STAFF REPORT ACTION REQUIRED 341-355 Yonge Street Zoning Amendment Application - Preliminary Report Date: March 24, 2011 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community Planning, Toronto and East York District Ward 27 Toronto Centre-Rosedale 11 146654 STE 27 OZ and 11 146675 STE 27 SA SUMMARY This application was made on or after January 1, 2007 and is subject to the new provisions of the Planning Act and the City of Toronto Act, 2006. Ryerson University proposes to construct a 9-storey mixed-use institutional building with retail at and below grade at 341-355 Yonge Street. The primary purpose of the development is a new student learning centre for the university. This report provides preliminary information on the above-noted application and seeks Community Council's direction on further processing of the applications and on the community consultation process. Next steps include a community consultation meeting scheduled for May 4, 2011. The applicant is required to submit a detailed transportation study which will address the parking, loading, access and circulation issues of the proposal. A final report is targeted for the third quarter of 2011. Target dates assume that the applicant will provide all required information in a timely manner. Staff report for action Preliminary Report 341-355 Yonge Street 1
RECOMMENDATIONS The City Planning Division recommends that: 1. Staff be directed to schedule a community consultation meeting for the lands at 341-355 Yonge Street together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the site. 3. Notice for the public meeting under the Planning Act be given according to the regulations under the Planning Act. Financial Impact The recommendations in this report have no financial impact. DECISION HISTORY The subject properties encompass the site of the former Sam the Record Man flagship store as well as the former World of Posters retail outlet. Demolition permits for the existing buildings were issued on December 10, 2008 and February 25, 2010 respectively. Pre-Application Consultation Staff met with Ryerson University and their consultant team on August 12, 2010 for a preliminary review of the Student Learning Centre. Staff had concerns about the height and relationship to the adjacent properties at grade. Staff also expressed concern about the type and format of retail and expressed a desire for a new below grade TTC connection to Dundas Station through the Ryerson Student Learning Centre. A second meeting with Ryerson University was held on September 14, 2010. Staff reiterated their concerns from the previous meeting. A pre-application meeting was held on February 25, 2011 to discuss complete application submission requirements. Modifications made to the proposal included: reducing the height of the proposed building and removing the rooftop amenity space. Due to the fire at the nearby "Lalani building" and its demolition, Staff dropped their concern about the second TTC entrance in the Student Learning Centre as it was agreed that the "Lalani site" would be a more suitable location. Staff continued to express a desire for a knock-out panel in the basement of the student centre for a potential PATH and TTC connection. In addition to Staff outlining all the necessary plans and studies that would have to be submitted in order for the application to be considered complete, Staff acknowledged the need for an expedited review and approval process for this project. Staff report for action Preliminary Report 341-355 Yonge Street 2
ISSUE BACKGROUND Proposal The proposal is for a 9-storey student learning centre located at the property known municipally as 341-355 Yonge Street. The proposal will also have retail at and below grade. The total proposed gross floor area (GFA) is 12,784.26 m 2, of that, 1,730.31 m 2 is proposed to be retail. The proposed floor space index (FSI) is 6.68. No vehicular parking is proposed for the new building. The applicant has indicated that the total aggregate parking for Ryerson University is still sufficient to accommodate the parking needs of the proposed new building. A total of 53 bicycle parking spaces are proposed (26 occupant and 27 visitor). The main pedestrian access for the Ryerson Student Learning Centre would be on Gould Street, although the main entrance effectively opens onto to both Yonge Street and Gould Street. Servicing would take place on O' Keefe Lane, accessed via Gould Street, reversing the flow of the one-way vehicular traffic on O'Keefe lane from southbound to northbound. The current proposal indicates a "possible knock-out panel" in the basement of the Student Learning Centre and the construction of an above grade connection over O'Keefe Lane into the second floor of the Ryerson Student Library. Site and Surrounding Area Yonge Street between Gould Street and Gerrard Street is primarily characterized by lowrise (3 storey) retail buildings. The current site is vacant, having been the site of the former Sam the Record Man flagship store and World of Posters outlet (341 Yonge Street and 355 Yonge Street, respectively). There are listed heritage buildings in the vicinity at 340, 362, 363, 364 and 365 Yonge Street. North: to the north of the subject property are 2 to 3-storey retail and food stores and adult entertainment establishments. South: to the south of the subject property is Gould Street and beyond that is the now demolished heritage building referred to as the Lalani building (335 Yonge Street); the same retail building fabric continues to the south until the Toronto Life Square building at Yonge and Dundas Square. East: to the east of the subject property is O'Keefe Lane, the Ryerson Student Library, and the greater Ryerson University campus. West: to the immediate west of the property is Yonge Street and the same retail building fabric described above. Staff report for action Preliminary Report 341-355 Yonge Street 3
Provincial Policy Statement and Provincial Plans The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. The PPS sets the policy foundation for regulating the development and use of land. The key objectives include: building strong communities; wise use and management of resources; and, protecting public health and safety. City Council s planning decisions are required to be consistent with the PPS. The Growth Plan for the Greater Golden Horseshoe provides a framework for managing growth in the Greater Golden Horseshoe including: directions for where and how to grow; the provision of infrastructure to support growth; and protecting natural systems and cultivating a culture of conservation. City Council s planning decisions are required to conform, or not conflict, with the Growth Plan for the Greater Golden Horseshoe. Staff will review the proposed development for consistency with the PPS and for conformity with the Growth Plan for the Greater Golden Horseshoe. Official Plan The current Official Plan designation is Mixed-Use Area, and the property is also subject to Site Specific Official Plan policy 174. Mixed-Use Areas in the Official Plan are designed to accommodate a broad range of retail, residential and institutional uses. New development in Mixed-Use Areas should provide an appropriate transition between diverse built forms and provide high quality employment opportunities wherever possible. Site Specific Policy 174 of the Official Plan states that Yonge Street is to be promoted as a place for street related retail and entertainment uses. Reinvestment in the Yonge Street corridor is to be encouraged. Any large changes from the existing built form are to be directed to the Yonge and Dundas area. The downtown Yonge redevelopment project should encourage and explore high quality architecture, and landmark buildings that could act as tourist destinations. Appropriate linkages should be created between Ryerson University, Yonge Street, the redevelopment lands and major mixed-use developments. Generally, redevelopment should respect and reinforce the existing built form fabric of Yonge Street. Heritage buildings should be the target of adaptive reuse where possible, and the streetscape shall be treated in accordance with the Downtown Yonge Business Improvement Association's streetscape guidelines. Tall Building Guidelines Toronto City Council approved the use of the document, Design Criteria for Review of Tall Building Proposals in June, 2006 and in April, 2010 extended authorization of its use. A tall building is generally defined as a building that is taller than the road right-ofway adjacent to the site. Yonge Street has a right of way of 20 metres in this part of the City, therefore, this building is considered a tall building. Staff report for action Preliminary Report 341-355 Yonge Street 4
Among other goals, the Tall Building guidelines seek to reduce the impacts of tall building proposals on adjacent development, while encouraging design excellence. Assessment using these guidelines is based on issues such as height transition, building placement and orientation, entrances, heritage conservation, massing of base buildings, tower floorplates, separation distances, pedestrian realm consideration, sustainable design, servicing, amenity space, massing, light and privacy, landscaping, weather protection and shadow impacts. This document will be used to evaluate the proposed building. The City s Design Criteria for Review of Tall Building Proposals study is available on the City s website at: http://www.toronto.ca/planning/studies.htm#guidelines Zoning Within the old City of Toronto Zoning By-law (438-86) and the new comprehensive Zoning By-law (1156-2010, under appeal), the subject lands are zoned CR, or commercial residential. CR zoning permits a wide variety uses including residential, retail, commercial and institutional uses. The site has a height limit of 20 metres and a density restriction of 4 times coverage. The property is also subject to a 20 m height limit and a 44 angular plane which begins from a base height of 16 m established from the lot line abutting Yonge Street, measured from grade. The property is also within the flight path of the Hospital for Sick Children and subject to the height restrictions associated with it. Site Plan Control Site Plan Control is applicable to this site and an application for Site Plan Control has been submitted (11 146675 STE 27 SA). The application will be reviewed concurrently with the rezoning application. Tree Preservation As part of this application, two City owned trees on Gould Street will have to be removed. Reasons for the Application The application requires relief from the in force Zoning By-law (438-86). The application in its current form exceeds height restrictions of the by-law (20 metres) by approximately 24 metres on Yonge Street. Furthermore, the built form proposed does not meet the 44 angular plane restrictions or the FSI restrictions of 4 times the lot area for the property. The proposed building, does not, however, penetrate the flight path for the Hospital for Sick Children. COMMENTS Staff report for action Preliminary Report 341-355 Yonge Street 5
Application Submission The following reports/studies were submitted with the application: 1. Planning Rationale Report; 2. Shadow Study; 3. Arborist Report; and 4. Functional Servicing Report. City staff are reviewing the application for completeness, and anticipate that the applicant will have to submit a comprehensive Traffic Impact Study, and pedestrian level wind study. Issues to be Resolved City Staff have identified some issues to be resolved: 1. consistency with the Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe; 2. conformity with Official Plan policies, particularly with respect to the sections on public realm, heritage, built form and built form for tall buildings and Official Plan Policy 174; 3. assessment of the proposed public realm, landscaped open space and conformity with the Downtown Yonge BIA's Streetscape Guidelines; 4. conformity with the Design Criteria for Review of Tall Building Proposals, namely the sections on transition in scale, prominent sites, open space, heritage resources, spatial separation, and pedestrian realm; 5. built form and massing issues including, but not limited to: height, density, setbacks, stepbacks, views, sky view, light penetration, privacy, wind mitigation and pedestrian realm weather protection on Yonge Street and Gould Street; 6. the built form transition from this site into all surrounding neighbourhoods, including Ryerson University and the Yonge Street Strip, and shadow impacts on surrounding properties, open space and the public realm; 7. sustainability approach including TGS Tier Two targets as well as the type, location and supply of bike parking facilities; 8. suitability of the size, format and location of the retail space; 9. traffic and neighbourhood parking impacts, access issues from O'Keefe Lane, including the proposed reversal of vehicular traffic flow and access issues from Gould Street. Should the City contemplate a permanent closure of Gould Street, Staff report for action Preliminary Report 341-355 Yonge Street 6
some kind of restricted access or gate system would have to be implemented to retain accessibility to O'Keefe Lane; 10. appropriateness of building a pedestrian bridge over O'Keefe lane and the encroachment that would result; 11. provision of knock-out panels for future PATH and TTC Dundas Station subway connections; Toronto Green Standard The Toronto Green Standard (TGS) is a tool to implement the broader environmental policies of the Official Plan. Several of the natural environment policies of the Official Plan encourage green development. These policies are geared to reduce the negative impacts of development on the natural environment through practices such as improved stormwater management, water and energy efficiency, and waste reduction and recycling. These policies also promote development that enhances the natural environment and support green industry. The TGS Checklist has been submitted by the applicant and is currently under review by City staff for compliance with the Tier 1 performance measures. Additional issues may be identified through the review of the application, agency comments and the community consultation process. CONTACT Giulio Cescato, Planner Tel. No. (416) 392-0459 Fax No. (416) 396-0113 E-mail: gcescat@toronto.ca SIGNATURE Gregg Lintern, MCIP RPP Director, Community Planning, Toronto and East York District (p:\2011\cluster B\pln\teycc9889468099.doc) - es Staff report for action Preliminary Report 341-355 Yonge Street 7
ATTACHMENTS Attachment 1: Site Plan Attachment 2: North Elevation Attachment 3: South Elevation Attachment 4: East Elevation Attachment 5: West Elevation Attachment 6: Zoning (438-86) Attachment 7: Zoning (1156-2010) Attachment 8: Application Data Sheet Staff report for action Preliminary Report 341-355 Yonge Street 8
Attachment 1: Site Plan Staff report for action Preliminary Report 341-355 Yonge Street 9
Attachment 2: North Elevation Staff report for action Preliminary Report 341-355 Yonge Street 10
Attachment 3: South Elevation Staff report for action Preliminary Report 341-355 Yonge Street 11
Attachment 4: East Elevation Staff report for action Preliminary Report 341-355 Yonge Street 12
Attachment 5: West Elevation Staff report for action Preliminary Report 341-355 Yonge Street 13
Attachment 6: Zoning By-law 438-86 Staff report for action Preliminary Report 341-355 Yonge Street 14
Attachment 7: Zoning By-law 1156-2010 Staff report for action Preliminary Report 341-355 Yonge Street 15
Attachment 8: Application Data Sheet Application Type Rezoning Application Number: 11 146654 STE 27 OZ Details Rezoning, Standard Application Date: March 16, 2011 Municipal Address: Location Description: Project Description: 341-355 YONGE ST PLAN 22A PT LOT 26 **GRID S2712 This is a Gold Star Rezoning application for a new 9 storey (plus mechanical) Student Centre for Ryerson University, with retail at and below grade, no parking. Library and Study space. Applicant is also seeking an above grade encroachment of a City-owned laneway and a reversal of direction for the same City-owned laneway. Applicant: Agent: Architect: Owner: RYERSON UNIVERSITY 350 Victoria Street, Toronto, ON, M5B 2K3 Bousfields Inc. 3 Church St. unit 300 Toronto, ON M5E 1M2 Zeidler Partnership 315 Queen St. W Toronto, ON M5V 2X2 RYERSON UNIVERSITY 350 Victoria Street, Toronto, ON, M5B 2K3 PLANNING CONTROLS Official Plan Designation: Mixed-use Areas Site Specific Provision: Y, OP Policy 174 Zoning: CR T4.0 C4.0 R1.5 Historical Status: N Height Limit (m): 20 Site Plan Control Area: Y PROJECT INFORMATION Site Area (sq. m): 1920 Height: Storeys: 9 Frontage (m): 39.04 Metres: 44.245 Depth (m): 49.025 Total Ground Floor Area (sq. m): 744.81 Total Total Residential GFA (sq. m): 0 Parking Spaces: 0 Total Non-Residential GFA (sq. m): 12784.255 Loading Docks 2 Total GFA (sq. m): 12784.255 Lot Coverage Ratio (%): 38.8 Floor Space Index: 6.68 DWELLING UNITS FLOOR AREA BREAKDOWN (upon project completion) Tenure Type: N/A Above Grade Below Grade Rooms: 0 Residential GFA (sq. m): 0 0 Bachelor: 0 Retail GFA (sq. m): 499.964 1230.345 1 Bedroom: 0 Office GFA (sq. m): 0 0 2 Bedroom: 0 Industrial GFA (sq. m): 0 0 3 + Bedroom: 0 Institutional/Other GFA (sq. m): 10800.617 253.329 Total Units: 0 CONTACT: PLANNER NAME: Giulio Cescato, Planner, gcescat@toronto.ca TELEPHONE: 416-392-0459 Staff report for action Preliminary Report 341-355 Yonge Street 16