Land Use Analysis by samcasola

6 Rivercrest Road & 38 Jane Street INDIVIDUAL SITE ASSESSMENT AND ZONING REVIEW BY SAM CASOLA

Photo from Weston Consulting. http://weston-consulting.com/?page_id=1677

1.0 CONTEXT

2.0 PROPOSAL

3.0 POLICY AND PLAN FRAMEWORK

3.1 PROVINCIAL POLICY STATEMENT 2020

3.2 GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE

3.3 CITY OF TORONTO OFFICIAL PLAN

3.4 CITY OF TORONTO ZONING BY-LAW 569-2013

4.0 OTHER PLANNING CONSIDERATIONS

5.0 CONCLUSION

1.0 CONTEXT Jane Street and Bloor Street West meet at the West end of the Bloor West Village in Toronto, Ontario. Just north of this intersection, where Jane Street meets Rivercrest Road is currently two duplex buildings. This report analyzes the site within its context to meet the highest and best use of the lot. For the purpose of this report, there is an assumption that there would be a consolidation of two adjacent lots, located at 6 Rivercrest Road and 38 Jane Street. The lot borders a neighborhood of single family detached homes. On the opposite side of Jane street is the Jane subway station along Line 2 located next to development appropriately encourages the use of St. Pius X Catholic Elementary School.

2.0 PROPOSAL This report proposes a 3-storey mixed-use building, including ground floor commercial units and 2-storeys of residential apartments with a total height of 9.3 meters. A zoning amendment would be required to change the current zoning from Residential Zone [R] to Commercial Residential Zone [CR]. Under the Commercial Residential zoning bylaw, the first floor will include a height of 4.5 meters. The commercial space will front onto Jane Street, providing retail and amenities to the community. Including 4 units per floor and therefore 8 units total, the second and third storey will include residential units with a height of 2.4 meters. These would be 2 bedroom apartments, to accommodate space for families as the adjoining neighborhood is family oriented, while increasing density and affordable options within the area. A rear setback of 7.5m from the opposite side of the lane will be made to conform to the City of Toronto zoning By-law.

3.0 POLICY AND PLAN FRAMEWORK Policies pertaining to this development include the Provincial Policy Statement 2020, A Place to Grow - Growth Plan for the Greater Golden Horseshoe, the City of Toronto Official Plan and The City of Toronto’s Zoning By-law 569-2013.

3.1 PROVINCIAL POLICY STATEMENT 2020 A policy framework under The Planning Act, the PPS provides policy direction to decision makers within land use and development on matters of provincial interest. The PPS highlights building strong healthy communities through matters such as managing and directing land use to achieve efficient and resilient development and land use patterns, employment and housing. Specific portions of the PPS addressed by the proposed development include, but are not limited to those listed below.

Managing and Directing Land Use to Achieve Efficient and Resilient Development and Land Use Patterns 1.1.3.2 Land use patterns within settlement areas shall be based on densities and a mix of land uses which: 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; f) are transit-supportive, where transit is planned, exists or may be developed; and Employment 1.3.1 Planning authorities shall promote economic development and competitiveness by: d) encouraging compact, mixed-use development that incorporates compatible employment uses to support liveable and resilient communities, Housing 1.4.3 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: 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;

The proposed development appropriately encourages the use of St. Pius X Catholic Elementary School, located at 71 Jane Street. The 2 bedroom units promote increased density and provide a range of housing choices in the area, becoming an affordable option for smaller families or single adults with children compared to the neighborhood’s dominant residential form of detached homes. The proximity to the school as well as the amenities within the Bloor West Village encourage active transportation of the building’s residents. First floor commercial units within the proposed development will provide opportunities for employment within the area, supporting the financial well-being of the community and the city. Located across the street from the Jane subway station as well as along the Jane Street bus route, the proposed development promotes the use of existing transit. 4

3.2 GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE The Growth Plan was formed under the Placed to Grow Act 2005 and provides a policy framework for the Greater Golden Horseshoe region. Working in conjunction with the PPS, The Growth Plan will prevail in conflict. According to the Growth Plan, the proposed development would be located in a major transit station area. Defined as the area within 500 to 800 meter radius of an existing or planned higher order transit station, the lot is located across the street from the Jane subway station. The Growth Plan states that major transit station areas on priority transit corridors or subway lines must plan for a minimum density target of 200 residents and jobs combined per hectare. With its proximity to the station, the proposed mixed-use development will aid in achieving the density targets through providing opportunities for jobs within the commercial units as well as higher resident density in the area as a large portion of the radius currently includes lowdensity detached homes. Providing mixed-use residential housing within an area that dominantly includes detached housing addresses The Growth Plan’s requirement for achieving a range of housing options and densities, as well as diversification of the existing housing stock. Furthermore, Jane Street is considered a priority transit corridor with frequent transit due the 35 Jane bus route, every 4 minutes, among other bus routes along the street. Lots near existing frequent transit should be transit-supportive through providing a range of uses and activities according to The Growth Plan. With more diverse options for housing than previously existed in the area, as well as opportunities for jobs and new commercial amenities for the community, the proposed development supports a variety of spaces which can be assumed for neighborhood specific needs and opportunities.

3.3 CITY OF TORONTO OFFICIAL PLAN The City of Toronto’s Official Plan guides policies and land use within the city, ensuring the city’s potential for growth and development will be reached appropriately. According to the City of Toronto’s Official Plan, the proposed mixed-use commercial and residential building would exist within the land designation of a mixed-use area, adjoining the mixed-use area branching onto Jane Street from the Bloor West Village. This would change the current land use designation of the lot from a neighborhood, which permits only residential dwellings. Within the Official Plan’s growth strategy, mixed-use areas are part of the four land designation where the highest increase in jobs and population is anticipated within the city. These areas combine commercial, residential, institutional and open space, promoting dependence on public and active transportation. Varying in scale, they are meant to encompass a broad range of use opportunities, specific to neighborhood needs. The site is connected to the designated mixeduse area located along Bloor Street West, which is considered an Avenue. Avenues, according to the Plan, have lower scale development than areas considered a city centre. The Plan states that one must “locate and mass new buildings to provide a transition between areas of different development intensity and scale, as necessary to achieve the objectives of this Plan, through means such as providing appropriate setbacks and/or a stepping down of heights, particularly towards lower scale Neighbourhoods”. The adjacent mixed-use building located on Jane Street has a height of 12m, while the abutting neighborhood buildings vary with heights from 5m to 7.5m. At 9.3 meters tall, the proposed building height appropriately bridges the lowdensity, detached homes of the neighborhood and mid-density, mixed-use area of the Bloor West Village.

3.4 CITY OF TORONTO ZONING BY-LAW 569-2013 A zoning amendment is necessary in order to have a mixed-use development on the lot, with the goal of increasing intensification and moving towards forming a complete community along Jane Street. The City of Toronto’s Zoning By-law 569-2013 currently zones the site as Residential Zone R (d1.0) (x7), with FSI being 1.0 times the area of the lot, or 925 square meters. According to the Zoning By-law, the lot does not have a maximum number of storeys, but the maximum height is limited to 10 meters. Within this zone, only residential dwellings can be developed. To develop a mixeduse building, a zoning amendment would be required under the bylaw to change the zoning of the lot to a Commercial Residential Zone CR 2.5 (c2.0; r1.5) SS2 (x1160). The lot lies adjacent to the mixed-use area of Bloor Street West and would become a part of this zone. Rezoning the lot would increase the residential density to 1.5, with the commercial density being 2.0. The increased density allows a greater amount of residential floor space; 1388 square meters of residential floor space proposed, each unit being 173.5 square meters. With a total floor space of 2312.5 meters squared, or a density 2.5 times the area of the property, commercial floor space will be 924.5 square meters. The proposed CR zone is subject to Development Standard Set 2 (SS2), allowing for a maximum building height of 14 meters, with the proposed building being 9.3 meters tall. Furthermore, according to the bylaw, there will be a 7.5 meter rear setback from the opposite side of the lane to the building.

4.0 OTHER PLANNING CONSIDERATIONS The site is currently located within a neighborhood designation and includes two residential buildings. There has been no previous contaminations and therefore no brownfield development needed. The site is not considered a heritage site.

5.0 OTHER PLANNING CONSIDERATIONS The conformity of the proposed development with the policy documents and plans identifies its significance through facilitating jobs, commercial amenities, appropriate densification of affordable residential space, encouraging the use of public services as well as public and active transportation. Taking the analysis into consideration, the proposed mixed-use building contributes to the formation of complete communities through the highest and best use of the site.

INDIVIDUAL SITE ASSESSMENT AND ZONING REVIEW BY SAM CASOLA