July 7, 1998
To:Toronto Community Council
From:Commissioner of Urban Planning & Development Services
Subject:Revised Settlement - King Spadina Part II Plan - 250 Wellington Street West
(Ward 24)
Purpose:
This report outlines the basis for a revised settlement of the appeal to the Ontario Municipal
Board by the owners of 250 Wellington Street West to the King Spadina Part II Plan and
Zoning By-law Amendment were made necessary by project changes proposed by the
owners.
Source of Funds:
Not applicable.
Recommendations:
1.That the Commissioner of Urban Planning and Development Services, Commissioner of
Works and Emergency Services, City Solicitor and other appropriate officials, be authorized
to settle the appeal to the Ontario Municipal Board in accordance with the revised building
height envelope set out on Map 1 (attached) and the zoning variances outlined by the Chief
Building Official.
2.That the City Solicitor be instructed to seek approval of the Ontario Municipal Board of
the revised settlement, if necessary, independent of the other appeals still outstanding to the
King-Spadina Part II Plan and implementing Zoning By-law.
3.That City Council amend the authority of the former Council for the City of Toronto re:
Clause 12 of Report No. 16 of the Land Use Committee as it applies to the terms of
settlement for 250 Wellington Street West, so that the building envelope to be secured is that
referred to in recommendation 1.
Council Reference/Background:
The King-Spadina Part II Plan and implementing Zoning By-law, were passed in 1996.
There are four outstanding appeals that have still not been resolved:
304 Front Street West and 50 John Street
340 Front Street West
400 Front Street West
354 Wellington Street West and 36 Blue Jays Way
In October 1997, the former City of Toronto reached a settlement with the owners of 250
Wellington Street West (Clause 12 of report 16 of the Land Use Committee). Since that time
the owners have revised the design of the project to respond to market conditions and are
now actively marketing the site.
Representation has already occurred before the Ontario Municipal Board resulting in
approval of the implementing By-laws for all of the King-Spadina area excluding the lands
under appeal. While the Ontario Municipal Board expressed a desire for any settlement of
the appeals to be brought before them as a package, the status of the proposed development
at 250 Wellington Street West is much further advanced than any of the other sites.
Accordingly, I am recommending that approval of the Ontario Municipal Board be sought
on the basis of the settlement outlined in this report.
Comments and/or Discussion and/or Justification:
The 250 Wellington Street West site is proposed to be divided into three parcels. The
largest segment is for a residential condominium fronting on Wellington St. West from Blue
Jays Way to a point 131 m to the west. The remainder of the Wellington Street frontage and
a portion of the John Street frontage is now proposed for an office building. The remaining
frontage on John Street is slated for a hotel development that is not far advanced.
A site plan review application is being processed for the residential component and the
undertaking is being prepared. The proposed design for the office component has also been
reviewed by planning staff. No application for site plan review has yet been submitted for
that part of the development.
The changes from the October settlement are as follows:
-the footprint for the residential building has been reduced, while that for the proposed
office building has been increased
-the permitted height for the main portion of the residential building has increased from
31.9 m to 33.4 m
-the development no longer is proposed to extend under the public lane.
The other zoning variances referred to in the Appendix are either minor in nature or will be
resolved once the new zoning for the site is approved.
Conclusions:
The revisions proposed for the development at 250 Wellington Street West are necessary to
improve project marketability and have resulted in an improved design over the previous
proposal. The revised building envelope maintains the principles set out in the King-Spadina
Part II Plan.
Contact Name:Rollin Stanley
Telephone: (416)392-0424
Fax: (416) 392-1330
E-Mail: rstanley@city.toronto.on.ca.
Beate Bowron
Acting Director, City Planning, Toronto Community
(p:\1998\ug\uds\pln\to981663.pln) - smc
APPLICATION DATA SHEET
Site Plan Approval: |
Y |
|
Application Number: |
396056 |
Rezoning: |
N |
|
Application Date: |
June 26, 1996 |
O. P. A.: |
N |
|
Date of Revision: |
May 8, 1998 |
Confirmed Municipal Address:250 Wellington St. West.
Nearest Intersection: |
North side of Wellington Street W, west of John Street. |
|
|
Project Description: |
To construct a mixed commercial residential development (Block B). |
Applicant:
Page & Steele Architects
110 Eglinton Ave. E.
485-9666 |
Agent:
Page & Steele Architects
110 Eglinton Ave. E.
485-9666 |
Architect:
Page & Steele Architects
110 Eglinton Ave. E.
485-9666 |
PLANNING CONTROLS (For verification refer to Chief Building Official)
Official Plan
Designation: |
King-Spadina
Reinvestment Area. |
Site Specific
Provision: |
110-90; 81-91 |
Zoning District: |
RA I2 D7 |
Historical Status: |
No |
Height Limit (m): |
61.0; 30.0 |
Site Plan Control: |
Yes |
PROJECT INFORMATION
Site Area: |
4424.2
m2 |
|
Height: |
Storeys: |
10 + Mech. Penthouse |
Frontage: |
|
|
|
Metres: |
33.40 |
Depth: |
|
|
|
|
|
|
|
|
|
Indoor |
Outdoor |
|
|
Ground Floor: |
|
|
Parking
Spaces: |
286 |
|
|
|
Residential
GFA: |
28000.0
m2 |
|
Loading
Docks: |
1 |
B |
|
|
|
|
Non-Residential GFA: |
2000.0
m2 |
|
(number,
type) |
1 |
G |
|
|
|
|
Total GFA: |
30000.0
m2 |
|
|
|
|
|
|
|
|
DWELLING UNITS |
|
FLOOR AREA BREAKDOWN |
Tenure: |
Condo |
|
|
|
Land Use |
Above
Grade |
Below
Grade |
Bachelors: |
118 |
|
|
|
Residential |
28000.0 m2 |
|
1 Bedroom: |
196 |
|
|
|
Commercial |
2000.0
m2 |
|
2 Bedroom: |
64 |
|
|
|
|
|
|
Total Units: |
378 |
|
|
|
|
|
|
PROPOSED DENSITY |
|
|
Residential Density: 6.33 |
Non-Residential Density: 0.45 |
Total Density: 6.78 |
Zoning variances required as identified by the Chief Building Official - Proposed
residential building located at 250 Wellington Street West:
1.Permitted height of 30 m is exceeded by 5 m for the main portion of the building and by
9.5 m to the top of the residential amenity space.
2.Residential amenity space is located in two rooms rather than the required one room.
3.206 bicycle parking spaces are required while 200 are being provided.
4.41 visitor bicycle parking spaces are required to be shown and they are not designated on
the drawings.
5.The 3m setback and 7.5m setbacks required for different portions of the building, from
the centre line of the lane are not provided.
6.The exterior facing walls of the building are not 11 m apart.
7.The proposed uses are not permitted in an I2 district (the zoning prior to the
King-Spadina Part II Plan is not yet in force due to the appeal).
8.Not all of the building facade above a height of 20 m is setback 3m.
9.The non-residential gross floor area for retail and office uses exceeds the permitted
amount by 200 square metres and alternatively, the amount of frontage of the building used
for street related retail and service uses is 84 percent while 90 percent is required.