Community Consultation Meeting 55 to 95 Lake Shore Blvd East 33 to 53 Freeland St and 2 and 15 Cooper St Leontine Major, Senior Planner 28 November 2016
Agenda 7:00 Introductions Deputy Mayor McConnell City staff 7:05 Planning Staff Presentation Leontine Major, Senior Planner, City of Toronto 7:25 Applicant Presentation Peter Clewes, Architects Alliance Patrick Fejer, B+H Architects 8:05 Questions and Comments 8:55 Next Steps
Conduct • Everyone will have a chance to speak • Raise your hand to ask a question or make a comment at the end of the presentation • Be respectful - everyone deserves to be heard
SITE CONTEXT PLANNING POLICIES APPLICANT’S PROPOSAL REASONS FOR APPLICATION / ISSUES CONCLUSION
The Site | 75 The Esplanade The Site -141 Bay Street Site Area – 45,810 m2 11.3 acres
SITE CONTEXT PLANNING POLICIES APPLICANT’S PROPOSAL REASONS FOR APPLICATION / ISSUES CONCLUSION
The City of Toronto Official Plan The vision of the Plan is about creating an attractive, diverse, and safe city that evokes pride, passion and a sense of belonging, while offering a dynamic mixture of opportunities for everyone to live, work, learn and play.
Official Plan – Urban Structure Map
Official Plan
Former City of Toronto Official Plan
Central Waterfront Secondary Plan
Central Waterfront Secondary Plan
Lower Yonge Precinct Plan Endorsed by City Council June 7/8 2016
Lower Yonge Precinct Plan • The Lower Yonge Precinct will be a vibrant, mixed- use, complete community that derives its character from its waterfront context and the large central park at its heart. A home and workplace for people of all incomes, as well as a destination to visit, Lower Yonge will be a green, sustainable neighbourhood with streets and sidewalks that are inviting to both pedestrians and cyclists. The area will be characterized by mid-rise base buildings framing the public realm at a human scale, and broadly spaced towers ensuring sunlight, good wind conditions and ample views of the sky from all streets and the park. Endorsed by City Council June 7/8 2016
Lower Yonge Precinct Plan
LYPP – Streets and Blocks
LYPP – Street Types
LYPP - Park
LYPP – Mid-Block Connections
LYPP – Mid-Block Connections
LYPP – PATH Connections
LYPP – Transit Network
LYPP – Land Use
LYPP – Tower Separation
LYPP – Community Services/Facilities
LYPP – Public Art
Lower Yonge Precinct Plan
Heritage Policies • Heritage Policies in the Official Plan state that properties on the Heritage Register will be conserved and maintained consistent with the Standards and Guidelines for the Conservation of Historic Places in Canada, as revised from time to time and adopted by Council (Policy 3.1.5.4). • 55 Lake Shore Boulevard East is currently listed on the City’s Heritage Registry – both the office and warehouse building
Heritage – North Elevation
Heritage – East and West Elevation Office Office Warehouse Harbour St Heritage – North Elevation Heritage – North Elevation East Elevation Office Warehouse Harbour St West Elevation
Zoning Map
Zoning IC D3 N1.5 • Permits industrial buildings up to 3 times the area of the lot • Permits non-residential buildings uses up to 1.5 times the area of the lot • Does not permit residential uses
SITE CONTEXT PLANNING POLICIES APPLICANT’S PROPOSAL REASONS FOR APPLICATION / ISSUES CONCLUSION
Context Plan
Application – Overview Rezoning Application made May 9, 2016 • 4 blocks • Extension of Harbour Street East • New north/south street between Cooper Street and Lower Jarvis • Total Gross Floor Area 440,344 m2 • Residential – 358,833 m2 • Non-Residential -81,511 m2 • 5,192 Residential Units
Application – Overview Block 1 • 24 Storey non-residential building • Retail in a 2 storey podium • 22 storey office • New LCBO headquarters and flagship LCBO store • 577 parking spaces • 244 bike parking spaces • 7 loading spaces
Application – Overview Block 2 • 2 Mixed-use buildings (74 and 76 storeys) • Podiums 5 and 9 storeys tall that contain retail uses, amenity space and bike storage • 1669 residential units (70 studio, 798 one-bedroom, 666 2-bedroom and 165 3-bedroom) • 4 levels of underground parking (460 spaces) • 1,732 bike parkign spaces • Most loading below grade
Application – Overview Block 3 • Mostly Public Park (8,755 m2 or 2.1 acres) • 2-storey retail building that fronts both Harbour Street and the park
Application – Overview Block 4 • 4 mixed-use towers (85, 80, 70 and 65 storeys) • Podiums 4-5 storeys high with retail, amenity space, bike parking, daycare, school • Heritage building – partial demolition necessary due to the extension of Harbour Street • North podium retains the entirety of the existing LCBO office building • East/west connection through existing Mews • PATH Connection to 1 Yonge Street development
Application – Overview Block 4 • 3,493 residential units (80 studio, 1,911 one- bedroom, 1, 154 2-bedroom, 348 3-bedroom) • Majority of loading below grade • 622 parking spaces • 2,850 bike parking spaces
SITE CONTEXT PLANNING POLICIES APPLICANT’S PROPOSAL REASONS FOR APPLICATION / ISSUES CONCLUSION
Reasons for The Application Permitted Proposed Maximum Density 3 times the area of the lot 9.6 times the area of the lot Use Industrial and some non- Residential and non-residential proposed residential permitted
Issues to be Addressed Issues to be reviewed include, but are not necessarily limited to the following: consistency of the proposal with the Council-adopted Lower Yonge Precinct • Plan and the associated emerging policy framework; conformity with the Lower Yonge Precinct Municipal Class Environmental • Assessment; provision of an appropriate land use mix, to ensure a suitable balance • between residential and non-residential development; overall scale and intensity of the proposed development; • principle of transition from west to east and north to south; • evaluation of the proposed height, massing and tower separation and the • project's relationship to the public realm and the urban fabric of the waterfront and the downtown; evaluation of sun, shadow and wind conditions; • impacts of development on the on-site heritage resources; •
Issues to be Addressed (cont’d) the easterly extension of Harbour Street and accommodation of its planned • alignment; appropriateness of development to the planned roles and character of • existing and new public streets, including Harbour Street and Queens Quay East; incorporation of the appropriate streetscape dimensions and design; • implementation of the proposed public park, including timing, remediation, • design and conveyance; appropriateness of commercial uses adjacent to the proposed park; • provision of community services and facilities, and ongoing discussions with • the Toronto District School Board respecting allocating space for a new school within the development; provision of affordable housing with respect to the goal of the CWSP to • achieve affordable rental housing and low-end-of-market housing comprising 25% of all residential units in the Waterfront;
Issues to be Addressed (cont’d) capacity of site servicing and infrastructure, and in particular, sanitary • servicing capacity; the proposed sustainability strategy for the project, including • capacity to connect to future district energy facilities; evaluation of noise and air quality issues due to the proximity to • Redpath Sugar and the Gardiner Expressway; evaluation of the location of PATH connections and PATH expansion; • provision of required cycling infrastructure; • location, design and securing of privately-owned, publically- • accessible open spaces (POPS); provision of public art; • proposed phasing plan; and • identification and securing of public benefits and matters of legal • convenience, pursuant to Section 37 of the Planning Act.
SITE CONTEXT PLANNING POLICIES APPLICANT’S PROPOSAL REASONS FOR APPLICATION / ISSUES CONCLUSION
Determining the Public Interest Facts & Figures Details of development proposal, physical context City Planning Law Planning Policies Evaluation & Zoning Bylaw, Other Provincial Policy Recommendation Bylaws, Council decisions, Statement, Growth Plan, Ontario Municipal Board, Official Plan Committee of Adjustment People Applicant, City Departments & Agencies, Local Community, Other Stakeholders
Next Steps Application Circulation We Are Community Preliminary Report to Technical Consultation Community Council Response Here Response to Applicant Application Revision and Resubmission Opportunity Recirculation, Consultation, for you to Further Revisions, Finalization Comment and Staff Report Public Meeting at Community Council City Council Decision Opportunity for third party Appeal to OMB OPA/By-law in Effect
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