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Planning & Urban Design Rationale

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Planning & Urban Design Rationale DRAWING NOT TO BE SCALED Contractor must check and verify all dimensions on the job and report any discrepancies to the architect before proceeding with the work. 11 YORKVILLE AVENUE This drawing shall not be used for construction purposes until signed by the consultant responsible. This drawing, as an instrument of service, is provided by and is the property of REZONING AND SPA APPLICATION Sweeny & Co. Architects. ISSUED / REVISED NOV 28,17 ISSUED FOR REVIEW JAN 16,18 ISSUED FOR REVIEW JAN 26,18 ISSUED FOR COORDINATION MAR 02,18 ISSUED FOR COORDINATION MAR 21,18 ISSUED FOR REVIEW MARCH 18 PLANNING 11–21 YORKVILLE AVENUE & & URBAN 16–18 CUMBERLAND STREET DESIGN CIT Y O F TORONTO RATIONALE PREPARED FOR: 11–21 Y ORKVILLE P ARTNERS I NC . List of Drawings A000 Cover Page A001 Development Statistics A002 Development Statistics A003 Zoning Gross Floor Area Bylaw 569-2013 Building A A004 Zoning Gross Floor Area Bylaw 569-2013 Building A A005 Zoning Gross Floor Area Bylaw 438-86 Building A 134 PETER STREET | SUITE 1601 A006 Zoning Gross Floor Area Bylaw 438-86 Building A TORONTO, ONTARIO | M5V 2H2 | CANADA P: 416-971-6252 | F: 416-971-5420 A007 Zoning Gross Floor Area Building B E: [email protected] | www.sweenyandco.com A008 Survey A100 Site Plan PROJ. NAME A101 P4 Floor Plan A102 P3 Floor Plan Mixed-Use A103 P2 Floor Plan Development A104 P1 Floor Plan le_Central_mahtabEHFF9.rvt 11-21 Yorkville Avenue, A105 Concourse Floor Plan 16-18 Cumberland Street A106 Ground Floor Plan A107 Ground Floor Mezzanine Floor Plan OWNER A108 Second Floor Retail Plan A109 3rd Floor Plan - Amenity 11 Yorkville Partners A110 4th Floor Plan - Amenity Inc. A111 5th Floor Plan - Rental Replacement A112 6th to 8th Floor Plan - Rental Replacement A113 9th Floor Plan C:\Users\MOskuee\Documents\1734_11 Yorkvil A114 10th to 17th - Typical Floor Plan A115 18th to 23rd - Typical Floor Plan A116 24th to 28th - Typical Floor Plan DWG TITLE A117 29th Floor Plan Cover Page A118 30th to 37th - Typical Floor Plan A119 38th to 59th - Typical Floor Plan A120 60th to 62th Floor Plan - Typical Residential A121 Mechanical Penthouse Floor Plan A122 Roof Plan A123 Building B - Floor Plans Buidling Sections A201 DATE : 2018.03.02 A301 Building Elevations SCALE : A302 Building Elevations A310 Coloured Elevation - North 1of2 DRAWN : AG MO LL A311 Coloured Elevation - North 2of2 CHECKED : CR DWG No. PROJ. No. : 1734 A000 2018-03-21 6:52:56 2018-03-21 PM Job Number - 17169 3 Church Street, Suite 200 Toronto ON M5E 1M2 T 416.947.9744 F 416.947.0781 www.bousfields.ca TABLE OF CONTENTS [1.0]INTRODUCTION 1 [2.0]SITE & SURROUNDINGS 4 2.1 SUBJECT SITE 5 2.2 ADJACENT USES 9 2.3 AREA CONTEXT 16 2.4 TRANSPORTATION CONTEXT 17 [3.0]PROPOSAL 20 3.1 DESCRIPTION OF THE PROPOSAL 21 3.2 KEY STATISTICS 26 3.3 REQUIRED APPROVALS 26 [4.0]POLICY & REGULATORY CONTEXT 27 4.1 OVERVIEW 28 4.2 PROVINCIAL POLICY STATEMENT 28 4.3 GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE (2017) 29 4.4 TORONTO OFFICIAL PLAN 31 4.5 OFFICIAL PLAN AMENDMENT NO. 352 41 4.6 ZONING 42 4.7 BLOOR-YORKVILLE/NORTH MIDTOWN URBAN DESIGN GUIDELINES 45 4.8 TALL BUILDING DESIGN GUIDELINES 47 4.9 YORKVILLE – EAST OF BAY PLANNING FRAMEWORK 48 4.10 TOCORE DOWNTOWN PLANNING STUDY 49 4.11 GROWING UP: PLANNING FOR CHILDREN IN NEW VERTICAL COMMUNITIES 50 4.12 BLOOR-YORKVILLE CITY-INITIATED PROPOSED OFFICIAL PLAN AMENDMENT 51 [5.0]PLANNING & URBAN DESIGN TOC ANALYSIS 52 5.1 INTENSIFICATION 53 5.2 LAND USE 54 5.3 HEIGHT, MASSING AND DENSITY 54 5.4 BUILT FORM IMPACTS 62 5.5 URBAN DESIGN 67 5.6 HERITAGE 70 5.7 HOUSING 70 5.8 TRANSPORTATION 71 5.9 SERVICING 71 5.10 COMMUNITY SERVICES AND FACILITIES 72 [6.0]CONCLUSION 73 APPENDIX A: 75 HOUSING ISSUES REPORT 75 APPENDIX B: 94 COMMUNITY SERVICES AND FACILITIES STUDY 94 PLANNING & URBAN DESIGN RATIONALE 11-21 YORKVILLE AVENUE & 16-18 CUMBERLAND STREET i [1.0] INTRODUCTION PLANNING & URBAN DESIGN RATIONALE 11-21 YORKVILLE AVENUE & 16-18 CUMBERLAND STREET 1 SUBECT SITE Figure 1 - Location Map 2 This Planning and Urban Design Rationale report From a land use perspective, the proposed has been prepared in support of an application redevelopment would implement the policy by 11 Yorkville Partners Inc. for an amendment to framework expressed in the Provincial Policy the City of Toronto Official Plan, as well as to City Statement, the Growth Plan for the Greater Golden of Toronto Zoning By-law 438-86, as amended, Horseshoe and the Toronto Official Plan, all of and the new City-wide Zoning By-law 569-2013 which promote intensification of underutilized in order to permit a mixed-use development on sites within built-up urban areas, particularly a 3,229-square metre site located on the south in locations that are well served by existing side of Yorkville Avenue, west of Yonge Street. municipal infrastructure, including public transit. The subject site is comprised of an assembly In this regard, the subject site is located in the of properties and is municipally known as 11-25 Downtown, which has been identified as an Urban Yorkville Avenue and 16-18 Cumberland Street Growth Centre in the Growth Plan for the Greater (see Figure 1 – Location Map). Golden Horseshoe. Furthermore, the subject site is within walking distance of the Bloor-Yonge The proposed development contemplates a interchange subway station and the Bay subway 62-storey mixed-use building (211.3 metres, station and is located close to a wide range of including mechanical penthouse) fronting employment opportunities and urban amenities. on Yorkville Avenue, together with a 2-storey commercial building fronting on Cumberland From a built form and urban design perspective, Street, with a total gross floor area of the proposal will create a high-quality addition approximately 52,397 square metres, resulting in to the Toronto skyline. The proposed building a density of 16.23 times the area of the lot. A total height and massing conform with the built form of 716 residential units are proposed, which will policies of the Official Plan and are substantially include 81 rental units to replace the rental units in keeping with the Bloor-Yorkville/North Midtown that currently exist on the site. Urban Design Guidelines and the Yorkville – East of Bay Planning Framework, which identifies the The existing east-west public laneway bisecting site as a tall building location. The proposal will the subject site will be retained to provide contribute to the achievement of the open space access to the site, creating a “north parcel” (11- objectives of the Design Guidelines and the 25 Yorkville Avenue) and a “south parcel” (16-18 Planning Framework. The proposed tower will Cumberland Street). Adjacent to the proposed be well spaced from other existing and planned development, the westerly portion of the north towers, and will not result in unacceptable built parcel, approximately 14.5 metres in width, will form impacts on surrounding properties, streets, be dedicated as parkland and POPS space to parks or open spaces. Accordingly, it is our expand the planned public parkette to the west. opinion that the proposal conforms with the built The public parkette will extend north-south from form and massing policies of the Official Plan and Yorkville Avenue to Cumberland Street. is generally in keeping with the relevant urban This Planning and Urban Design Rationale report design guidelines. concludes that the proposed development is in keeping with the planning and urban design framework established by the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe and the City of Toronto Official Plan, the applicable urban design guidelines and the Yorkville – East of Bay Planning Framework. PLANNING & URBAN DESIGN RATIONALE 11-21 YORKVILLE AVENUE & 16-18 CUMBERLAND STREET 3 [2.0] SITE & SURROUNDINGS 4 2.1 Subject Site The subject site is comprised of an assembly The subject site is bisected by the east-west of properties, generally located on the south portion of a public laneway, approximately side of Yorkville Avenue and the north side of 4.27 metres in width, which extends north to Cumberland Street, just west of Yonge Street, and Yorkville Avenue along the easterly limit of the is municipally known as 11-25 Yorkville Avenue site, and currently connects to Cumberland and 16-18 Cumberland Street. The assembled Street to the west of the subject site, west of 32 site results in two parcels that are each generally Cumberland Street (see Figure 2 – Site Survey). rectangular in shape a “north parcel” and a “south The lane provides service and parking access parcel”). The total site area is approximately 3,229 to the properties fronting Yorkville Avenue and square metres, with frontages of approximately Cumberland Street, including those that form the 57.1 metres along Yorkville Avenue and 14.3 subject site metres along Cumberland Street. DRAWING NOT TO BE SCALED Contractor must check and verify all dimensions on the job and report any discrepancies to the architect before proceeding with the work. This drawing shall not be used for construction purposes until signed by the consultant responsible. This drawing, as an instrument of service, is provided by and is the property of Sweeny & Co. Architects. ISSUED / REVISED NOV 28,17 ISSUED FOR REVIEW JAN 16,18 ISSUED FOR REVIEW JAN 26,18 ISSUED FOR COORDINATION MAR 02,18 ISSUED FOR COORDINATION MAR 21,18 ISSUED FOR REVIEW 134 PETER STREET | SUITE 1601 TORONTO, ONTARIO | M5V 2H2 | CANADA P: 416-971-6252 | F: 416-971-5420 E: [email protected] | www.sweenyandco.com 9.rvt PROJ.
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