site Plan Staff report for action 316 Bloor St West -Preliminary Report 14

15 Attachment 2: South Elevation Staff report for action 316 Bloor St West -Preliminary Report 15

16 Attachment 3: East Elevation Staff report for action 316 Bloor St West -Preliminary Report 16

17 Attachment 4: North Elevation Staff report for action 316 Bloor St West -Preliminary Report 17

18 Attachment 5: West Elevation Staff report for action 316 Bloor St West -Preliminary Report 18

19 Attachment 6: Artist Rendering Staff report for action 316 Bloor St West -Preliminary Report 19

20 Attachment 7: Zoning (By-law ) Staff report for action 316 Bloor St West -Preliminary Report 20

21 Attachment 8: Zoning (By-law ) Staff report for action 316 Bloor St West -Preliminary Report 21

22 Attachment 9: Official Plan Staff report for action 316 Bloor St West -Preliminary Report 22

23 Attachment 10: Data Sheet Application Type Rezoning Application Number: STE 20 OZ Details Rezoning, Standard Application Date: January 26, 2015 Municipal Address: Location Description: Project Description: 316 BLOOR ST W PLAN M2 PT LOT 4 RP 66R7561 PART 1 **GRID S storey mixed use building with at grade commercial space and 535 apartment units. Applicant: Agent: Architect: Owner: Bousfields Inc. 3 Church St. #200,Toronto PLANNING CONTROLS Peter Smith Bousfields Inc. David Butterworth KIRKOR 20 Martin Ross Ave. Toronto 316 BLOOR WEST TORONTO DEVELOPMENTS LTD Official Plan Designation: Mixed Use Areas Site Specific Provision: Site and Area Policy 334 Zoning: CR 3.0 (c2.0; r2.5) SS2 (x2615) Historical Status: N Height Limit (m): 18 Site Plan Control Area: Y PROJECT INFORMATION Site Area (sq. m): Height: Storeys: 42 Frontage (m): 25.9 Metres: Depth (m): 41.1 Total Ground Floor Area (sq. m): 663 Total Total Residential GFA (sq. m): Parking Spaces: 29 Total Non-Residential GFA (sq. m): Loading Docks 1 Total GFA (sq. m): Lot Coverage Ratio (%): 62.3 Floor Space Index: 22.8 DWELLING UNITS FLOOR AREA BREAKDOWN (upon project completion) Tenure Type: Condo Above Grade Below Grade Rooms: 0 Residential GFA (sq. m): Bachelor: 383 Retail GFA (sq. m): Bedroom: 152 Office GFA (sq. m): Bedroom: 0 Industrial GFA (sq. m): Bedroom: 0 Institutional/Other GFA (sq. m): 0 0 Total Units: 535 CONTACT: PLANNER NAME: Barry Brooks, Senior Planner TELEPHONE: (416) Staff report for action 316 Bloor St West -Preliminary Report 23

24 Attachment 11: Bloor Corridor/Annex Block Study Staff report for action 316 Bloor St West -Preliminary Report 24