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2112-2114 Yonge Street Zoning Amendment Application- Final Report

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2112-2114 Yonge Street Zoning Amendment Application- Final Report STAFF REPORT ACTION REQUIRED 2112-2114 Yonge Street Zoning Amendment Application- Final Report Date: April 13, 2015 To: Toronto and East York Community Council From: Director, Community Planning, Toronto and East York District Wards: Ward 22 – St Paul's Reference 10 140492 STE 22 OZ Number: SUMMARY This application proposes to demolish the existing buildings on the site and construct a new 10- storey, mixed-use building containing 80 residential units, 387 square metres of retail at grade and 60 vehicular parking spaces accessed from Hillsdale Avenue West. The subject site includes the rear public lane which the applicant proposes to purchase from the City. This report reviews and recommends approval of the application to amend the Zoning By-law. The proposed development conforms with the development criteria for Mixed Use Areas, Avenues, Public Realm, Built Form, and all other relevant Official Plan policies and urban design guidelines. RECOMMENDATIONS The City Planning Division recommends that: 1. City Council amend Zoning By-law 438- 86, for the lands at 2112-2114 Yonge Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 8 to report (April 13, 2015) from the Director, Community Planning, Toronto and East York District. Staff report for action – Final Report – 2112-2114 Yonge Street 1 2. City Council amend City of Toronto Zoning By-law 569-2013 for the lands at 2112-2114 Yonge Street substantially in accordance with the draft Zoning By-law Amendment attached as Attachment No. 9 to report (April 13, 2015) from the Director of Community Planning, Toronto and East York District. 3. City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Zoning By-law Amendments as may be required. 4. Before introducing the necessary Bills to City Council for enactment, City Council require the Owner to, submit a revised Functional Servicing & Stormwater Management Report to the satisfaction of the Executive Director, Engineering and Construction Services. 5. Before introducing the necessary Bills to City Council for enactment, City Council require the Owner to enter into an Agreement pursuant to Section 37 of the Planning Act as follows: a. The community benefits recommended to be secured in the Section 37 Agreement are as follows: Prior to issuance of an above grade building permit the owner shall make an indexed cash contribution to the City in the amount of $50,000 to be allocated at the discretion of the Chief Planner and Executive Director, City Planning Division in consultation with the Ward Councillor, toward any one or more of the following: i. public realm improvements in the Yonge-Eglinton area per the Midtown in Focus Parks, Open Space and Streetscape Plan. ii. local streetscape improvements; iii. local parks improvements; and iv. improvements to local community facilities. Such amount to be indexed upwardly in accordance with the Statistics Canada Construction Price Index for Toronto, calculated from the date of the Section 37 Agreement to the date the payment is made. b. In the event the cash contribution referred to in Section a has not been used for the intended purpose within three (3) years of this By-law coming into full force and effect, the cash contribution may be redirected for another purpose, at the discretion of the Chief Planner and Executive Director of City Planning, in consultation with the local Councillor, provided that the purpose is identified in the Toronto Official Plan and will benefit the community in the vicinity of the lands. c. The following matters are also recommended to be secured in the Section 37 Agreement as a legal convenience to support development: i. The owner shall pay for and construct any improvements to the municipal infrastructure in connection with the Functional Servicing and Stormwater Staff report for action – Final Report – 2112-2114 Yonge Street 2 Management Report, as accepted by the Executive Director of Engineering and Construction Services, should it be determined that improvements to such infrastructure is required to support this development. ii. Prior to the issuance of any building permit for the site, including shoring and excavation, the owner shall have obtained title to the lands shown on Attachment 8, Map 1 to the report (April 13, 2015) as "Lane to be Purchased by Applicant". iii. Prior to the issuance of any building permit for the site, the owner shall provide an overland flow route easement to the satisfaction of the Executive Director, Engineering and Construction Services. 6. City Council authorize the appropriate City officials to take such actions as are necessary to implement the foregoing, including execution of the Section 37 Agreement. Financial Impact The recommendations in this report have no financial impact. DECISION HISTORY At its meeting of February 16, 2011, the Toronto and East York Community Council considered a preliminary planning report with respect to a 9-storey mixed-use building at 2112-2114 Yonge Street. The report is available at: http://www.toronto.ca/legdocs/mmis/2011/te/bgrd/backgroundfile-35409.pdf ISSUE BACKGROUND The application was delayed due to negotiations related to the purchase of the City owned laneway to the rear of the site. The purchase of the laneway is necessary as the proposed building will be partially situated over the laneway and the underground parking garage will extend below grade under the laneway. Proposal The proposal is to demolish the existing buildings and construct a new 10-storey (35.3 metres to roof of mechanical penthouse plus 2.5 metre elevator overrun) mixed-use building containing 80 residential units on floors 2 to 9 and 387 square metres of retail at grade. The total gross floor area is 7,182 square metres. There is a unit mix of 31 two-bedroom units and 49 one-bedroom units. The residential entry will be located on the Hillsdale Avenue frontage. The retail entrances will be located on the Hillsdale Avenue and Yonge Street frontages. The indoor amenity space (151 square metres) is proposed to be located on the 10th floor adjacent to the outdoor amenity space (160 square metres) located on the rooftop of the 9th floor. The original proposal also located the indoor amenity space above the 9th floor. The owner proposes to purchase a portion of the existing 3.4-metre wide public lane which abuts the west (rear) lot line of the property. The inclusion of the public lane would increase the depth of the site from 27.4 metres to 30.8 metres. The purchase of the laneway is necessary as the proposed building Staff report for action – Final Report – 2112-2114 Yonge Street 3 will be partially situated over the laneway and the underground parking garage will extend below grade under the laneway. The proposed building has no setback from the north, south and east property lines, and will be set back 1.0 metre from the proposed west property line. There will not be any windows on the portion of the south façade setback 0.0 metres from the lot line. Along the Yonge Street frontage the first floor has been setback 1.1 metres, ensuring a curb to building clear way of 6.0 metres. The sidewalk width will be 5.0 metres along the Hillsdale Avenue West frontage. On the Yonge Street frontage the proposed building steps back 2.9 metres above the 6th floor and 3.8-metres above the 9th floor. On the Hillsdale Avenue frontage the proposed building steps back 5.8 to 3.2-metres (tapering from east to west) above the 6th floor, and 1.8 metres above the 9th floor. On the south elevation the proposed building steps back from 1.3 metres on the east side to 3.8 metres to the west side above the 6th floor, and 5.9 metres above the 9th floor. The west elevation (rear) of the building is proposed to step back 5.0 metres above the 9th floor. Parking is proposed in a 3-level underground parking garage, comprised of 52 residential parking spaces and 8 visitor/retail spaces. Vehicular access to the site is proposed from a driveway off Hillsdale Avenue West near the west lot line. Also proposed are 82 bicycle parking spaces (64 residential, 16 visitor, 2 retail). A 'Type G' loading space is proposed. Drop off and pick up, as well as garbage and loading facilities, will be on-site at the rear of the property. The Site Plan and Elevations are included in Attachments 1-5. Additional project information is included in Attachment 10 of this report (Application Data Sheet). Site and Surrounding Area The site is located on the southwest corner of Yonge Street and Hillsdale Avenue West. It is currently occupied by an automobile service and repair shop and a 2-storey mixed commercial- residential building. The following uses surround the site: North: Across Hillsdale Avenue on the northwest corner of Yonge Street and Hillsdale Avenue is the Firestone Automobile Service Centre. Further north on the block to Berwick Avenue are mixed commercial-residential buildings primarily 2 storeys in height. North of Berwick Avenue are office buildings up to 30 storeys, and residential condominiums of up to approximately 54 storeys. West: Is a north-south 3.4 metre wide public lane that connects Hillsdale Avenue West and Manor Road West. Across the public lane is an open-cut section of the TTC’s Yonge Street subway line. The Chaplin Estates neighbourhood, comprised primarily of detached and semi-detached houses, is west of the TTC open-cut, and at least 40 metres from the site. East: Across Yonge Street are 2- to 4-storey mixed commercial-residential buildings.
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