2803 Dundas Street West
Avenue Segment
Study
Presentation Outline
1.
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3.
4.
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6.
Study Area and Proposal
Policy Context
Character Area Response Statement
Precedent Projects
Identification of Potential Soft Sites
Conclusion
Study Area Boundaries
Avenue Segment Area
• Keele Street to the west and Dupont Street to the east
• Comprised of small format low and mid-rise main street buildings
• Inter-mixed with a few larger format buildings
Study Area Boundaries
Secondary Study Area
• Keele Street to the west, CN Rail / GO Transit to the north, Dupont Street to the
east, and Annette Street to the south
• Primarily comprised of single family homes with some secondary commercial, office
and institutional uses
The Proposal
Physical Context
• large site at the southeast corner of
Dundas Street West and Indian Grove
(1,729.5sm)
• Segment is identified as an “Avenue” in
the Official Plan with a Mixed Use
designation
• Accessible by public transit and a range
of community services
• Appropriate site for mid-rise
development
The Proposal
Specifications
• 23 metre (7 storey) mixed use building
• 105 residential units
• Total GFA of 9,093 sm
• 40 vehicular and 79 bicycle parking spaces
• Parking and servicing access provided by
rear lane
The Proposal
Dundas Street West
Indian Grove
At-Grade Condition and Setbacks
• Contains 663 square metres of
retail uses along Dundas Street
West with ground floor height of
5.0 metres
• 7.5 metre rear property setback
allows for lane
• Varying side property setback of
0-2 metres creates transition to
adjacent low-rise residential
dwellings
• Townhomes and live/work units
create active uses along
adjacent street / lane
Lane
The Proposal
Height
• Appropriate height and
massing given surrounding
context
• 5 storey building base (80%)
provides continuous streetwall
• Mechanical features are
wrapped within 7th storey
Massing and Angular Planes
• Generally in keeping with the
intent of the Avenues and MidRise Buildings Study
• Minor extension beyond
prescribed 45 degree angular
plane results in minimal
impact on incremental ground
level shadows
The Proposal
Front Property Stepbacks
• Begin above 5 storey building
base
• In keeping with required
stepback locations for a midrise building
• Terracing diminishes visual
impact at upper levels
• Mitigate potential shadow
impacts
Rear Property Stepbacks
• Begin above the 3rd storey
• Provide appropriate transition
to adjacent low-rise residential
dwellings
Policy Context
Provincial Growth Plan
• Segment is identified as an intensification corridor, which is an area appropriate for
future growth and intensification
Official Plan
• Segment is defined as an Avenue, which is an area appropriate for mid-rise
development and intensification
• Area is generally designated Mixed Use
Avenues and Mid-Rise Buildings Study
• Segment is identified as a Character Area
Zoning By-Law 438-86
• Segment is generally zoned MCR, with total FSI of 2.5, including maximum 1.0
commercial and 2.0 residential
Character Area Response Statement
Character Areas
• Identified the Avenues and Mid-Rise Buildings Study
• Segment is located within the Junction Character Area and the Junction Triangle
Character Area
• Performance standards outlined for these Character Areas include 19D and 19E,
which proposed development generally adheres to
• Proposed development provides a strong precedent for future mid-rise buildings
along the Avenue Segment
Precedent Projects
Ideal Condominiums
• 8 storey building located on south side of
College Street west of Bathurst Street
• Context-sensitive and well-massed
• In keeping with intent and recommendations of
a number of performance standards outlined in
the Avenues and Mid-Rise Buildings Study
• Rear façade is tiered to fit within angular plane
• Front façade steps back after 5th storey
• Façade is well articulated with similar rhythm to
surrounding fabric
• Parking and servicing are provided by a rear
lane
Precedent Projects
Saint James Condominiums
• 8 storey building located on the
southeast corner of King and Jarvis
Streets
• Illustrates appropriate use of stepbacks
• Addresses the streetwall appropriately
• Front façade steps back above the 4th
storey , maintaining an angular plane
• Extends to all property lines
• Parking and servicing are provided by an
interior courtyard
Identification of Potential Soft Sites
Near Term (0-10 Years)
• Four properties (identified as “1” to “4” on next slide) are anticipated for near term
redevelopment
• All are underutilized
• Many contain single storey commercial buildings
• All properties are shallow and are not appropriate for mid-rise buildings
Long Term (10-20 Years)
• One property (identified as “5” on next slide) is anticipated for long term
redevelopment
• Site is underutilized
• Contains single storey commercial building
• Site is deep and is appropriate for a mid-rise building
Identification of Potential Soft Sites
Identification of Potential Soft Sites
Conclusion
•
Proposed development:
– represents an appropriate and positive addition to the neighbourhood
– Respects the principles which govern provincial policy documents
– Conforms to the intent of the Official Plan pertaining to desired form of
development along the Avenues
– Achieves the intent of the performance standards identified in the Avenues and
Mid-Rise Buildings Study
Thank You
Development Scenario
Unit Count
• Projected unit count of approximately
190 new residential units occupying a
GFA of approximately 16,000 square
metres
Population Projection
• Estimated existing population of 630
• Projected total population of
approximately 1,071
Employment Projection
• Projection of 607 new jobs, occupying
approximately 1,350 square metres of
new and replacement retail and office
space
Development Scenario
Shadow Impacts
• Build-out of Avenue Segment will not result
in negative ground level shadow impacts
Design and Streetscape Implications
• Build-out of Avenue Segment will make a
positive contribution to the neighbourhood
• Will bring a more appropriate scale of
development to Dundas Street
• Will further animate the pedestrian realm
• Through development, opportunities will
arise for streetscape enhancements
Active Transportation & Parking
Active Transportation
• 4 bus routes pass through study area with
stops at regular intervals
• Subway access from Dundas West Station
and Keele Subway Station
• GO Transit access to Milton and
Georgetown from Bloor GO Station with
access to planned Air-Rail link
• Dedicated bicycle lanes are provided along
Annette Street and along the eastern edge
of the adjacent CN Rail / GO Transit corridor
Parking
• On-street parking is provided along Dundas
Street, Annette Street, surrounding local
and connector streets
• Large surface parking lots are provided
nearby with access off of Keele Street
Active Transportation & Parking
Community Facilities
•
•
Study area is well serviced by
community facilities including:
– Schools
– Child care facilities
– Parks and open spaces
– Community and recreation centres
– Libraries
– Places of worship
– Social services
The build-out of the Avenue Segment
is expected to have minimal adverse
impacts on these facilities