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

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± 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

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( 5

8' -

4"

)

25

15

17

77

2

( 5

2' -

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)(

13

5' -

10

" )

( 1

88

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" )

15

95

14

13

94

57

34

55

00

LAND OWNERSHIP TO BE CONFIRMED

LINE OF RESIDENTIALABOVE

LINE OF RETAIL ABOVE

( 1

03

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1"

)

( 3

2' -

2"

)

31

68

29

81

4

( 3' - 11" )

( 1

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" )

12

19

2

( 3' - 1

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SITE FRONTAGE

( 358' - 1" )

BUILDING FRONTAGE

( 340' - 6" )

109133

103773

10

84

1

A1-31 (A3)

( 1

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( 7

8' -

3"

)

21

34

( 7

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" )

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