STAFF REPORT ACTION REQUIRED 102 -118 Peter Street and 350-354 Adelaide Street West Zoning Amendment Application – Final Report Date: August 16, 2017 To: Toronto and East York Community Council From: Director, Community Planning, Toronto and East York District Wards: Ward 20 – Trinity-Spadina Reference 16-183537 STE 20 OZ Number: SUMMARY The application proposes a 47-storey mixed-use building 146.8 metres high (excluding mechanical penthouse) with 696 dwelling units and 4,564 square metres of retail space at 102, 108, 114, and 118 Peter Street and 350, 352 and 354 Adelaide Street West. The total gross floor area of the proposed development is 50,835 square metres representing a density of approximately14.9 times the area of the site. The application includes the conservation of the heritage attributes of the existing heritage buildings at 350 and 352 Adelaide Street West and 118 Peter Street. The applicant has made a number of significant revisions to the proposal to address issues identified through the application review. A single tower is now proposed, heritage resources are proposed to be conserved and incorporated into the new development, and on-site publicly accessible open space of approximately 384 square metres is proposed. The proposal is consistent with the existing and planned built form context in the King- Spadina East Precinct. Heritage resources identified in the King-Spadina Heritage Conservation District Study are proposed to be conserved. The proposal to provide a publicly accessible open space on site will Staff report for action – Final Report – 102 -118 Peter Street and 350-354 Adelaide Street West 1 V.05/13 make a positive contribution to the public realm in the King-Spadina East Precinct and contribute to the open space network on the block. Additionally, the project will provide Section 37 contributions towards affordable housing, the public realm, and community services. This report reviews and recommends approval of the application to amend the Zoning By-law. RECOMMENDATIONS The City Planning Division recommends that: 1. City Council amend Zoning By-law 438-86, for the lands at 102-118 Peter Street and 350 – 354 Adelaide Street West substantially in accordance with the draft Zoning By-law Amendment to be available at the Toronto and East York Community Council meeting of September 6, 2017. 2. City Council amend Comprehensive Zoning By-law 569-2013 for the lands at102-118 Peter Street and 350 – 354 Adelaide Street West substantially in accordance with the draft Zoning By-law Amendment to be available at the Toronto and East York Community Council meeting of September 6, 2017. 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, require the owner to address the outstanding items in relation to servicing outlined in the memorandum from Engineering and Construction Services dated August 25, 2016 to the satisfaction of the Executive Director, Engineering and Construction Services. 5. Before introducing the necessary Bills to City Council for enactment, 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, payable by certified cheque to the Treasurer, City of Toronto prior to the issuance of the first above- grade building permit, unless otherwise specified, and to be allocated at the discretion of the Chief Planner and: Executive Director, City Planning Division in consultation with the Ward Councillor. i. a cash contribution of $3,200,000.00 to be provided to the City for the following capital improvements; A. $1,200,000.00 towards public realm improvements within the block bounded by Spadina Avenue, Peter Street, Richmond Street West and Adelaide Street West as Staff report for action – Final Report – 102 -118 Peter Street and 350-354 Adelaide Street West 2 V.05/13 outlined in the King-Spadina East Precinct Public Realm Strategy; B. $200,000 toward advancing the design of the public realm improvements in (A) above payable upon the zoning by- law amendment coming into full force and effect. C. $1,160,000.00 towards the YMCA at 505 Richmond Street West, and/or streetscape improvements in relation to the John Street Cultural Corridor and/or Mercer Street to the satisfaction of the Chief Planner and Executive Director, City Planning Division in consultation with the Ward Councillor; D. $320,000.00 for the provision of new rental housing units as part of Alexandra Park Revitalization in Ward 20, to be directed to the Capital Revolving Fund for Affordable Housing; and E. $320,000.00 for capital repairs for the Toronto Community Housing revolving capital fund for repairs to Toronto Community Housing properties in Ward 20. ii. The required cash contribution pursuant to recommendation 5.a. i. A to E inclusive are to be indexed upwardly in accordance with the Statistics Canada Non-Residential Building Construction Price Index for Toronto, calculated from the date of execution of the Section 37 Agreement to the day the payment is made; iii. In the event the cash contributions in recommendation 5.a.i.A. to E inclusive have not been used for the intended purpose within three (3) years of the by-law coming into full force and effect, the cash contributions may be redirected for another purpose(s), at the discretion of the Chief Planner and Executive Director City Planning Division, in consultation with the Ward Councillor, provided that the purpose(s) is identified in the Official Plan and will benefit the community in the vicinity of the lands; and iv. The owner shall: A. construct and maintain an area of not less than 380 square meters at grade for use by the general public as publicly accessible, privately –owned open space (POPS), along the west side and in the northwest corner of the site in a Staff report for action – Final Report – 102 -118 Peter Street and 350-354 Adelaide Street West 3 V.05/13 location generally identified in the Zoning By-law Amendments, with the specific configuration and design of the POPS to be determined in the context of site plan approval to the satisfaction of the Chief Planner and Executive Director, City Planning Division, in consultation with the Ward Councillor. B. prior to the earlier of any non-residential or residential occupancy and registration of the first condominium on the site, prepare all documents and convey to the satisfaction of the Chief Planner and Executive Director, City Planning, and the City Solicitor, free and clear of encumbrances and for nominal consideration, a public access easement in perpetuity in favour of the City over the privately-owned open space (POPS) , which easement may allow for the occasional use of the POPS by the owner for special events on terms set out in the Section 37 Agreement satisfactory to the Chief Planner and Executive Director, City Planning Division, including limiting the number of events. v. To facilitate the creation of a centralized and consolidated publicly accessible, privately-owned open space with future development on properties immediately west of the site, the owner shall obtain all necessary approvals and convey, or make satisfactory arrangements for the conveyance, of an easement(s) to the satisfaction of the Chief Planner and Executive Director, City Planning Division, as may be required to provide for a right-of-way over the driveway within the building located on the ground floor and on level 1 within the below grade parking garage in favour of the lands to the west at 401 Richmond Street West and 360 Adelaide Street West to provide vehicular access to Peter Street. The specific design and configuration of the rights-of-way to be determined to the satisfaction of the Chief Planner and Executive Director, City Planning Division in consultation with the City Solicitor, Ward Councillor in the context of site plan approval and such easement will be conveyed prior to the earlier of first non-residential or residential occupancy and registration of the first condominium on the site. b. The following matters are also recommended to be secured in the Section 37 Agreement in support of the development: i. Prior to the introduction of bills to City Council for the Zoning By-law Amendment, the owner shall enter into a Heritage Staff report for action – Final Report – 102 -118 Peter Street and 350-354 Adelaide Street West 4 V.05/13 Easement Agreement with the City for the properties at 350 and 352 Adelaide Street West and 118 Peter Street in accordance with the plans and drawings date stamped July 11, 2017, prepared by BBB Architects, and on file with the Senior Manager, Heritage Preservation Services, and the Heritage Impact Assessment (HIA), prepared by Goldsmith Borgal and Company Ltd. Architects, dated June 27, 2017, and in accordance with the Conservation Plan required in recommendation 5.b.ii. to the satisfaction of the Senior Manager, Heritage Preservation Services including registration of such Agreement to the satisfaction of the City Solicitor; ii. Prior to the introduction on Bills to City Council for the Zoning By-law Amendment, the owner shall provide a Conservation Plan, prepared by a qualified heritage consultant, that is consistent with the conservation strategy set out in the Heritage Impact Assessment and Addendum for 350 and 352 Adelaide Street West and 118 Peter Street prepared by Goldsmith Borgal and Company Ltd. Architects, dated June 27, 2017, to the satisfaction of the Senior Manager, Heritage Preservation Services; iii. Prior to final Site Plan approval for the proposed development for the properties located at 350 and 352 Adelaide Street West and 118 Peter Street, the owner shall: A. Provide final site plan drawings including drawings related to the approved Conservation Plan required in Recommendation 5.b.ii., to the satisfaction of the Senior Manager, Heritage Preservation Services; B. Provide an Interpretation Plan for the subject properties, to the satisfaction of the Senior Manager, Heritage Preservation Services and thereafter shall implement such Plan to the satisfaction of the Senior Manager, Heritage Preservation Services; C. Provide a Heritage Lighting Plan that describes how the heritage properties will be sensitively illuminated to enhance their heritage character to the satisfaction of the Senior Manager, Heritage Preservation Services and thereafter shall implement such Plan to the satisfaction of the Senior Manager Heritage Preservation Services; and, Staff report for action – Final Report – 102 -118 Peter Street and 350-354 Adelaide Street West 5 V.05/13 D. Provide a detailed Landscape Plan for the subject property satisfactory to the Senior Manager, Heritage Preservation Services. E. Submit a Signage Plan for the proposed development to the satisfaction of the Senior Manager, Heritage Preservation Services. iv. Prior to the issuance of any permit for all or any part of the properties at 350 and 352 Adelaide Street West and 118 Peter Street, including a heritage permit or a building permit, but excluding permits for repairs and maintenance and usual and minor works for the existing heritage buildings as are acceptable to the Senior Manager, Heritage Preservation Services, the owner shall: A. Obtain final approval for the necessary by-law amendments required for the alterations to the properties at 350 and 352 Adelaide Street West and 118 Peter Street, such amendments to have been enacted by City Council and to have come into effect in a form and with content acceptable to City Council as determined by the Chief Planner, and the Executive Director, City Planning Division, in consultation with the Senior Manager, Heritage Preservation Services; B. Provide full building permit drawings, including notes and specifications for the conservation and protective measures keyed to the approved Conservation Plan required in recommendation 5.b.ii., including a description of materials and finishes, to be prepared by the project architect and a qualified heritage consultant to the satisfaction of the Senior Manager, Heritage Preservation Services; C. Provide a Letter of Credit, including provision for upwards indexing, in a form and amount and from a bank satisfactory to the Senior Manager, Heritage Preservation Services to secure all work included in the approved Conservation Plan, Heritage Lighting Plan, Landscape Plan, and Interpretation Plan; v. Prior to the release of the Letter of Credit required in Recommendation 5.b.iv.C., the owner shall: Staff report for action – Final Report – 102 -118 Peter Street and 350-354 Adelaide Street West 6 V.05/13 A. Have obtained final Site Plan approval for the proposed development, issued by the Chief Planner and Executive Director, City Planning Division; B. Provide a letter of substantial completion prepared and signed by a qualified heritage consultant confirming that the required conservation work, required heritage lighting work, and the required interpretive work has been completed in accordance with the Conservation Plan, Lighting Plan, Landscape Plan, and Interpretation Plan and that an appropriate standard of conservation has been maintained, all to the satisfaction of the Senior Manager, Heritage Preservation Services; and, C. Provide replacement Heritage Easement Agreement photographs to the satisfaction of the Senior Manager, Heritage Preservation Services. vi. Provide 10% of all residential units as three-bedroom units. vii. Not object to the designation of the properties at 350 and 352 Adelaide Street West and 118 Peter Street under Part IV, Section 29 of the Ontario Heritage Act. Financial Impact The recommendations in this report have no financial impact. DECISION HISTORY At its meeting of February 22, 2017 Toronto and East York Community Council (TEYCC) considered a Preliminary Report on the Zoning By-law Amendment Application. TEYCC directed that staff continue processing the application and to resolve outstanding issues identified in the report with the applicant. The Preliminary Report is available on the City website at: http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2017.TE22.43 ISSUE BACKGROUND Proposal The application has been revised since the initial submission. Main revisions include a reduction in the number of towers from two to one, the conservation of the heritage attributes of the buildings at 350 and 352 Adelaide Street West and 118 Peter Street and the introduction of a publicly accessible privately owned open space (POPS) on site. A summary of the initial and revised proposal is included in Table 1 below. The revised application proposes a 47 storey (146.7 metres) mixed-use building with 696 dwelling units and 4,564 square metres of retail space (Attachments 1, 2 3, 4, and 5). The Staff report for action – Final Report – 102 -118 Peter Street and 350-354 Adelaide Street West 7 V.05/13 mix of dwelling units includes 55 studio (7.9%), 315 one-bedroom (45.2%), 256 two- bedroom (36.8%), and 70 3-bedroom (10%) units. An overall gross floor area of 46,270m² is proposed representing a density of approximately 14.9 times the area of the lot, equalling a 25% decrease from the initial application. The application proposes the integration of the existing heritage buildings at 350 and 352 Adelaide Street West and 118 Peter Street into the development. In the previous submission these buildings were proposed to be demolished. The building design is highly articulated with varying base building heights and stepbacks at different levels. The base building along Peter Street is generally 6 storeys in height with a 2-storey portion adjacent to the existing heritage building at 118 Peter Street. Along Adelaide Street West the base building is proposed to be 2 storeys high. The tower is proposed to be located in the northwest portion of the site setback 12.5 metres from the north property line, 10-18 metres from the west property line and 3 metres from Peter Street. The southwest portion of the building (previously 48-storey tower) is now proposed to be 16 storeys high. Four levels of underground parking with 188 parking spaces are proposed for residents (139) and retail uses and residential visitors (49). A total of 724 bicycle parking spaces are proposed including 637 long term and 87 short term spaces. Access to loading and parking is proposed from a 6.5 metre wide driveway off of Peter Street situated south of the existing historic building at 118 Peter Street. Proposed common residential amenity space includes 1,404 m² within the building on the 3rd and 17th floors connected to outdoor amenity areas at each level (1,053 m²). Private balconies and terraces of varying sizes are also proposed for the dwelling units. A publicly accessible privately-owned open space (POPS) of approximately 384 m² is proposed to be located in the northwest corner of the site and along the west side of the site. Additional site and development statistics are included in the application data sheet, included as Attachment 6. Staff report for action – Final Report – 102 -118 Peter Street and 350-354 Adelaide Street West 8 V.05/13 Table 1 - Initial and Revised Proposal 102 – 118 Peter Street and 350-354 Adelaide Street West Initial Submission Revised Submission (July 2016) (July 2017) Number of Towers 2 1 Height (Storeys) 123.2 m (40 storeys) 146.8 (47 storeys) 149.7 m (48 storeys) Tower Floorplate 1,450 m² 891 m² Dwelling Units 899 696 Residential Gross Floor Area 57,061 m² 46,270 m² Retail Gross Floor Area 4,403 m² 4,564 m² Total Gross Floor Area 61,464 m² 50,834 m² Density – Floor Space Index 18 x lot area 14.89 x lot area Indoor Amenity Space 1,798 m² 1,404 m² Outdoor Amenity Space 1,377 m² 1,053 m² Publicly Accessible Open Space - 384 m² (POPS) Parking 226 188 Bicycle Parking Spaces 926 724 Site and Surrounding Area The site is located on the north side of Adelaide Street West and west side of Peter Street. The site is generally L shaped, with a frontage of approximately 30.5 metres on Adelaide Street West and 49.5 metres on Peter Street, and an overall area of approximately 3,414m². The site wraps around two properties at the immediate northwest corner of Adelaide Street West and Peter Street. The site is currently occupied with four buildings and a surface parking area behind, with approximately 75 parking spaces. There is currently driveway access to the parking area from both Peter Street and Adelaide Street West. Along the easterly portion of the site's Adelaide Street West frontage are two commercial buildings, with retail uses at grade and office uses above (350 and 352 Adelaide Street West). These properties are identified in the King-Spadina Heritage Conservation District Study as contributing buildings. The building at 350 Adelaide Street West was constructed in 1942 as a warehouse and factory for Furrier Supply Warehouse, and the building at 352 Adelaide Street West was constructed in 1909 for the Alexander Engraving Company. On the south-easterly portion of the site is a 3-storey building at 102-108 Peter Street, formerly containing the Stadium nightclub. The building is currently vacant. On the northerly portion of the site's Peter Street frontage is the south half of a converted semi-detached dwelling which is currently vacant (118 Peter Street). The north half of the semi-detached dwelling at 120 Peter Street is not a part of the subject site. The building was built in 1886 as a part of a three-unit rowhouse, which originally contained a unit at 116 Peter Street demolished in the 1960's. The building at 118 Peter Street is also identified in the King-Spadina Heritage Conservation District Study as a contributing building. Staff report for action – Final Report – 102 -118 Peter Street and 350-354 Adelaide Street West 9 V.05/13 The site is surrounded by the following uses: North: Adjacent to the north at 120 Peter Street is the remaining half of the semi- detached dwelling that is situated on the subject site at 118 Peter Street. Further north, are commercial uses in low rise buildings of 1 to 3 storeys. These include the properties at 122 - 128 Peter Street and 357 Richmond Street West which are currently the subject of a zoning by-law amendment application (File #15 255425 STE 20 OZ) proposing a 46 storey mixed-use building. This application has been appealed to the Ontario Municipal Board. Further north on the northwest corner of Richmond Street West and Peter Street is a recently completed 17-storey office building. South: To the south of the site, at the southwest corner of Adelaide Street West and Peter Street is the Hilton Garden Inn hotel which includes a 6-storey listed heritage building along the Adelaide Street frontage (the Fremes building at 331- 333 Adelaide Street West) and a 16-storey building at 92 Peter Street. To the west of the hotel is a surface parking lot. Further west is a 7-storey commercial building at 345-349 Adelaide Street West that is listed on the City's Heritage Register. At the southeast corner of Adelaide Street West and Peter Street is a 10-storey historic warehouse building (317-325 Adelaide Street West, the Commodore Building) also on the City’s Heritage Register. West: To the west of the site are low to mid-rise commercial properties which are on the City's Heritage Register or contributing under the King-Spadina Heritage Conservation District Study. The building immediately to the west at 358-360 Adelaide Street West is a 5-storey converted warehouse building currently used for office purposes, and listed on the City's Heritage Register. Also to the west is the 401 Richmond building, a large converted 4 to 5-storey industrial building that occupies the majority of the block along the south side of Richmond Street West between Spadina Avenue and Peter Street. The 401 Richmond building is designated under Part IV of the Ontario Heritage Act. The building has been transformed into a multi-use arts and culture hub housing over 140 tenants, and is an important destination within King-Spadina. East: Adjacent to the east, at 348 Adelaide Street West, is the 8-storey Templar Hotel, and a 3-storey converted house at 342 Adelaide Street West that is listed on the City's Heritage Register. There is a recently constructed 36-storey condominium at the northeast corner of Adelaide and Peter Streets (101 Peter Street), a 9- storey office building (111 Peter Street), and a recently constructed 36-storey condominium building at the south-east corner of Peter Street and Richmond Street West. Provincial Policy Statement and Provincial Plans and Planning Act Under the Planning Act, Section 2 sets out matters of Provincial interest that shall be had regard to. These include: Staff report for action – Final Report – 102 -118 Peter Street and 350-354 Adelaide Street West 10 V.05/13