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City of Toronto Council and Committees |
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All Council and Committee documents are available from the City of Toronto Clerk's office. Please e-mail clerk@toronto.ca.
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November 2, 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
3.3 Streetscape and
Built Form (general) |
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| (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. |
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Not applicable to
Yorkville triangle - no
medium or high density
MCR areas in triangle. |
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| (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. |
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Not applicable to
Yorkville triangle -
height limit is 12
metres |
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| (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. |
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Not applicable to
Yorkville triangle -
height limit is 12
metres |
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| (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. |
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Not applicable to
Yorkville triangle - as
above |
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| (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. |
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Not applicable to
Yorkville triangle - no
CR areas in triangle |
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| (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. |
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Applicable to area.
Some items can be
included in Zoning
By-law. Current Zoning
By-law controls scale,
building location,
height and setback. |
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| 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 |
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Not applicable to
Yorkville triangle -
building types in
triangle do not include
roof mechanics |
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| (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. |
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Not applicable to
Yorkville triangle - no
terminating features to
a street in triangle - see
Map No. 4 |
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| (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. |
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Not applicable to
Yorkville triangle - no
major intersec-tions in
triangle, see Map No. 4 |
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| (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. |
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Not applicable to
Yorkville triangle - no
areas on Map No. 4 in
triangle |
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| 13. Low Density
Residence Areas
(Yorkville Triangle,
Ramsden Park and
Asquith-collier
Residence Areas)
13.3 Streetscape and
Built Form |
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| (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. |
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Not applicable to
Yorkville triangle.
Belmont not in triangle |
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(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; |
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Section (b) applies to
Yorkville Triangle
Not a Zoning By-law
matter |
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| (ii) consideration
should be given to the
impact of multiple
variances and the
number of applications
made for a certain area;
and |
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Not a Zoning By-law
matter |
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| (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 |
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Yes - Zoning controls
in force via recent
amendment
(1994-0491, amended
by OMB Oct. 31,
1996). |
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| (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; |
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Section (c) applies to
Yorkville Triangle
Not a Zoning By-law
matter |
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Yes |
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| (ii) be located to the
rear, with limits on
size, scale and setback
from the walls of the
historic building; |
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Yes - in Zoning By-law |
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Yes |
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| (iii) be distinguishable
from and harmonious
with the historic
building in terms of
mass and materials; |
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Not a Zoning By-law
matter |
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Yes |
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| (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 |
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Not a Zoning By-law
matter |
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Yes |
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| (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. |
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No- site specific
variation in height and
siting, affecting
viability of addition and
its impact on front
facade, requires a
flexible approach. |
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Yes |
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Please note that council and committee documents are provided electronically for information only and do not retain the exact structure of the original versions. For example, charts, images and tables may be difficult to read. As such, readers should verify information before acting on it. All council documents are available from the City Clerk's office. Please e-mail clerk@toronto.ca. |
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