Assignment #4

Course: PLR643 NAA

Semester: Fall 2022

Group #4

Group members: Christian Eassy,

Hussam Dawaf, Milan Patel and Emad
Farooqi

Date: 13/11/2022
Proposal
Table 1; site statistics
23.45 m
Height 8 story building + roof
site Area 15,234.2 m^2
Total Gross Floor Area 13,344.7 m^2
FSI 3.45
Residential Units 155 units
indoor 353.8m^2
Amenity Space
outdoor 650.3m^2
North 3m
East 9.95 m
Building Setbacks West 16.35 m
South 3 m
Tower Separation NA
Parking 468 parking spaces
Accessible Parking 6 spaces

Description of the proposal

A total of 155 unit of residential apartments are proposed as part of the new development in
Toronto, including 8 story building and roof with a total floor area of 14.353.2 m2 and height of
23.45m. The area of the site is 15.234.2 m2 and total Gross floor area of 13,344.7m2. The
proposed development has 353.8 m2 of indoor amenity space and an additional 650.3m2 of
outdoor amenity space provided for a floor space index (FSI) of 3.45. The proposed
development has a setback of 3 m on both front and back side respectively,9.95m on the right
side and 16.35m on the left side. At the end, there are 468 parking spaces divided by 51 parking
spaces on the surface area of the building and 417 parking spaces on 3 floors below the ground
level. In according to the zoning by law, a total of 6 accessible parking should be provided with a
23 short bicycle parking and 156 long bicycle parking.
Figure 1: Roof section of the building

The site location is surrounded by a couple of green belt parks which give the nice views to the
building like Trethewey Park East, Hearst Circle Parkette, west Greenbelt park and Trethewey
Park West. Also, there are some public and laneway around the proposed building like
Trethewey Road, Jane St, Black Creek Dr, Lawrence Ave W, Weston Road, and Eglinton Ave W
which are the main public streets around the building. On the other hand, the main laneway is
Highway 400 and Highway 401 which provide easy access to the main intersection of the city
and make it accessible to publication.

Figure 2: Show the parks, public streets, and laneway roads around the site
location.

The proposed development is massed as an 8-storey single apartment building with a height of
23.45 m. The dimensions of the building are 90m by 26 m. There are 14 to 21 units on each floor
depending on the size of the floor area and has a green roof on the top of the building. It is also
accessible by elevators and stars to each floor and underground parking. Both 7 and 8 floors are
backed to a podium with a distance of 2.95 m. The development does not include any townhouse
units.

Figure 3: Shows the proposed building.

The proposed development has 353.8m2 indoor Amenity space and an additional 650.3m2
outdoor Amenity space provided and located on the ground floor and roof of the building. These
spaces are located at different spaces to make access to these amenities easier.
The proposed development provides row of trees between the building and commercial zone to
provide a noise buffer. There is a personal gym and summing pool for the residence. Vegetable
gardens around the building also provided. There are adequate sidewalks within the site location
to provide access to nearby parks, residential building, and roads.

Figure 4: proposed landscaping plan.

Provincial Policy Statement:

The Ministry of Municipal Affairs and Housing has released on February 28, 2020, the
Provincial Policy Statement (PPS), which took effect on May 1, 2020, and was issued under the
authority of section 3 of the Planning Act and it requires that decisions affecting planning
matters “shall be consistent with” policy statements issued under the Act. The PPS provides
policy direction on matters of provincial interest related to land use planning and development
and sets the policy foundation for regulating the development and use of land. Part V of the PPS
contains several polices which states that “Ontario's long-term prosperity, environmental health
and social well-being depend on wisely managing change and promoting efficient land use and
development patterns. Efficient land use and development patterns support sustainability by
promoting strong, liveable, healthy, and resilient communities, protecting the environment and
public health and safety, and facilitating economic growth.” The below PPS policies are relevant
to the Subject:

· Policy 1.1.1 states “Healthy, liveable, and safe communities are sustained by:

a) promoting efficient development and land use patterns which sustain the financial well-being
of the province and municipalities over the long term.

b) accommodating an appropriate affordable and market-based range and mix of residential types
(including single-detached, additional residential units, multi-unit housing, affordable housing,
and housing for older persons), employment (including industrial and commercial), institutional
(including places of worship, cemeteries, and long-term care homes), recreation, park and open
space, and other uses to meet long-term needs.

e) promoting the integration of land use planning, growth management, transit-supportive

development, intensification, and infrastructure planning to achieve cost-effective development
patterns, optimization of transit investments, and standards to minimize land consumption and
servicing costs;”

Section 1.1.3 of the PPS stats that “The vitality and regeneration of settlement areas is critical to
the long-term economic prosperity of our communities. Development pressures and land use
change will vary across Ontario. It is in the interest of all communities to use land and resources
wisely, to promote efficient development patterns, protect resources, promote green spaces,
ensure effective use of infrastructure and public service facilities, and minimize unnecessary
public expenditures. “

· Policy 1.1.3.1 states “Settlement areas shall be the focus of growth and development.”

· Policy 1.1.3.2 states “Land use patterns within settlement areas shall be based on densities and
a mix of land uses which:

a) efficiently use land and resources.

b) are appropriate for, and efficiently use, the infrastructure and public service facilities which
are planned or available and avoid the need for their unjustified and/or uneconomical expansion.

e) support active transportation.

are transit-supportive, where transit is planned, exists, or may be developed.

Land use patterns within settlement areas shall also be based on a range of uses and opportunities
for intensification and redevelopment in accordance with the criteria in policy 1.1.3.3, where this
can be accommodated.”

· Policy 1.1.3.3 states “Planning authorities shall identify appropriate locations and promote
opportunities for transit-supportive development, accommodating a significant supply and range
of housing options through intensification and redevelopment where this can be accommodated
taking into account existing building stock or areas, including brownfield sites, and the
availability of suitable existing or planned infrastructure and public service facilities required to
accommodate projected needs.”

Section 1.4 of the PPS provides policies for appropriate range and mix of housing options and
densities required to meet projected requirements for the current and future residents.

· Policy 1.4.3 states “Planning authorities shall provide for an appropriate range and mix of
housing options and densities to meet projected market-based and affordable housing needs of
current and future residents of the regional market area by:

b) permitting and facilitating:

1. all housing options required to meet the social, health, economic and well-being requirements
of current and future residents, including special needs requirements and needs arising from
demographic changes and employment opportunities; and

2. all types of residential intensification, including additional residential units, and

redevelopment in accordance with policy 1.1.3.3;

c) directing the development of new housing towards locations where appropriate levels of
infrastructure and public service facilities are or will be available to support current and
projected needs.

d) promoting densities for new housing which efficiently use land, resources, infrastructure, and
public service facilities, and support the use of active transportation and transit in areas where it
exists or is to be developed.

e) requiring transit-supportive development and prioritizing intensification, including potential

air rights development, in proximity to transit, including corridors and stations; and
f) establishing development standards for residential intensification, redevelopment and new
residential development which minimize the cost of housing and facilitate compact form, while
maintaining appropriate levels of public health and safety.

Growth Plan policy:

The purpose of the Greater Golden Horseshoe Growth Plan is to maintain the area as one of the
most dynamic and fast-growing regions in North America. It provides a set of policies based on
the minimum density of people and job availability per location in order to support the growth of
the area. The closest urban growth centre to the site is located at Bloor Street and Dundas Street.

Section 2.2.6.1 of the GGH growth plan states that upper and single-tier municipalities, in
consultation with lower-tier municipalities, the province, and other appropriate stakeholders,
will:

a) support housing choice through the achievement of the minimum intensification and density
targets in this Plan, as well as the other policies of this Plan by:

i. identifying a diverse range and mix of housing options and densities, including additional
residential units and affordable housing to meet projected needs of current and future residents;
and

ii. establishing targets for affordable ownership housing and rental housing.

b) identify mechanisms, including the use of land use planning and financial tools, to support the
implementation of policy 2.2.6.1 a).

c) align land use planning with applicable housing and homelessness plans required under the
Housing Services Act, 2011.

d) address housing needs in accordance with provincial policy statements such as the Policy
Statement: “Service Manager Housing and Homelessness Plans”; and

e) implement policy 2.2.6.1 a), b), c) and d) through official plan policies and designations and
zoning by-laws.

The proposed developments comply with all these policies and caters for the housing needs of
current and future residents.

Policy 2.2.6.2 outlines that municipalities will support the achievement of complete communities
by: planning to accommodate forecasted growth to the horizon of this Plan; planning to achieve
the minimum intensification and density targets in this

Plan: considering the range and mix of housing options and densities of the existing housing
stock; and planning to diversify their overall housing stock across the municipality. The
development will meet all the needs of the municipality by providing housing through apartment
units to support the population growth.

The site does not fall into MTSA’s as there is no major transit station within a 500-metre radius
of the site. The site does not fall into the employment designated areas as well according to the
official plan map.

Official Plan

A) Urban Structure
Figure 5: Map 2- Urban structural areas.

The proposed Site located in North York ON, (arrow on map) does not fall under any of
the categorized urban structural areas. To the West of the Site is Jane Avenue which
connects to Yore Avenue and is located south of the site. Employment areas are also
found just south and west of the site, and the location is surrounded by green space land
north and east of it. The surrounding urban structures will be studied to further develop
sustainability in the city which is important to improve the quality of life. For example,
the policies in section 2.2.3 of the official plan: Avenue studies engage the public (local
 civilians, business owners, TTC transit system, and city parking regulators) and are also
important in terms of city development and address growing population density with the
proposed construction of the site. The proposed site is a prime example of urban
structural development, the policy outlines the importance of a healthy growing
community, as it is important for construction to improve the lives of the local
community. The urban structure of a city is a relevant means for cities to grow and
mature, and as they do so do the environment and the economy.

B) Development of a Successful City

Decision-making is a huge factor in creating a healthy city. Cities thrive with a mixed
population, employment, and transportation systems and continue to develop further
as they naturally age. Decisions made need to be beneficial to balance society, the
economy, and the environment as mentioned in the official plan policy of section 2.
Every day lives are impacted by the development of a city and maintaining a strong
and well-conditioned environment facilitates those lives. The proposed site can be
identified as a critical decision to meet public needs, the present and future goals of a
city are in common, housing for civilians. The relevancy of available housing gives
comfort and opportunity for employment which is the backbone of creating a healthy
city and it is exactly what the development of this proposed site addresses.

C) Public Realm
The public realm is the foundation when it comes to supporting the public. Sidewalks,
roads, parks, waterfront, and much more public and private facilities make the
municipality accessible and play a critical role in city development. According to the
policies in section 3.1.1 of the official plan, the public realm will support easy access
to transportation making workplaces accessible by walking and not only by vehicles.
Policies in this section highlight Maintenance of public green spaces such as parks to
support social interactions, construction quality to support existing building
apartments and roads, and more. Enhancement and expansion of the city are
important policies to assist future population increase and create new structures that
provide accessibility by walking, biking, and driving. These existing policies address
the need for economical growth, land development, and increase productivity at our
site. These policies also highlight how the green areas will be maintained to keep
aesthetics and protect the natural environment. All around our site green areas thrive,
up north is the Westview Greenbelt and to the East of it is the Redbank Greenbelt.
These Greenbelts have been protected and are flourished with trees while roads such
as Black Creek Dr interwind around them. Therefore, the policy is being addressed
because the Greenbelt is being protected, the proposed site is accessible by all means
of transportation, the construction quality will support future residents, and the
economy can flourish further as employment will increase.

Policies in section 3.1.2 of the official plan talk about transportation systems. Public
transportation will always be relevant as people use them every day to get to school,
 work, and home. The importance of public transportation is highlighted in the policies
of section 3.1.2 of the official plan. Better public transit means less traffic, swift
commutes, public convenience, higher economic productivity, and lower carbon
emissions. Providing a safe and accessible route to pedestrians is important and is
addressed in this policy concerning the site, bus stations, and nearby train stations that
travel to employment zones, commercial zones, and residential zones that exist
around the site, addressing the mentioned brief overview of the transportation policies
in the official plan, for the public realm accessibility and open spaces.
D) Built Form
The built form is a combined relationship that connects the purpose of the building to
the relationship between existing roads and open spaces. As described in 3.1.3 of the
official plans, the policies that highlight the function of the built form look to improve
civilian safety comfort following the public realm and its open spaces making it
relevant as it outlines the importance of the public and their security.

Some key highlighted policies that are important are adding setbacks to places like
natural areas and built properties to protect nature and prevent sound and light
disruption. Entrances to buildings will be noticeable for example pulling into an
apartment building, you will easily see the main entrance or lobby; this policy is also
addressed on the site as the lobby is perpendicular to the driveway entrance by
vehicles. A key purpose of the built-form site organization and location policy such as
the preservation of the natural environment (trees, shrubs) is addressed in the site as
well as the greenery of the proposed building is preserved. Building shape scale and
massing outline the existing development’s dimensions and shape fit appropriately
within the given frame of space for land use development. This section of the policy’s
relevancy refers to the resident’s comfort as the building should have access to
sunlight and should be designed to provide a good transition from their home to any
adjacent park or plaza. The current site provides an easy transition to adjacent
properties and such as the existing apartment buildings across it and a small plaza
adjacent to the south of it meaning it addresses the highlighted policies.
E) Building type:
Figure 6: Section view

According to section 3.1.4 of the official plan, there are three ways to classify a
building. Of the three present building classifications, the proposed site is classified
as a mid-rise building, as it will have eight floors upon the construction completion
date. The policies mentioned in the official plan highlight the typically required
regulations the building should have. The right-of-way width should generally be
greater than the height of the building, street proportion is important as it factors
access to sunlight. The relevancy of street proportion is important however more
important when heavily expanding construction in the city. (Creating more buildings).

For the proposed site, the right-of-way width is larger than the height of the building
as the width totals up to 90 meters, and the height totals 28.44 meters. Clear open sky
views along with sunlight access to existing properties are still present since street
proportion is maintained adequately which also gives the proposed building itself
access to sunlight. It is also highlighted in a note in chapter 3 of the official plan that
buildings that are not classified as “tall buildings” have easier and greater access to
direct sunlight, addressing the policies of 3.1.4 of the official plans
F) Land Use Designation

Figure 7: Map 17- Land use plan

According to the City of Toronto land use map, the proposed site will be constructed in
an apartment neighborhood land use designation. According to the official plan in section
4.2, apartment neighborhoods are described as being made up of open parks, office uses,
retail service uses, and facilities like swimming pools, fitness centers, sports clubs, and
more. The policies regarding apartment neighborhoods revolve around development
criteria. This development criterion is similar to the building types category in section
3.1.4 in chapter 3 as it also states the proposed site requires access to sunlight, proper
street proportion maintenance, efficient accessibility to existing adjacent properties, and
easy transportation between land use designations. This section of the criteria is relevant
to facilitate residents’ comfort level and is addressed in regards to our site as mentioned
in sections C, D, and E.
The policies in section 4.2 mention further details about the development criteria. These
criteria are critical for building design and are important for existing surrounding
properties as those properties’ comfort may be jeopardized by the construction of the
proposed site if standards are not adequately followed. Infills may be permitted under
particular circumstances where the developer deems it to be beneficial to the site and
assist with possible improvements relating to resident comfort and building design
structure for the proposed site. The relevancy of these infills is highly important when
considering the overall design of the proposed site, and how it encompasses the safety
and reassurance of residents’ and non-residents' comfort.
Building setbacks are crucial to provide existing buildings around the site with private
space and have as limited shadowing as possible. Since the site is classified as a mid-rise
building shadowing adjacent properties is not an issue, and it does not block sunlight
from reaching the existing apartment buildings behind the proposed building or adjacent
properties to the east of the building. Parking spaces will be required in a safe area away
from streets with oncoming traffic and must accommodate both residents and visitors.
Underground parking and parking spaces at the back of the building along with “by
permit only” parking spaces will be present for the proposed site to meet this policy.