COLLEGE STREET STUDY Community Consultation Meeting. December 2015

Transcription

1 COLLEGE STREET STUDY Community Consultation Meeting December 2015

2 2 Agenda 6:30 pm Introductions, Agenda Review and Welcome 6:40 pm Presentation Planning Recommendations 7:30 pm Questions and Discussion 8:25 pm Wrap-up and Next Steps 8:30 pm Adjourn

3 Background

4 4 Council Direction On February 14, 2012, Toronto and East York Community Council requested the Director, Community Planning, Toronto and East York District, to review the policy context for College Street generally from University Ave. to Bathurst St. and report back to Council on preliminary findings along with recommendations for a community consultation process

5 5 Council Direction For College Street, in order to support the institutional character of the area, the study will address: Land use and the inclusion of institutional uses within mixed-use buildings Building scale and height Public realm, including special places and pedestrian improvements

6 6 Study Process and Timeline Assets and Opportunities Vision for the Future Draft Design Guidelines February 2014 Kick off Meeting March 2014 SAC Mtg 1 April 2014 SAC Mtg 2 May 2014 Community Consultation Meeting #1 June 2014 SAC Mtg 3 December 2015 Community Consultation Meeting #2 Spring 2016 Report to TEYCC/Council We are Here

7 7 What We Heard 1. Unique mix of uses 2. Spacious, well balanced street 3. Strong heritage presence 4. Diversity in character along the street 5. Fine grain retail and inviting environment

8 8 Key Principles 1. Appropriate built form 2. Sensitive transition to Neighbourhoods 3. Healthy mix of retail 4. Preserve diversity 5. Strengthen heritage preservation 6. Improve Public Realm 7. Create opportunities for open spaces

9 9 Planning Context Downtown: The Official Plan directs growth to the Downtown area, Centres, and Avenues Official Plan Mixed-Use Areas: Commercial-Residential uses are permitted Mid-rise to taller development Transition in built form to adjacent neighbourhoods

10 10 Planning Context Kensington Market Nominated Heritage Conservation District University of Toronto Secondary Plan College Street Study Area

11 11 Existing and Zoned Heights Zoned Heights: 12m 14m 16m 18m 23m

12 Bathurst St. Spadina Ave. McCaul St. 12 Current Applications Approved Proposed

13 COLLEGE Character and Identity

14 14 Historical Overview 1. Original portion of College Street that provided access to King s College. 1850s- 1860s 1840s 1820s College Street 2. Second earliest portion of College Street laid out with the development of Spadina Ave. 3. Residential subdivisions west of Major Street, triggering the extension and connection of College Street from Yonge Street to Bathurst Street. College Street, 1879

15 15 Heritage Analysis College Street was historically influenced by its surrounding areas and uses: Institutional & commercial uses emerged supporting new residential neighbourhoods Commercial & warehousing uses emerged supporting commercial areas south of College Street and west of Spadina Ave 1 2 Residential 3 4 Institutional Commercial Residential Photo Credit: TOBuilt

16 Bathurst St. Spadina Ave. McCaul St. 16 Heritage Inventory Proposed Heritage Conservation District * Additional properties might be added subject to further study

17 17 Character Elements Pronounced ground level

18 18 Character Elements The ground level character differs from area to area 3-4m Main Street character east of Spadina Ave. Institutional uses west of Spadina Ave. 5-6m

19 19 Character Elements Strong vertical articulations

20 20 Character Elements Strong vertical articulations

21 21 Character Elements Strong vertical articulations

22 22 Streetwall Height 14m (4 storeys) 16m (5 storeys) 20m (6 storeys) 24m (7 storeys)

23 23 Streetwall Height

24 24 Character Elements The use of brick and stone is predominant in existing buildings

25 25 Character Elements Green spaces and seating areas

26 Bathurst St. Spadina Ave. McCaul St. 26 Character Areas A C D B E F

27 College Street Guidelines Land Use Building Scale & Height Public Realm

28 28 Land Use Recommendations No changes to Land Use Designations Proposed Site and Area Specific Policy to encourage institutional uses in Character Areas C, E, and F A C D B E F

29 College Street Guidelines Land Use Building Scale & Height Public Realm

30 Bathurst St. Spadina Ave. McCaul St. 30 Character Area A Generally low rise, filled with small retails forming a consistent streetwall Small and shallow lots with many properties registered in City s heritage inventory Small storefronts with rhythmical vertical articulation Fine grain texture and strong heritage features on facades A C D B E F

31 31 Character Area A College St. from Bathurst to Lippincott College St. from Lippincott to Borden

32 32 Character Area A PRINCIPLES: Fit with the strong heritage presence Low-scale consistent with shallow lots and proximity to neighbourhood Fine grain articulations to complement Main Street character 14m 20m 7.5m RECOMMENDATIONS: Maximum height of 6 storeys (approx. 20m) 4 storey streetwall (approx. 14m) Align frontyard setback with adjacent buildings and build to side property line 45 degree rear angular plane at 10.5m Change of material at ground level retail Reduced glazing on upper floors Vertical articulations to break up massing College St. and Croft St. looking East

33 33

34 34 4 Storey Street Wall and step back on upper floors

35 35 4 Storey Street Wall and step back on upper floors Reduced glazing on upper floors

36 36 4 Storey Street Wall and step back on upper floors Reduced glazing on upper floors Change of material at ground level

37 37 4 Storey Street Wall and step back on upper floors Reduced glazing on upper floors Change of material at ground level Strong vertical articulation

38 38 4 Storey Street Wall and step back on upper floors Reduced glazing on upper floors Change of material at ground level Strong vertical articulation

39 39 Character Area A VERTICAL ADDITIONS: Highly encouraged in areas with an existing urban fabric Allows additional density with little impact to the character and feel of street Additions will not exceed the overall maximum height for the site Additions should fit within the permitted envelope and all angular plane provisions Temperance St. and Yonge St. Queen St. West and Beverley St.

40 Bathurst St. Spadina Ave. McCaul St. 40 Character Area B Bigger lot sizes and lack of consistency in lot frontage The streetwall also lacks consistency and is interrupted at various points Presence of some institutional uses (churches, community centre), bigger retail format and some office use. A C D B E F

41 41 Character Area B College St. from Bathurst to Lippincott College St. from Lippincott to Borden

42 42 Character Area B 3m 20m PRINCIPLES: Fit with Main Street across the street Can accommodate additional density if consistent with context and provide sufficient transition to neighbourhood Fine grain retail at-grade to complement Main Street character 3m 16m 30m 7.5m RECOMMENDATIONS: Maximum height of 9 storeys (approx. 30m) 5 storey streetwall (3m step back above the 5 th and 7 th floor) 4.8m sidewalk from curb to building face 45 degree rear angular plane at 10.5m Floors above the 7 th floor stepback at 20m from neighbourhood College St. and Lippincott St. looking West

43 43 Character Area B 9 storey Mid-rise Buildings Bathurst and College Queen St. East and Broadview Ave.

44 Bathurst St. Spadina Ave. McCaul St. 44 Character Area C Generally 2 to 4 storey buildings within mid-size lots, the only exception is a newly approved 15 storey building Mix of commercial and institutional uses, with retail at grade on corner sites Very wide right of way due to intersection with Spadina Avenue Shallow lots backing into mixed-use area A C D B E F

45 45 Character Area C Buildings at the intersection of College St. and Spadina Ave. Buildings facing West of Spadina Ave.

46 46 Character Area C 3m PRINCIPLES: Protect the Spadina Circle view corridor Can accommodate additional density if consistent with context and provide sufficient transition to neighbourhood Create breathing room in busy intersection Fine grain design in podiums to complement existing character 22m 30m 484 Spadina Ave. RECOMMENDATIONS: Maximum height of 9 storeys (approx. 30m) 7 storey streetwall (3m step back) Architectural expression of a 4 th floor on podium 6m sidewalk from curb to building face Taller buildings may be possible if the lot depth allows for appropriate transition Spadina Avenue looking North

47 Bathurst St. Spadina Ave. McCaul St. 47 Character Area D Mainly institutional uses and deeply set back from the street, all part of the University of Toronto Secondary Plan Buildings of various heights: from 3 to 13 storeys, many in the City s Heritage Inventory Generally wider sidewalks with generous landscaping and seating areas A C D B E F

48 48 Character Area D No changes to the built form proposed: part of University of Toronto s Secondary Plan College St. from Spadina Ave. to St. George St.

49 Bathurst St. Spadina Ave. McCaul St. 49 Character Area E Buildings of 5-7 storeys with heritage features Mixture of institutional uses and retail at grade Wide sidewalks with no landscaping A C D B E F

50 50 Character Area E College St. from Spadina Ave. to Huron St. College St. from Huron St. to Beverley St.

51 51 Character Area E PRINCIPLES: Complement existing warehouse and institutional character Preserve open feel of the street Tall buildings can only be accommodated if transition to neighbourhood is sufficient 22m 30m 7.5m RECOMMENDATIONS: Maximum height of 9 storeys (approx. 30m) 7 storey streetwall (approx 22m) 6m sidewalk from curb to building face 45 degree rear angular plane at 10.5m Floors above the 7 th floor stepback at 20m from neighbourhood Taller buildings may be possible if the built form complies with the Tall Building Guidelines, including transition to neighbourhoods College St. and St. George looking East

52 Bathurst St. Spadina Ave. McCaul St. 52 Character Area F Low-rise buildings in small lots The majority are house-form buildings with retail at grade Presence of outdoor cafes A C D B E F

53 53 Character Area F College St. from Beverley St. to Henry St. College St. from Henry St. to McCaul St.

54 54 Character Area F PRINCIPLES: Complement existing institutional character and low-rise to the west Preserve open feel of the street Tall buildings can only be accommodated if transition to neighbourhood is sufficient 22m 30m 7.5m RECOMMENDATIONS: Maximum height of 9 storeys (approx. 30m) 7 storey streetwall (approx 22m) 6m sidewalk from curb to building face 45 degree rear angular plane at 10.5m Floors above the 7 th floor stepback at 20m from neighbourhood Taller buildings may be possible if the built form complies with the Tall Building Guidelines, including transition to neighbourhoods College St. and Henry St. looking East

55 55 Summary of Built Form Recommendations A C D B E F Zone A 6 storey building 4 storey streetwall Zone B Zone C Zone D Zone E 9 storey building 5 storey streetwall 9 storey building 7 storey streetwall No changes to the built form 9 storey building 7 storey streetwall Zone F 9 storey building 7 storey streetwall

56 56 Summary of Built Form Recommendations 6 storeys (20m) 9 storeys (30m) University of Toronto s Secondary Plan 4 storeys (14m) 7 storeys (23m) 5 storeys (16m) 7 storeys (23m) 9 storeys (30m) Building Height Streetwall Height

57 College Street Guidelines Land Use Building Scale & Height Public Realm

58 Bathurst St. Spadina Ave. McCaul St. 58 Streetscape Recommendations College St. 4.8m commercial frontage 6m sidewalks with seating areas > 12m expansive soft landscaping

59 59 Streetscape Recommendations 4.8m commercial frontage > 6m with patios or seating areas expansive frontyard landscaping 4.8m Reinforce existing Main Street character with sufficient space for street trees Reinforce existing wide sidewalks in strategic locations to create meeting places Reinforce the open and green feel character in College Street east of Spadina 4.8m > 6m >12m

60 Bathurst St. Spadina Ave. McCaul St. 60 Open Spaces Recommendations Brunswick-College Parkette Existing front yard soft landscaping College St. Improvement of existing open spaces Encourage the creation of Publicly-owned Publicly Accessible Open Spaces (POPS) Development sites over 4,000 m2 will provide on-site Parkland Dedication of 10% - 15% of site area

61 61 Preserving Views V Protected Viewpoints V V No built form can negatively impact existing protected viewpoints by the heritage policies of the Official Plan

62 Next Steps

63 63 Next Steps Final Report to TEYCC in Spring 2016 Final Report will contain Recommendations for Study Area Statutory Public meeting with Final Report Please sign in to ensure you are notified of the Statutory Public meeting

64 THANK YOU Questions? MAIN CONTACT: Marian Prejel Planning: Urban Design: Heritage: Marian Prejel Ran Chen Samira Behrooz