October 20, 1999

To: Toronto Community Council

From: Acting Commissioner of Urban Planning and Development Services

Subject: Preliminary Report on Application No. 199022 for an Amendment to the Zoning By-law to permit the construction of a 170 room undergraduate student residence at 70 and part of 50 St. Joseph` Street as part of St. Michael's College

(Ward 24 - Downtown)

Purpose:

To introduce a proposal to construct a four storey student residence on St. Michael's College lands west of Bay Street and seek Community Council endorsement to hold a public meeting.

Financial Implications and Impact Statement:

There are no financial implications resulting from the adoption of this report.

Recommendation:

It is recommended that I be requested to hold a public meeting in the community to discuss the application and to notify owners and residents within 300 metres of the site and the Ward Councillors.

Background:

The University of Toronto and its affiliated colleges and universities are facing a serious housing shortage in the next few years due to the impact of the 'double cohort' phenomenon, created by the phasing out of Grade 13, and long-term demographics. In order to meet this shortage, the University of Toronto requested its federated and affiliated colleges and universities to consider constructing student housing. Consequently, St. Michael's College undertook to build a new student residence.

The College originally proposed that the new building be located in an area currently occupied by two heritage buildings on the west side of Elmsley Place. In response to concerns about the demolition of these buildings, the College's consultants examined several alternative sites, including the proposed site. Following discussions with the College and City staff, the proposed site was chosen.

Comments:

Site

This site is part of the St. Michael's College lands bounded by Bay Street, St. Mary Street, St. Joseph Street and Queen's Park Crescent East.

The proposed development is located on the north side of St. Joseph Street, west of Bay Street, south of St. Basil's Church. It includes three heritage houses on the east side of Elmsley Place. Part of the remainder of the site forms a ceremonial drive to St. Basil's Church. The rest of the site is heavily treed.

Proposal

The applicant is proposing to construct a four storey undergraduate student residence with approximately 170 rooms. As part of the project, the houses on Elmsley Place will be renovated to provide additional student rooms.

The main entrance to the project will face onto a reconstructed ceremonial drive relocated further east towards Bay Street leading up to St. Basil's Church.

Current Official Plan and Zoning Designations

The site is currently designated 'Institutional' in both the former City of Toronto's Part I Plan and the University of Toronto Part II Plan. No Official Plan Amendment is required since residential uses are permitted.

This site is zoned 'Q' or Institutional. Zoning By-law 1997-0275 which implements the University of Toronto Part II Plan identifies twenty-eight development sites within the campus where Council has approved specific heights and building envelopes that allow as-of-right development. All other sites require a rezoning. This site is not a development site and therefore requires a rezoning to permit development.

Planning Issues

The development of this site for student residences provides an opportunity not only to meet a housing need for an important segment of the University's population but also to enhance the area surrounding the site. The planning issues related to the development of the project include the following:

a) Development Guidelines

Section 6 of By-law No. 1997-0275, the University of Toronto Part II Plan, requires Site Development Guidelines for each development site identified in the University of Toronto by-law and any additional sites approved through the rezoning process. During the rezoning process, Urban Planning and Development Services staff will be developing these Guidelines for Council approval including:

- setback and/or build-to lines including minimum and maximum vertical dimensions for building walls which are sufficient to establish appropriate relationships to adjacent buildings and ensure the continuity and scale of building frontages within the overall streetscape;

- built form envelopes, demonstrating how the development potential permitted on each site is to be generally distributed on the site. Envelopes should be sufficient to indicate how potential building massing achieves the objectives of the plan.

b) Impact on Adjacent Historical Buildings

St. Basil's Church and the houses on Elmsley Place were included in the City of Toronto Inventory of Heritage Properties by City Council on June 20, 1973. Under the Ontario Heritage Act, City Council designated the church on April 2, 1979 and the three houses on the eastern side of the street on September 3, 1991. As part of the rezoning process, Heritage Toronto may request the College to sign a Heritage Easement Agreement for the houses on the east side of Elmsley Place.

During the process of this rezoning, it is important to ensure that the development of this new building will be in keeping with the historical character of these adjacent buildings. Details such as fenestration and façade materials should reflect the existing buildings.

c) Impact on Ceremonial Drive and Related Open Space

The proposed location of the residence will require that the ceremonial drive be realigned to the east of its present location in order to accommodate the south wing of the building. As a result, the ceremonial drive will be moved closer to the area zoned 'UOS' (University Open Space). In addition, the applicant has indicated that St. Michaels' College will be taking advantage of the reconstruction of the ceremonial drive and the construction of the proposed building to improve the area surrounding the forecourt of St. Basil's Church. The re-design of the drive and the landscaping of the surrounding area should be complementary to the Church, the residence and the 'UOS' area.

d) Replacement of Trees

The proposed location of the residence will necessitate the removal of several trees, both on University land and the public boulevard. Where required, application will be made to Council for permission to remove the trees. The applicant will undertake to replace any trees in response to recommendations from the Forestry Section of the Parks Division.

e) Location of Entrances to the Proposed Building

In keeping with the significance of the Church and the location of the ceremonial drive, it is anticipated that the primary entrance to the building will be off the ceremonial drive. It may also be advisable to include a pedestrian entrance from St. Joseph Street to allow students easy access.

f) Development of Master Plan for St. Michael's College Campus

Although the St. Michael's College lands were included in the Part II Plan for the University of Toronto area, there were no development sites identified for these lands. However, as a result of renewed interest in the development of sites within the campus, University and City staff will re-examine the campus with the goal of identifying further potential sites suitable for both residences and classroom space. This will occur concurrent with this rezoning application but will not necessarily be completed at the same time and should not delay the completion of this rezoning application.

Conclusion:

This application should be discussed by the community.

There are a number of issues that must be resolved prior to the introduction of the Final Report to Toronto Community Council.

Contact:

Helen Coombs

Senior Planner

Telephone: 392-7613

Fax: 392-1330

E-Mail: hcoombs@toronto.ca

Beate Bowron

Director, Community Planning, South District

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List of Attachments:

Application Data Sheet

Maps (3)

APPLICATION DATA SHEET

Confirmed Municipal Address: 70 and part of 50 St. Joseph St.

PLANNING CONTROLS (For verification refer to Chief Building Official)

Official Plan Designation:	Institutional	Site Specific Provision:	No
Zoning District:	Q	Historical Status:	50 St. Joseph St. designated
Height Limit (m):	14.0; 18.0;	Site Plan Control:	Yes

PROJECT INFORMATION

Site Area:	4646.3 m2		Height:	Storeys:		4
Frontage:	75.8 m			Metres:		18.69
Depth:	75.7 m
				Indoor		Outdoor
Ground Floor:	1052.0 m2		Parking Spaces:
Residential GFA:	5263.8 m2		Loading Docks:
Non-Residential GFA:			(number, type)
Total GFA:	5263.8 m2

DWELLING UNITS					FLOOR AREA BREAKDOWN
Tenure:	Rental				Land Use	Above Grade	Below Grade
Rooms:	155				Residential	5263.8 m2
Total Units:	155

PROPOSED DENSITY
Residential Density: 1.13	Non-Residential Density:	Total Density: 1.13

COMMENTS

Status:

Application received.

Data valid:

October 18, 1999

Section:

CP South District

Phone:

392-7333