Project No.

1141 February 28, 2014 City Planning Division City Hall, 18th Floor, East Tower 100 Queen Street West Toronto, Ontario M5H 2N2 Attention: Liora Freedman Planner, Community Planning, Toronto and East York District Dear Ms. Freedman: Re: Zoning By-law Amendment and Site Plan Application 410-446 Bathurst Street (File No. 13 124400 STE 19 OZ)

This letter report has been prepared as an addendum to our Planning and Urban Design Rationale report dated February 2013 and provides a summary of the settlement plans dated February 26, 2014, which are concurrently being submitted to the City. This letter concludes that, with the design changes incorporated in the settlement plans, the proposed development continues to be appropriate from the perspectives of land use policy, urban form and design. Subject to the additional comments set out herein, the findings and analysis set out in our February 2013 Planning and Urban Design Rationale report continue to apply. Description of Revisions to Proposal The revised plans prepared by Turner Fleischer Architects, dated February 26, 2014, incorporate a number of exterior and internal design changes from the previously submitted plans including: a reduction in the overall amount of retail floor space through the elimination of one level of retail space; a reduction in the maximum non-residential gross floor area of a single retail unit; the inclusion of two new levels of office space; a resultant increase in the number of storeys from 3 to 4 and a small increase in the overall building height; and a corresponding increase in the total non-residential gross floor area. The revised proposal will consist of a 4-storey commercial building with a total non-residential gross floor area of 13,124 square metres (141,267 square feet) exclusive of mezzanine, galleria and service space. The floor area will be divided into 6,622 square metres (71,276 square feet) of retail uses located on

3 Church St., #200, Toronto, ON M5E 1M2 T 416-947-9744 F 416-947-0781 www.bousfields.ca

the ground and second floors and 6,502 square metres (69,991 square feet) of office uses located on the third and fourth floors. The resultant density will be 2.66 FSI (2.77 FSI, based on the net site area following the lane widening), as compared with the previously proposed 2.43 FSI. With the previous proposal, it was anticipated that Levels 2 and 3 would contain retail floor space either for one large tenant (spanning both floors) or for two smaller tenants, or some other arrangement. The building program has now been revised to include office uses on the 3rd floor and on the new 4th floor. Accordingly, the maximum non-residential gross floor area of a single retail unit has been decreased from 8,800 square metres (94,722 square feet) to 4,249 square metres (45,731 square feet) i.e. comprising all of Level 2 (4,123 square metres) and the retail galleria (126 square metres) on the ground floor. Depending on tenant interest, it is anticipated than the ground floor would include one larger retail unit at the north end of the building (shown as approximately 915 square metres on the settlement plans, but this could increase or decrease) and up to 7 smaller retail and service commercial units along the remainder of the Bathurst Street frontage. The overall building height has been increased from 17.9 metres to 20.0 metres, measured to the top of the main roof. With the change in use of the 3rd floor from retail to office, the height of the two office floors is only 2.1 metres greater than the previously proposed single retail floor. The height to the top of the mechanical penthouse, which will be set back from the edge of the roof, will be 22.0 metres. Further refinements have been made to the architectural expression and detailing of the proposed building to accentuate the individual storefronts along Bathurst Street. At the rear, the building will incorporate living wall elements to provide visual interest and relief along the west elevation. A new walkway has been added at the south end of the proposed building, located opposite Nassau Street and connecting Bathurst Street to the rear laneway (College Place). A single vehicular access to internalized loading and parking areas continues to be located at the south end of the site. A total of 295 parking spaces will be provided in three levels of below-grade parking.

Planning and Urban Design Analysis The revised proposal maintains the benefits of redeveloping an underutilized site with a high-quality retail and commercial building. From a land use perspective, the revised proposal is consistent with the Provincial Policy Statement and conforms with the Growth Plan for the Greater Golden Horseshoe and the Toronto Official Plan, all of which support intensification within built-up urban areas, particularly in locations that are well served by municipal infrastructure. The proposed mix of non-residential uses, including the new office uses as well as the retail and service commercial uses, are permitted by the applicable Mixed Use Areas designation and the MCR (Mainstreets Commercial-Residential) zoning. From an urban design and built form perspective, the revised 4-storey proposal will result in an appropriately-scaled mid-rise building that will help to revitalize and enhance the streetscape along Bathurst Street by replacing the existing surface parking areas and vehicle-related commercial operations with office, retail and service commercial uses that will meet the needs of the growing number of downtown residents and workers. The proposed height, massing and density are substantially in accordance with the existing zoning, with appropriate amendments to permit the proposed height, density and setbacks. The overall 4-storey (20-metre) building height is within the range of heights of other buildings along Bathurst Street, including the 3-5 storey commercial buildings on the west side of Bathurst Street and the 5-storey height of the Bathurst Street portion of the Toronto Western Hospital, and would maintain a 1:1 building height to street width proportion. Furthermore, it is our opinion that the proposal will have minimal and acceptable built form impacts on the residential Neighbourhoods to the rear (west), in particular, minimal shadow impacts and no overlook or privacy impacts. The proposed increase in the overall permitted density from 2.5 FSI to 2.66 FSI is minor and acceptable, having regard to the resulting built form and transportation impacts. The proposed development will result in a vastly improved streetscape along Bathurst Street, replacing existing surface parking lots and 5 curb cuts with a continuous built form and a single consolidated vehicular access located opposite the signalized intersection with Nassau Street. A continuous 4.8 metre wide sidewalk will be achieved along Bathurst Street, by setting back the ground floor 2.2 metres; the upper floors will be set back 0.7 metres, creating a 1.5 metre wide colonnade. It continues to be our opinion that the requested amendment to Section

12(2)270(a) of the Zoning By-law to increase the permitted non-residential gross floor area used for retail and service shops is desirable and in keeping with the intent of the applicable Official Plan policies. An amendment is no longer required for the size of an individual retail store inasmuch as the size of the largest store is smaller than the permitted maximum of 8,000 square metres. Although it is our opinion that Section 4.5(3) of the Official Plan applying to large-scale, stand-alone retail stores does not apply to the proposal, particularly given the reduction in size of the largest retail store, the tests set out in Section 4.5(3) of the Official Plan have nevertheless been satisfactorily addressed. In this regard, BA Group has prepared a Review of Updated Proposal as an addendum to their original Transportation Considerations Report of December 2011 (updated in May 2012). Their Review of Updated Proposal is dated February 26, 2014 and concludes that: the proposed supply of 3 Type A, 1 Type B, and 3 courier parking spaces will meet the loading and servicing requirements of the Project; the proposed layout of the loading area is appropriate and will meet the needs of the Project; the proposed parking supply of 295 spaces will meet the needs of the Project; the changes in the proposal will decrease the anticipated trip generation associated with the Project by between 20 and 160 trips per hour, depending on the time period; the overall impacts of the Project will therefore be less than what was described in previous transportation reports; the proposed site driveway opposite Nassau Street will operate well and will provide suitable access to the Project; and the proposed shift in the location of the site driveway to accommodate a pedestrian connection between Bathurst Street and the public lane will not create undue operational issues. Based on the analysis undertaken by BA Group, it is our professional planning opinion that the transportation impact test established in Policy 4.5(3)(a) (i.e. to ensure that sufficient transportation capacity is available to accommodate the additional traffic generated by the development, resulting in an acceptable volume of traffic on adjacent and nearby streets) has been satisfactorily addressed. The Residual Retail Market Demand and Impact Analysis by urbanMetrics, dated September 6, 2013, concluded that the previous proposal, with significantly more retail floor area and the possibility of a much larger single retail use, could be

accommodated in the market with limited, if any, impact on nearby local shopping districts. The report specifically analyzed the possibility that the second floor might be occupied by a food store (which remains a possibility under the settlement plans). Based on the analysis undertaken by urbanMetrics, it is our professional planning opinion that the economic impact test established in Policy 4.5(3)(b) (i.e. to ensure that the economic health of nearby shopping districts is not adversely affected) has been satisfactorily addressed. Finally, it is our opinion that the function and amenity of the area for businesses and residents would not be adversely affected, as per Policy 4.5(3)(b), given the mid-rise building form, the street-related storefronts, and the elimination of existing surface parking and curb cuts. Conclusions Although the scheme has been revised, the findings set out in our Planning and Urban Design Rationale report dated February 2013 continue to apply and, as a result, it is our opinion that the proposed development is appropriate and desirable. If you have any questions and/or comments regarding this addendum letter, please do not hesitate to contact me or Louis Tinker of our office. Yours very truly, Bousfields Inc.

Peter F. Smith, B.E.S., MCIP, RPP