July 6, 1998

  To:Toronto Community Council

 From:Commissioner of Urban Planning and Development Services, upon application by Stanley M. Makuch, Cassels Brock and Blackwell, 40 King St. W., Suite 2100, Toronto, Ontario M5H 3C2, on behalf of 1268144 Ontario Inc. and 1297906 Ontario Inc., 199 Adesso Dr., Concord, Ontario L4K 3C4

 Subject:Preliminary Report, Official Plan and Rezoning Application No. 198012, 1115 and 1121 Bay Street, to permit a 22-storey mixed use building. (Ward 24: Downtown)

  Purpose:

 To introduce Official Plan and Zoning Amendment Application No. 198012 to Community Council to permit a 22-storey mixed use building containing 154 residential condominium units, with retail uses at grade, at the southeast corner of Bay and Charles Streets, 1115 and 1121 Bay Street, upon application by Stanley M. Makuch, Cassels Brock and Blackwell, 40 King St. W., Suite 2100, Toronto, Ontario M5H 3C2, on behalf of 1268144 Ontario Inc. and 1297906 Ontario Inc., 199 Adesso Dr., Concord, Ontario L4K 3C4.

 Funding Sources:

 Not applicable.

 Recommendations:

1. That I be requested to hold a public meeting in the community to discuss the application, and to notify owners and tenants within 300 metres of the site and the Ward Councillors.

1. That the applicant be advised that, prior to final Council approval of this project, the applicant may be required to submit a Noise Impact Statement and a Material Recovery and Waste Reduction Plan, in accordance with City Council's requirements. The applicant will be further advised of these requirements, as they relate to this project, by the Commissioner of Works and Emergency Services.

 Comments:

 Location and Context:

 The 1006.6 m2 site is located at the southeast corner of Bay and Charles Streets. The site currently contains two three-storey buildings housing restaurant uses, including the former La Scala restaurant. A public lane (La Scala Lane) borders the east side of the site.

 To the south is a 27-storey mixed use building containing residential apartments, a residential hotel, office uses, and street-related retail and service uses. To the east is a 20-storey apartment building (student residence) with retail at grade. To the north is the 51-storey Manulife Centre containing residential, office and commercial uses. At the northwest corner of the Bay/Charles intersection are two 18 and 28-storey mixed use buildings containing residential and commercial uses. At the southwest corner of the intersection is a 30-storey apartment building with retail uses at grade.

 Development Proposal:

 The proposed development is a 22-storey (85 m) mixed use building containing 154 residential condominium units with retail and service uses at grade, and 5 below-grade parking levels containing 104 spaces. The proposed total gross floor area is 11,935.0 m2 (11.86 times the area of the lot). The existing buildings will be demolished. The vehicular entrance and servicing will be from the public lane. The residential entrance will be off Bay Street. The building is set back from Charles Street to allow a wider sidewalk.

Planning Controls:

 The Official Plan designation is High Density Mixed Commercial-Residential Area "A", which permits mixed use buildings with a maximum total floor area of 6 times the area of the lot. The general Zoning By-law designates the site as CR T6.0 C1.0 R6.0, which permits a maximum total density of 6 times the area of the lot with a maximum commercial density of 1 times the area of the lot. The height limit is 46.0 m. There is a site-specific Zoning By-law (By-law No. 311-78) applicable to the 1121 Bay Street property which relates to an extension to the existing building, and would be repealed if new by-laws are adopted by Council.

 Amendments to Planning Controls:

 Amendments are required to both the Official Plan and Zoning By-law to permit the density increase from 6.0 to 11.86 times lot area. Amendments to the Zoning By-law would also be necessary to permit the increase in the height from the permitted 46.0 m to the proposed 85.0 m.

 Planning Issues:

 The following planning issues will require review and resolution prior to final reporting:

1. Impact of the increased height and density. The surrounding context of tall, high-density buildings would appear to support the increased height and density on the subject site, but the specific shadow impact requires further investigation. The increased density does not appear to be problematic.

1. Public benefits pursuant to Section 37 of the Planning Act, in exchange for increased density and height. A satisfactory package of public benefits provided by the applicant, either on or off-site, must be negotiated.

1. Number of parking spaces. The number of spaces provided may not be sufficient to satisfy the Commissioner of Works and Emergency Services.

1. Existing residential density permission on 1115 Bay Street. In December, 1984, the Committee of Adjustment granted a consent to sever what is now 1115 Bay Street from the retained parcel to the south (1099 Bay St.). In doing so, the Committee noted that all of the permitted density for the severed and retained parcels had been fully utilized in constructing the mixed use building at 1099 Bay Street, and thus imposed a condition that there be no further residential development on 1115 Bay Street. In 1993, as part of the Cityplan amendments, the City rezoned the site to its current designation. The issue is what implications the 1984 Committee of Adjustment decision has on the current residential density permissions for the development site. The City Solicitor is reviewing this matter. The significance for the current application is the magnitude of the residential density increase.

 Conclusions:

 The application should proceed to a community public meeting, after which, subject to resolution of the relevant concerns outlined above and any other concerns which may arise in response to the circulation of plans or public comment, a final report will be prepared.

 Contact Name:

 Peter Langdon

City Planning Division, East Section

Tel: (416) 392-7617

Fax: (416) 392-1330

Email: plangdon@city.toronto.on.ca

Beate Bowron

Acting Director, City Planning

Toronto Community

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APPLICATION DATA SHEET

 Confirmed Municipal Address:1115 and 1121 Bay Street.

 PLANNING CONTROLS (For verification refer to Chief Building Official)

 PROJECT INFORMATION