September 8, 1999

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services

Subject:Information Report - Yorkville Triangle - Official Plan Amendment No. 143 and Zoning By-law No. 138-199 (Toronto Community Council Report No. 9, Clause 61) (Ward 23 - Midtown)

Purpose:

To provide Community Council with information regarding the incorporation of design guidelines into the Zoning By-law for the Yorkville Triangle.

Source of Funds:

Not applicable

Recommendations:

That this report be received for information.

Background:

At its meeting held June 22, 1999, the Toronto Community Council dealt with the communication of Councillor Adams, dated June 10, 1999, requesting consideration of further amendment(s) to Zoning By-law 138-1999 to reflect the revised Design Guidelines for North Midtown for the Yorkville Triangle area insofar as those design guidelines address the matter of built form. Council directed that the Commissioner of Urban Planning and Development Services and the City Solicitor, in consultation with Heritage Toronto, report to the Toronto Community Council on this matter at its meeting to be held on July 15, 1999.

In my report dated March 12, 1999, I recommended, and Council approved: the repeal of the interim control by-law for the Yorkville Triangle; the amendment of the Part II Plan for North Midtown by incorporating a more detailed description of the built form character of the Yorkville Triangle; the adoption of a Zoning By-law prohibiting integral garages and requiring that additions be more in keeping with the scale of buildings in the area; the revision of the Design Guidelines for North Midtown respecting new construction associated with heritage buildings; and a request that Heritage Toronto report on the possibility of the Yorkville Triangle being part of a Heritage Conservation District. At its meeting on April 13, 1999, Heritage Toronto agreed to undertake this District study subject to sufficient financial and staff resources. Toronto City Council, at its meeting on May 11 and 12, 1999, agreed to pass a by-law designating the Hazelton Avenue Area, which includes the Yorkville Triangle, as a Heritage Conservation District study area.

Comments:

In consultation with the City Solicitor and Heritage Toronto, I have reviewed those components of the Design Guidelines for North Midtown, as amended by Council April 13, 1999, which are related to built form in the Yorkville Triangle. The results of my analysis are contained in Table 1, appended to this report.

My analysis shows that many of the built form guidelines do not apply to the Yorkville Triangle. Most of those guidelines that do apply to the area, such as the design of windows and doors, type of building materials and exterior colours, are not appropriate, under Section 34 of the Planning Act, to be included in Zoning By-laws. Such guidelines, which are best applied on a case by case basis, would be more appropriately included in the requirements arising from the Heritage Conservation District study to be undertaken by Heritage Toronto. The few guidelines which can be addressed in Zoning By-law requirements, are included in the Zoning By-law.

The one guideline for which an argument could be made for inclusion in the Zoning By-law is 13.3 (c) (v), which deals with the roof ridge line of additions to listed heritage buildings in relation to the roof ridge line of the existing building. The guideline is specifically worded to permit the option of additions having a higher roof ridge line for a variety of reasons including the provision of viable living space. Removing the option for such additions could be a disincentive to retaining heritage buildings. I agree with Heritage Toronto that proposals for additions to listed heritage buildings should be judged on a case by case basis and where a higher roof ridge line for the addition does not jeopardize the integrity of the heritage building, when viewed from public streets, such additions are justified. Therefore, it is not appropriate that this guideline be included in the Zoning By-law.

In summary, my analysis shows that the few built form guidelines which apply to the Yorkville Triangle and are matters appropriate to a Zoning By-law have been included in the Zoning By-law. No further additions are required to address the built form guidelines.

Conclusions:

I have reviewed the revised Design Guidelines for North Midtown, in relation to built form in the Yorkville Triangle, in consultation with the City Solicitor and Heritage Toronto, and have concluded that no further amendments to the Zoning By-law are required to address such guidelines. Many of the guidelines which apply to the area, but are not addressed in the Zoning By-law, will be considered as part of the Heritage Conservation District study.

 Contact Name:Wayne Morgan

Telephone 392-1316

E-mail: wmorgan@toronto.ca

   Beate Bowron

Director, Community Planning, South District

[p:\1999\ug\uds\pln\to991955.pln] -st

3.General Guidelines 3.3Streetscape and Built Form (general)
(a)In order the residential areas are protected from undue overshadowing by proposed buildings in a Medium or High Density Mixed Commercial-Residential district, the shadow cast by the proposed building should: (i)be such that the ground floor windows of nearby houses or the lowest residential unit in a mixed-use building should not be overshadowed for a period of a least 2 hours on March 21 and September 23; and (ii)not overshadow a yard, roof deck or balcony of a residential dwelling unit for a period of at least 2 hours on June 22.		Not applicable to Yorkville triangle - no medium or high density MCR areas in triangle.

(b)In order to minimize the adverse impact of a proposed building's mass and location on neighbouring areas, applicants of projects which have a height in excess of 12 metres should provide drawings or models showing shadows cast by the proposed development on publicly accessible areas and on buildings surrounding it. Shadows should be shown for December 22, June 22 and September 23/March 21 for the hours of 10 a.m., 11 a.m., Noon, 1 p.m., 2 p.m., and 4 p.m., Shadow drawings should be provided early in the development review process.		Not applicable to Yorkville triangle - height limit is 12 metres
(c)In order to minimize the adverse impact of a proposed building on the pedestrian level surrounding the building and in neighbouring areas, applicant's of projects in excess of 30 metres in height or 3 times as high as surrounding structures should provide a pedestrian level wind study of the proposed development early in the development review process.		Not applicable to Yorkville triangle - height limit is 12 metres
(d)In order to ensure pedestrian comfort in public areas, the wind level of any such area should not exceed level 4 of the Beaufort Level on a weekly basis. Where wind levels are shown to be in excess, the area should be redesigned.		Not applicable to Yorkville triangle - as above
(e)In order to enhance the streetscape and provide pedestrian interest at grade, new buildings in CR districts should have continuous frontage and provide a setback at grade the average distance of the setback of existing or adjacent buildings.		Not applicable to Yorkville triangle - no CR areas in triangle

(f)In order to ensure the preservation and character of historic buildings included on the City of Toronto Inventory of Heritage Properties, new construction should be compatible with existing structures in the immediate area in the following ways: scale; building location and organization; height and setback; exterior features including roof pitch and style; cornice lines; window and door design; the proportion of window and door openings to the overall facade; and the horizontal or vertical emphasis of major building elements, materials and colour and floor levels.		Applicable to area. Some items can be included in Zoning By-law. Current Zoning By-law controls scale, building location, height and setback.
Yes - Some items, which cannot be dealt in Zoning By-law, may be addressed in the Heritage Con-servation District study. (g)In order to minimize the impact on the streetscape, mechanical equipment and mechanical penthouses should be located and designed on the roof of low-rise buildings (i.e., below 5 storeys in height) to be hidden from view along the street or adjacent public spaces		Not applicable to Yorkville triangle - building types in triangle do not include roof mechanics
(h)In order to ensure that projects which are located at the visual end of streets, as shown on Map No. 4, create or enhance the vista of the street, consideration should be given to project massing, location, landscaping, use and type of materials, layout of fenestration and roofline design, colour as well as to the provision of special features.		Not applicable to Yorkville triangle - no terminating features to a street in triangle - see Map No. 4
(i)In order to recognize the character and significance of major intersections as pedestrian focal points, as shown on Map No. 4, special consideration should be given to the streetscape, built form and pedestrian level environment at these intersections including setbacks, massing, improved sight lines, entrances to buildings, orientation, colour, special features, public improvements and activities.		Not applicable to Yorkville triangle - no major intersec-tions in triangle, see Map No. 4

(j)In order to make corner sites more comfortable, pleasant and safer environments for pedestrians and reinforce the streetscape, spaces should be designed to include primary entrances, provide additional space for pedestrians at grade and be suitably integrated as attractive places for people to gather and socialize in corner locations as identified on Map No. 4.		Not applicable to Yorkville triangle - no areas on Map No. 4 in triangle
13.Low Density Residence Areas (Yorkville Triangle, Ramsden Park and Asquith-collier Residence Areas) 13.3Streetscape and Built Form
(a)In order to ensure that the north side of Belmont Street is not overshadowed, new development on the south side of the street should be within the building envelope as shown on Drawing H attached to this report.		Not applicable to Yorkville triangle. Belmont not in triangle
(b)In order to ensure that the bulk of proposed buildings does not adversely impact upon adjacent residential areas and the streetscape:  (i)applications to the Committee of Adjustment having the maximum gross floor area of proposals in the Low Density Residence Areas exceeding the amount permitted in the Official Plan should not be supported;		Section (b) applies to Yorkville Triangle Not a Zoning By-law matter
(ii)consideration should be given to the impact of multiple variances and the number of applications made for a certain area; and		Not a Zoning By-law matter

(iii)consideration should be given to the effect of multi-storey and large internal voids and their impact on the bulk or perceived increase in density of the building		Yes - Zoning controls in force via recent amendment (1994-0491, amended by OMB Oct. 31, 1996).
(c)In order to preserve and maintain the character of historic buildings included on the City of Toronto's Inventory of Heritage Properties a new addition should: (i)preserve the character of this historic building in terms of materials, features and finishes, and limit the loss of historical materials;		Section (c) applies to Yorkville Triangle Not a Zoning By-law matter		Yes
(ii)be located to the rear, with limits on size, scale and setback from the walls of the historic building;		Yes - in Zoning By-law		Yes
(iii)be distinguishable from and harmonious with the historic building in terms of mass and materials;		Not a Zoning By-law matter		Yes
(iv)not alter the front facade, unless missing historic features such as entrances, windows and window openings, and porches are being reintroduced, based on historical, pictorial and physical documentation; and		Not a Zoning By-law matter		Yes
(v)generally not exceed the existing roof ridge line of the existing heritage building, except for restoration of original roofing materials based on historical, pictorial and physical documentation.		No- site specific variation in height and siting, affecting viability of addition and its impact on front facade, requires a flexible approach.		Yes