PUBLIC REPORT TO REGULAR BOARD PROPOSED DEVELOPMENT: 2 & 50 SHEPPARD AVE. EAST, 4841-4881 YONGE ST., 2-6 FOREST LANEWAY (YONGE-SHEPPARD CENTRE) TRUSTEE WARD 5 You need to persevere so that when you have done the will of God, you will receive what he has promised. Hebrews 10:36 (NIV) Created, Draft First Tabling Review July 9, 2014 August 21, 2014 Joseph Ruscitti, Senior Manager, Planning Services John Volek, Senior Coordinator, Planning, Accountability and Admissions RECOMMENDATION REPORT Vision: At Toronto Catholic we transform the world through witness, faith, innovation and action. Mission: The Toronto Catholic District School Board is an inclusive learning community rooted in the love of Christ. We educate students to grow in grace and knowledge and to lead lives of faith, hope and charity. G. Poole Associate Director of Academic Affairs A. Sangiorgio Associate Director of Planning and Facilities S. Pessione Associate Director of Business Services, Chief Financial Officer and Treasurer Angela Gauthier Director of Education Page 85 of 170
A. EXECUTIVE SUMMARY The City of Toronto Planning Department is reviewing a development application for the Yonge- Sheppard Centre block at the northeast corner of Yonge Street and Sheppard Avenue. Cardinal Carter Academy for the Arts is situated on the north side of Greenfield Avenue, across the street from the development site. The proposed development consists of a new 39 storey, 343 unit residential apartment building, demolition and replacement of the 25 existing townhouse rental units, additional retail commercial space with improved connections to Yonge Street, and the renovation and expansion of existing loading facilities along Greenfield Avenue. The proposed development raises concerns regarding the health and safety of students and staff at Cardinal Carter both during and after construction. The report recommends that the City of Toronto be advised of these concerns and that the Director of Education be authorized to enter into discussions with the owner/developer to address the concerns raised at the June 17, 2014 Cardinal Carter CSAC meeting. B. PURPOSE The purpose of this report is to provide the Board of Trustees with background information and details regarding the development proposed for 2 and 50 Sheppard Ave. East, 4841 4881 Yonge Street and 2 6 Forest Laneway (Yonge-Sheppard Centre) in order that concerns arising from the impact of the proposed development on Cardinal Carter Academy for the Arts, situated across the street from the development site, may be appropriately conveyed to the City of Toronto. C. BACKGROUND 1. A development application has been submitted to the City of Toronto Planning Department with respect to the property at 2 and 50 Sheppard Ave. East, 4841 4881 Yonge Street and 2 6 Forest Laneway (Yonge-Sheppard Centre). The application consists of an Official Plan and Zoning Amendment, as well as Site Plan Application, and Rental Housing Demolition Application. 2. This site is bounded on the north by Greenfield Avenue (directly across from Cardinal Carter), on the east by Doris Avenue (across from the Catholic Education Centre), on the west by Yonge Street and Sheppard Avenue on the south (Appendix A ). 3. The existing development consists of the following uses: three rental apartment buildings accommodating 1007 apartment units and 25 townhouse rental units; two office towers; a 2-storey retail mall; a 10 screen cinema; a fitness centre; a day-care facility. Page 86 of 170 Page 2 of 5
4. The redevelopment plans for the Yonge-Sheppard Centre propose a renovation and expansion of the existing commercial complex and the addition of a new residential building (Appendix B ). The proposed development consists of the following components. A new 39 storey (343 units) residential apartment building located mid-block along Greenfield Avenue. Demolition and replacement of the 25 existing townhouse rental units. The townhouse units (currently vacant) along Sheppard Avenue will be used to replace the rental units to be demolished. Removal of the existing cinema and fitness centre. Renovation and reconfiguration of the existing retail space. Additional retail commercial space with improved connections to Yonge Street and less retail uses along Sheppard Avenue. New and renovated loading facilities along Greenfield Avenue. The existing loading area on Greenfield Avenue is disruptive and is proposed to be expanded and modified with all operations internalized. Relocation of the existing day-care facility to the north end of the block; vehicular access will be from Doris Avenue. There is no change to the location of vehicle access to existing 3-level underground parking garage; access to underground parking ramp remains at current location on Doris Avenue. The outbound driveway from the commercial underground parking will continue to be provided onto Greenfield Avenue. 5. The more salient reasons for the applications are as follows: O.P. amendment is required for a change in the amount and location of various retail and associated floor space to be exempted from density calculation, and to include floor space associated with rental replacement housing as a density incentive. O.P. amendment is required for an increase in permitted height from 100 meters to a site-specific height limit of 120 metres to accommodate the 39 storey building. Zoning amendment is required to increase the permitted number of residential units from 1032 to 1375, lower the total maximum permitted non-residential gross floor area and increase the maximum residential gross floor area. D. EVIDENCE/RESEARCH/ANALYSIS 1. From an accommodation perspective, it is not anticipated that the proposed development would have a significant impact on enrolment pressures in the area. The residential component of the proposed development is projected to yield 25 elementary and 5 secondary Catholic school age pupils. This is based on 343 apartment units, comprised of 195 1-bedroom units and 148 2-bedroom units. Elementary students in this area are served by St. Edward. With a capacity of 421 pupil places and 314 students (as of June 26, 2014), the School is 75% utilized. Based on pre-registered pupils of 370 (as of June 26, 2014), the School would be 88% utilized. Over time, the projected 25 pupils from this development could be accommodated at St. Edward. The nearest co-ed secondary schools likely to serve this area include James Cardinal McGuigan, Dante Alighieri and Senator O Connor. The projected 5 secondary school age pupils could be absorbed by the secondary schools in the area. Page 87 of 170 Page 3 of 5
2. The proximity of the proposed Yonge-Sheppard Centre development to Cardinal Carter raises potential concerns related to the health and safety of students and staff, as well as the learning environment at Cardinal Carter. Health and Safety Concerns During Construction Impact of construction traffic on student and staff pedestrians during the day and students being picked-up/dropped off in front of the School, as well as the impact on vehicles accessing and leaving the limited underground parking used by School staff. Encroachment of construction crane and boom into air space above and near the School. Potential for falling objects as apartment building goes up. Debris from construction site finding its way onto the school site. Noise and vibration impact from construction activities on learning environment in the School. Impact of excessive dust levels on students and staff while outdoors in the vicinity of the school, and on the outdoor environment on the school site. Health and Safety Concerns After Construction Increase in vehicular traffic generated by the new apartment building and traffic congestion as a result of the expanded loading facilities, and the impacts on students, staff and visitors to the School. Shadow impacts of the new apartment building on the school building and site. 3. The impact of overshadowing on the Cardinal Carter School site is shown in shadow diagrams in Appendix C. The diagrams show shadow impacts at 9:18, 12:18 and 3:18 on each of the spring, summer, fall and winter solstice (March 21, June 21, September 21, December 21). Given the high density nature of the existing land uses in the area and surrounding Cardinal Carter, it is not anticipated that the incremental impact from overshadowing as a result of the proposed 39 storey apartment building will be significant. Cardinal Carter is already impacted by shadows cast by existing taller buildings to the east, south and west of the School, primarily during the afternoon hours. The impact is most pronounced during the spring, fall and winter solstice. 4. The anticipated build-out for the proposed Yonge-Sheppard Centre redevelopment is approximately two years from the start of construction. Internal renovations/modifications is anticipated to start in the spring of 2015 while external improvements are anticipated to commence in the spring of 2016. 5. Aside from the redevelopment proposed for the Yonge-Sheppard Centre, it should also be noted that the City will be reconsidering all options previously proposed for the Doris Road realignment from Greenfield Avenue to Sheppard Avenue, as part of the service road approved in the North York Centre Secondary Plan. Once complete, this service road will improve traffic conditions and circulation within the North York Centre area. According to City staff, construction of this section of the service road is unlikely to start before 2016; the more probable scenario being 2017. A public consultation process will be required as part of the City s review of all options previously considered. Page 88 of 170 Page 4 of 5
6. Not only will the realignment of this section of Doris Avenue have potential impacts on the health and safety of students and staff at Cardinal Carter, some of the realignment options under consideration by the City will encroach on Board property and frontage at the Catholic Education Centre. Board staff will continue to monitor the City s review of the Doris Avenue realignment, participate in the City s public consultation process once it begins, and report to Board as necessary. 7. On June 17, 2014, Board staff attended the Cardinal Carter CSAC meeting to provide an update on the proposed redevelopment for the Yonge-Sheppard Centre and the Doris Avenue realignment, as well as to identify and discuss the potential concerns associated with each of these initiatives. The local Trustee was also in attendance. Also discussed were possible concessions or acts of good will for the benefit of Cardinal Carter on the part of the owner/developer in return for exposing the health and safety of students and staff of the School to the potential negative impacts of this project, both during and post construction. A suggestion arising from the CSAC meeting was to request the owner/developer to provide at no cost to the Board, an appropriate and accessible room at the base of the proposed apartment building for the use of Cardinal Carter students as physical education space, for exclusive use during school hours. Given the undersized site and very limited outdoor play space at Cardinal Carter, this would be a reasonable and practical request by the Board. This suggestion could be further explored with the owner/developer. 8. It should be noted that the owner/developer is under no obligation, nor are there any requirements on its part, to provide the Board with any concessions or acts of good will in return for the Board not unduly delaying the project by objecting to the City. Notwithstanding, Board staff should negotiate in good faith with the owner/developer for the best arrangement possible. E. STAFF RECOMMENDATION 1. That the City of Toronto be advised that given the proximity of the proposed redevelopment of the Yonge-Sheppard Centre to Cardinal Carter Academy for the Arts located at 36 Greenfield Avenue, the Toronto Catholic District School Board has serious concerns with respect to the health and safety of students, staff, and visitors to the School both during and after construction, as well as the learning environment in the School during construction. 2. That the Director of Education be authorized to enter into discussions with the owner/developer to address the concerns raised at the June 17, 2014 Cardinal Carter CSAC meeting. Page 89 of 170 Page 5 of 5
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