March 17, 1998

 To:Toronto Community Council

 From:Commissioner of Urban Planning and Development Services, upon application by Mary Bull, McCarthy Tetrault, Barristers and Solicitors, Suite 4700, T-D Bank Tower, T-D Centre, Toronto, Ontario, M5K 1E6, on behalf of 888 Corporation.

 Subject:Preliminary Report - 888 Yonge Street (Masonic Temple) - Application No. 198001 for Official Plan and Zoning By-law amendments and Site Plan Approval for a 19-storey mixed-use building containing 124 residential dwelling units, and retail uses and above-grade parking. (Midtown)

 Purpose:

 To introduce a mixed-use development proposal for 888 Yonge Street, and seek direction to hold a public meeting.

 Source of Funds:

 Not applicable.

 Recommendations:

 1.That I be requested to hold a public meeting in the community to discuss the application, and to notify owners and tenants within 300 metres of the site and the Ward Councillors.

 2.That the owner be requested to meet with staff of Urban Planning and Development Services and the Toronto Historical Board to discuss design solutions for preserving the significant heritage components of the building.

 3.That the owner be requested to submit a Pedestrian Level Wind Study and a Shadow Impact Study, acceptable to me.

 4.That the owner be advised that, prior to final Council approval, an owner may be required to submit a Noise Impact Statement and a Material Recovery and Waste Reduction Plan in accordance with City Council=s requirements. The owner will be further advised of these requirements, as they relate to this project by the Commissioner of City Works Services.

Background:

 Proposal:

 No. 888 Yonge Street, which is located on the north-west corner of Davenport Road and Yonge Street, contains the Masonic Temple building, a prominent landmark built in 1918. The building is now used as a concert hall and entertainment venue from time to time.

 The owner proposes to incorporate the exterior of the Masonic Temple, but remove the existing interior to incorporate residential, retail and above-grade parking uses. A 13-storey addition containing residential uses is proposed on top of the Masonic Temple. The proposed mixed-use building would contain 1180 m2 (or 1.0 times the area of the lot) for retail uses, four levels of above-grade parking (with a gross floor area of 3976 m2 or 3.7 times coverage), and 124 residential dwelling units (with a gfa of 11,121 m2 or 10.3 times coverage). The total density of the project is 14.9 times coverage. The proposal is 63.1 metres in height (19 storeys).

 Applicable Planning Controls:

 The site is designated a Medium Density Mixed Commercial-Residential Area in the Official Plan and the North Midtown Part II Plan, and is zoned CR T4.0 C1.75 R4.0 with a 30 metre height limit. Plan policies and the Zoning By-law both limit the maximum permitted total density to 4.0 times the area of the lot. Section 5 of the Official Plan encourages the preservation of buildings of architectural and/or historical importance.

 History:

 The Masonic Temple is of historic importance, and has been on the City=s Inventory of Heritage Properties since 1974. The building was designated under the Ontario Heritage Act by By-law 1997-0668, passed by City Council on December 8, 1997.

 In November 1997, the owner applied to demolish the existing building. In a report, dated January 27, 1998, the Toronto Historical Board recommended to City Council that the demolition application be refused. City Council adopted the recommendation of the Toronto Historical Board.

 Notwithstanding their application to demolish the existing building, the owner applied for the subject Official Plan and Zoning By-law amendments and Site Plan Approval on January 13, 1998.

 Comments:

 The application has been circulated to other civic officials for comments. It should also be the subject of a public meeting within the community.

The following key planning issues will require review and resolution prior to final reporting.

 Density, height and massing:

 The acceptability of allowing extra density and height is an issue which must be assessed within context of the surrounding area, and in terms of the City=s planning, heritage and built form objectives. No. 18 Davenport Road, a residential building known as McMurrich Place, located immediately west of the Masonic Temple, is 41 metres tall. No. 890 Yonge Street, located immediately north of the site, is 44 metres in height. At 14.9 times coverage and 63 metres in height, the applicant=s proposal is significantly larger than permitted either by current planning controls or the surrounding built form context, and is considered too large. However, a tower component in excess of the current 30 metre height limit could be considered on the basis of appropriate setbacks to accent the historic building and better alignment with adjacent buildings. The siting of any addition might also be designed, in part, based on the results of a Pedestrian Level Wind Study. Further, the architecture, materials and fenestration of an addition must complement and be compatible with the exterior of the Masonic Temple. The ultimate size of an acceptable proposal, its final form and detailing, and its micro-climatic effects on surrounding properties will require further design and evaluation.

 Heritage preservation:

 The Toronto Historical Board advises me that preservation and continued reuse of the Masonic Temple is a priority objective. As discussed above, the owner proposes to retain the existing exterior of the building. However, the Toronto Historical Board has also emphasized that the interior is also of significant importance. None of the interior would be retained by the subject proposal. Relocating the above-grade parking uses to a below-grade garage could allow for preservation of significant features of the existing interior. Preservation of the maximum building elements, including interior features, is an important objective. Continued discussion with the applicant is needed on this matter.

 Contact Name:Michael Mizzi

City Planning Division, North Section

Telephone: 392-1324

Fax: 392-1330

E-mail: mmizzi@city.toronto.on.ca

    Paul J. Bedford

Director, City Planning and Chief Planner

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APPLICATION DATA SHEET

 Confirmed Municipal Address:888 Yonge Street

 PLANNING CONTROLS (For verification refer to Chief Building Official)

 PROJECT INFORMATION