Post on 15-Oct-2020
1. Built Form - As-of-Right Heights & Existing HeightsAs-of-right Heights (Zoning By-law 438-86)
8m / 2 & 3-storey residential (prevailing built form on the south side)
13 & 9 metres / 3-storeys commercial(Wing’s & Mono Lino buildings - North side, east of Bathurst)
13m / 4-storey mixed use (SW corner of Bathurst & Dupont)
14 metres / 3-storeys commercial(North side, west of Ossington)
18m / 6-storey mixed use(SW corner of Bathurst & Dupont)
16 metres / 4-storey live-work(NW corner of Ossington & Dupont)
21 metres / 3-storey commercial (Queen’s Club - North side, east of Christie)
21 metres / 5-storey commercial(NW corner of Christie & Dupont)
Existing Building Heights
Generally: 18m = 6-storeys
14m = 4 to 5-storeys
2. Built Form - Options for Height, Streetwall & Step-backs(Study Area: North side of Dupont Street between Ossington Avenue & Kendal Avenue)
CP Rail property
publiclane
Dupont Street
30 mrail setback
20 mR.O.W.
45 o angular plane
20moverall height
20mheight
CP Rail property
publiclane
Dupont Street
30 mrail setback
20 mR.O.W.
80% R.O.W.
80% R.O.W.
2.5m
5m
Employment AreasLand Use
privateproperty
privateproperty
private property
private property
privateproperty
private property
private property
privateproperty
45 o angular plane
Employment AreasLand Use
25moverall height
CP Rail property
publiclane
South North
20 mR.O.W.
South North
South North
20 mR.O.W.
South North
Dupont Street
30 mrail setback
80% R.O.W.
5m
additional height within front 45o angular plane
45 o angular plane
Employment AreasLand Use
mechanical penthouse
mechanical penthouse
20mheight
CP Rail property
publiclane
Dupont Street
30 mrail setback
80% R.O.W.
5m
45 o angular plane
Employment AreasLand Use
mechanical penthouse
CP Rail property
publiclane
Dupont Street
30 mrail setback
20 mR.O.W.
45 o angular plane
20moverall height
20mheight
CP Rail property
publiclane
Dupont Street
30 mrail setback
20 mR.O.W.
80% R.O.W.
80% R.O.W.
2.5m
5m
Employment AreasLand Use
privateproperty
privateproperty
private property
private property
privateproperty
private property
private property
privateproperty
45 o angular plane
Employment AreasLand Use
25moverall height
CP Rail property
publiclane
South North
20 mR.O.W.
South North
South North
20 mR.O.W.
South North
Dupont Street
30 mrail setback
80% R.O.W.
5m
additional height within front 45o angular plane
45 o angular plane
Employment AreasLand Use
mechanical penthouse
mechanical penthouse
20mheight
CP Rail property
publiclane
Dupont Street
30 mrail setback
80% R.O.W.
5m
45 o angular plane
Employment AreasLand Use
mechanical penthouse
CP Rail property
publiclane
Dupont Street
30 mrail setback
20 mR.O.W.
45 o angular plane
20moverall height
20mheight
CP Rail property
publiclane
Dupont Street
30 mrail setback
20 mR.O.W.
80% R.O.W.
80% R.O.W.
2.5m
5m
Employment AreasLand Use
privateproperty
privateproperty
private property
private property
privateproperty
private property
private property
privateproperty
45 o angular plane
Employment AreasLand Use
25moverall height
CP Rail property
publiclane
South North
20 mR.O.W.
South North
South North
20 mR.O.W.
South North
Dupont Street
30 mrail setback
80% R.O.W.
5m
additional height within front 45o angular plane
45 o angular plane
Employment AreasLand Use
mechanical penthouse
mechanical penthouse
20mheight
CP Rail property
publiclane
Dupont Street
30 mrail setback
80% R.O.W.
5m
45 o angular plane
Employment AreasLand Use
mechanical penthouse
CP Rail property
publiclane
Dupont Street
30 mrail setback
20 mR.O.W.
45 o angular plane
20moverall height
20mheight
CP Rail property
publiclane
Dupont Street
30 mrail setback
20 mR.O.W.
80% R.O.W.
80% R.O.W.
2.5m
5m
Employment AreasLand Use
privateproperty
privateproperty
private property
private property
privateproperty
private property
private property
privateproperty
45 o angular plane
Employment AreasLand Use
25moverall height
CP Rail property
publiclane
South North
20 mR.O.W.
South North
South North
20 mR.O.W.
South North
Dupont Street
30 mrail setback
80% R.O.W.
5m
additional height within front 45o angular plane
45 o angular plane
Employment AreasLand Use
mechanical penthouse
mechanical penthouse
20mheight
CP Rail property
publiclane
Dupont Street
30 mrail setback
80% R.O.W.
5m
45 o angular plane
Employment AreasLand Use
mechanical penthouse
Option 1: Mid-Rise Guidelines Applied Option 2: Mid-Rise with Deep Front Step-back & 3-storey Streetwall
Option 3: Mid-Rise with Deep FrontStep-back, 4-storey Streetwall & Side Step-back
Option 4: Mid-Rise with Deep FrontStep-back, 4-storey Streetwall & Additional Height up to 25 metres
3. Built Form - Characteristics
4-Storey Streetwall
Streetwall: the condition of enclosure along a street whereby the fronts of buildings align and the façades visually and physically join together to create a continuous defining edge for the street.
Building Length: the length of the building along the front property line. May be broken up with mid-block connections, public streets or open space. The length of properties on the north side of Dupont Street within the Study Area are relatively long.• Sobeys/gas station = 152m• Loblaws = 235m• Wings/Mono Lino = 109m• 328 - 374 Dupont = 162m
3-Storey Streetwall
Articulation: the layout or pattern, expression and material character of building elements, including walls, doors, roofs, windows and decorative elements such as cornices and belt courses.
2-Storey Streetwall
5-Storey Streetwall
Example: Long blocks should be broken up through redevelopment
Example: Blocks lengths are shorter in the east end of the study area
80 - 90m
Active ground floor
Forecourt at main entrance
Tall ground floor with glazing
Cornice line, integrated signage & vertical articulation
80 - 90m
80 - 90m
1. Applications & Conversion Requests in the Study Area (North side of Dupont Street: Ossington Avenue - Kendal Avenue)
Applications1. 328-374 Dupont Street (Annex Centre) - Official Plan Amendment2. 840-860 Dupont Street (Sobeys & gas station) - Official Plan Amendment & Zoning
By-law Amendment
Conversion Letters*3. 404-408 Dupont Street and 275, 281, 283 Howland Avenue4. 420 Dupont and 275 Albany Avenue (Mono Lino / Wing’s)5. 650 Dupont Street (Loblaws)6. 672 Dupont Street (Faema)7. 740 Dupont Street (Grand Touring Automobiles)8. 915 Palmerston Avenue
* Conversion Letters are letters received by the City from the property owners as part of the Municipal Comprehensive Review. They request that the properties be considered for additional uses in addition to what is currently permitted.
2. 840-860 Dupont Street (Sobeys & gas station)
1. 328-388 Dupont Street (Annex Centre)
2. 328-374 Dupont StreetUp to 19 storeys & 65 metres
2. Current & Potential Applications - DRAFT PLANS (North side of Dupont Street: Ossington Avenue - Kendal Avenue)
7. 740 Dupont Street (not submitted)Up to 12 storeys & 46 metres
PROPOSEDALL TURNSSIGNALIZED
INTERSECTION
DUPONT STREET
1185
94
5
RA
MP
DO
WN
TO
U/G
PA
RK
ING
± 1.41 ACRESSHAREDLOADING± 2,080 S.F.
WB-40
WB-40
TYPE. G
( 4
0' -
0"
)
( 67' - 10" ) ( 66' - 9" ) ( 88' - 10" ) ( 34' - 8" )
( 19' - 1" )
23 CARS
CPR
NEW PROPERTY LINEASSUMING 5M BOULEVARD
RETAIL B±12,100 S.F.
RETAIL C±11,630 S.F.
CRU±4,160 S.F.
20665 20307 27120 10554 5829
( 8
' - 3
" )
( 5
8' -
4"
)
25
15
17
77
2
( 5
2' -
4"
)(
13
5' -
10
" )
( 1
88
' - 2
" )
15
95
14
13
94
57
34
55
00
LAND OWNERSHIP TO BE CONFIRMED
LINE OF RESIDENTIALABOVE
LINE OF RETAIL ABOVE
( 1
03
' - 1
1"
)
( 3
2' -
2"
)
31
68
29
81
4
( 3' - 11" )
( 1
' - 8
" )
12
19
2
( 3' - 1
" )
SITE FRONTAGE
( 358' - 1" )
BUILDING FRONTAGE
( 340' - 6" )
109133
103773
10
84
1
A1-31 (A3)
( 1
2' -
10
" )
( 7
8' -
3"
)
21
34
( 7
' - 0
" )
31
68
2
39
03
23
84
0
RETAIL A
GALLERIA±3,130 S.F.
RES.
LOBBY±3,430 S.F.
( 23' - 4" )
( 33' - 3" )7203 10138
( 9' - 2" )
2802
( 12' - 0" )
3646
LINE OF RESIDENTIALABOVE
( 1
03
' - 1
1"
)
3650
( 12' - 0" )
EXISTINGPROPERTY LINE
6693
( 22' - 0" )
1
A1-31 (B1)
2
A1-31 (B1)
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APRIL 25, 2014
740 DUPONT STREET
TORONTO, ONTARIO
SITE PLAN
A1-31 (A1)11.002
1. 840-860 Dupont StreetUp to 13 storeys & 46 metres
Site Plan
Sample Section
Site Plan
Sample Section
15 storeys 15 storeys
9 storeys
19
Rendering
Site Plan
4. Commercial - Wide Frontage
General Existing Conditions / Issues• Generally low-rise buildings, some taller buildings • Wider properties• Mostly paved area in front of the building• Some curb cuts• Sidewalks are very narrow and obstructed with planters, poles• Few trees in public R.O.W.
Possible Solutions for an Improved Streetscape• Through redevelopment, set back new buildings to allow for
pedestrian clearway of 2.1m and adequate area for new tree plantings (+/- 4.8m)
• Look at potential side street widening for “bump-outs”
1. Residential Front Yard Condition
General Existing Conditions / Issues• Low-rise residential properties• Narrow lot pattern / frontage• A mix of soft landscaping & paved areas• Few curb cuts• Setback to building face varies, but is generally deeper than
commercial frontages to allow for porches and gardens• Few trees in public R.O.W.
Possible Solutions for an Improved Streetscape• Re-build curb edge to widen sidewalk (long-term)• Urban Forestry’s program for tree planting in front yards• Look at potential side street widening for “bump-outs”
3. Commercial - Narrow Frontage
General Existing Conditions / Issues• Generally low-rise buildings• Narrow lot pattern / frontage• Mostly paved area, some raised tree planters• Few curb cuts• Sidewalks are very narrow and obstructed with planters, poles• Few trees in public R.O.W.
Possible Solutions for an Improved Streetscape• Re-build curb edge to widen sidewalk (long-term)• Other opportunities for planting at the building edge• Look at potential side street widening for “bump-outs”
2. Residential Side Yard Condition
General Existing Conditions / Issues• Low-rise residential properties• Narrow lot pattern / frontage• Mostly paved area, some raised tree planters• Some curb cuts• Sidewalks are very narrow and obstructed with planters, poles• Few trees in public R.O.W.
Possible Solutions for an Improved Streetscape• Re-build curb edge to widen sidewalk (long-term)• Look at potential side street widening for “bump-outs”
1. Streetscape - Existing Conditions(North & South sides of Dupont Street: Ossington Avenue - Davenport Road)
Palmerston - north side Walmer - north side Christie - north sideWalmer - north sideWalmer - north side Christie - north side
Christie - north side
Bathurst - north side
Shaw/Ossington - north sideSt. George - south side Huron - north sideShaw - south side
Palmerston - north side
Shaw - south side Kendal - south sideConcord - south side
Albany - south side Howland - south side
Christie - north side
2. Streetscape - Options & Precedents (North & South sides of Dupont Street: Ossington Avenue - Davenport Road)
Tree planting example - Dundas St. W. (Junction)
private property
+/- 71 - 78.5 mproperty depth
private propertyDupont Street
privateproperty
privateproperty
+/- 71 - 78.5 mproperty depth
2.5m
mechanical penthouse
North South
min. 4.8 - 6.0m curb to building face
setback on private property for redevelopment
(setbacks will vary)
public property
prop
erty
line
prop
erty
line
Sample Streetscape Section • Require setbacks at-grade for redevelopment • Long length of properties would allow for consistent streetscape
improvements• Redevelopment should generally provide a curb to building face depth of
between 4.8 and 6 metres, allowing for pedestrian clearway, tree planting and other pedestrian amenities
• Deeper sites may be able to provide a wider setback• Other streetscape improvements may include forecourts, landscaped
setbacks, private open space, public open space, retail display or patio space (to be determined on a site-by-site basis)
Tree planting example - Manitoba St. (Etobicoke)
Pavement marking on Dupont St.
Options for tree planting where setbacks can be increased
High quality paving and other streetscape enhancements at key locations
Mid-Rise Guidelines Example
45o
min. 10.5m / 3 storey building
transition to adjacent neighbourhood
(angular plane & setbacks)
animated ground floor (eg. retail units)
1.5m min. step-backabove streetwall
streetwallup to6 storeys
36m / 11 storeys max. building height
continuity of streetwall
(lot frontage - ideal 30m min.)
rooftop amenity space and/or green roof
lot depth(ideal 32.6m min.)
tallground
floor
80% of AvenueRight Of Way width
rear lane access / limit vehicle interruption on the Avenue allow for sunlight on the
opposite sidewalkwide sidewalk with trees
mechanical penthouse(within angular plane)
AVENUE
SIDE STREET
Key Components of the Avenues and Mid-Rise Buildings Performance Standards (2010)
Retail - Sample Sizes for Information
Sobeys - Bloor Street West500 square metres / 5,400 square feet
The Beer Store - Dupont Street1,300 square metres / 14,000 square feet
Shoppers Drug Mart - Dupont Street1,500 square metres / 16,000 square feet
Sobeys - Dupont Street3,000 square metres / 32,000 square feet
Loblaws - Dupont Street5,000 square metres / 54,000 square feet