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Toronto City Hall
100 Queen Street West
Toronto, Ontario
Canada M5H 2N2
www.toronto.ca
Tel: 416-392-0881
Fax: 416-392-1330
File No.12372
Urban Planning and Development Services
February 11, 1999
To:Toronto Community Council
From:Commissioner of Urban Planning and Development Services upon application by
J.G. Cordone Investments Limited, 542 Eglinton Avenue East, Toronto, Ontario, M4P 1N9
Subject:Final Report: 56 and 60 St. Clair Avenue West and 55, 55R, 57, 59 and 61 DeLisle
Avenue- Application No. 12372 for Official Plan and Zoning By-law Amendments and Site
Plan Approval to permit a mixed use building consisting of two 12 storey towers. (Midtown)
Purpose:
To recommend approval of this application for Official Plan and Zoning By-law Amendments
and Site Plan Approval for a building consisting of two 12 storey towers at 56 and 60 St. Clair
Avenue West and 55, 55R, 57, 59 and 61 DeLisle Avenue.
Source of Funds:
Not applicable
Recommendations:
It is recommended that:
1.That the City Solicitor be requested to submit a draft by-law to give effect to an
amendment to the former City of Toronto's Official Plan, for the lands know in the year 1998
as 56 and 60 St. Clair Avenue West and 55, 55R, 57, 59 and 61 DeLisle Avenue, substantially
as set out below:
"56 and 60 St. Clair Avenue West and 55, 55R, 57, 59 and 61 DeLisle Avenue
See Map 18.___ at the end of this Section.
Notwithstanding any of the provisions of this Plan, Council may pass by-laws applicable to
the lands indicated on Map __, to permit the phased erection and use of a mixed use building
comprised of two towers and a below grade parking garage, provided that:
(a)for Tower A, the residential gross floor area does not exceed 10,300 square metres;
(b)for Tower B, the total gross floor area does not exceed 5,400 square metres, of which the
maximum non-residential gross floor area does not exceed 600 square metres and the
maximum residential gross floor area does not exceed 4,800 square metres;
(c)the non-residential gross floor area of the existing building at 60 St. Clair Avenue does
not exceed that which exists in the year 1998; and
(d)not less than 18 of the dwelling units erected or used on the lands shall be"low end of
market"
For the purpose of this Official Plan amendment "low end of market" means dwelling units
which are subject to the following size restrictions:
(i)the maximum residential gross floor area for a bachelor or one-bedroom unit shall be 62
square metres;
(ii)the maximum residential gross floor area for a two-bedroom unit shall be 82 square
metres; and
(iii)the maximum residential gross floor area for a three-bedroom unit shall be 98 square
metres.
2.That the City Solicitor be requested to submit a draft by-law, in consultation with the
Commissioner of Urban Planning and Development Services and the Chief Building Official
to amend the former City of Toronto's Zoning By-law 438-86, as amended, as it affects the
lands known as 56 and 60 St. Clair Avenue West and 55, 55R, 57, 59 and 61 DeLisle Avenue,
shown on Map 1, so as to:
(a)exempt the site from Section 4(2)(a), Section 4(6)(c), Section 6(1)(a), Section 6(3) Part I
1, Section 6(3) Part II 3 G, Section 6(3) Part II 4, Section 6(3) Part II 5(i), Section 6(3) )Part II
7(ii) B, Section 6(3) Part III 1(a), Section 6(3) Part III 1(b), Section 8(3) Part I 3(a), Section
8(3) Part XI 2(1), Section 8(3) Part XI 2(2), Section 8(3) Part XI 2(3), Section 12(2)262(a)(II),
Section 12(2)263(ii), Section 12(2)263(iii) and Section 12(2)263(iv);
(b)permit the phased erection and use of a mixed-use building comprised of two towers and
a below grade parking garage, provided that:
(i)the lot on which such building is to be erected or used comprises at least the lands shown
delineated by heavy lines on Map 1 attached to this report;
(ii)no part of the building above grade extends beyond the area shown on Map 1 attached to
this report;
(iii)the height of the building does not exceed the heights shown on Map 2a attached to this
report;
(iv)the building contains not more than 153 dwelling units and a residential gross floor area
of 15,100 square metres and a non-residential gross floor area of 600 square metres of which;
(a)not more than 105 dwelling units and 10,300 square metres of residential gross floor area
are accommodated in Tower A;
(b)not more than 49 dwelling units, 4,800 square metres of residential gross floor area and
600 square metres of non-residential gross floor area are accommodated in Tower B;
(c)not more than 50 square metres of floor area for uses listed in Section 8(1)(f)(iv) Retail
and Service Shops and not more than 550 square metres of floor area for uses permitted by
Section 12(2)262(a)(II)- Area B are accommodated in Tower B;
(d)not less than 18 of the dwelling units erected or used on the site shall be "low end of
market";
(v)not less than 159 parking spaces are provided and maintained on the lot to serve the
project including at least 133 parking spaces for the exclusive use of the residents; 19 parking
spaces for visitors; and 7 parking spaces for the non-residential component of the
development;
(vi)not less than one Type G loading space is provided on the lot; and
(vii)vehicular ingress and egress to the below grade parking garage and the Type G loading
space is provided from both St. Clair Avenue West and DeLisle Avenue.
(c)None of the provisions above shall prevent the development to be built in two phases
provided that Phase I consists of the erection and use of Tower A, a below grade parking
garage, a Type G loading space and the maintenance of the existing office building known
municipally in the year 1998, as 60 St. Clair Avenue West and provide that:
(i)not more than 105 dwelling units and 10,300 square metres of residential gross floor area
are accommodated in Tower A;
(ii)not less than 116 parking spaces are provided and maintained on the lot to serve the
project including at least 91 parking spaces for the exclusive use of the residents; 13 parking
spaces for visitors; and 12 parking spaces for the existing non-residential component of the
development;
(iii)vehicular ingress and egress to the parking garage and the Type G loading space is
provided from both St. Clair Avenue West and DeLisle Avenue;
(iv)the non-residential gross floor area of the existing office building know municipally in
the year 1998, 60 St Clair Avenue West, does not exceed that which existing in the year 1998;
(d)Notwithstanding Clause (b)(ii) above, the existing office building know municipally in
the year 1998, as 60 St. Clair Avenue West, can exist outside the building envelop, provide
that there are no additions.
For the purpose of this Zoning By-law amendment "low end of market" means dwelling units
which are subject to the following size restrictions:
(i)the maximum residential gross floor area for a bachelor or one-bedroom unit shall be 62
square metres;
(ii)the maximum residential gross floor area for a two-bedroom unit shall be 82 square
metres; and
(iii)the maximum residential gross floor area for a three-bedroom unit shall be 98 square
metres.
3.That City Council approve the plans and drawings submitted with this application, namely
Plan Nos.
A1aSite Plan- Phase I
A3Third Basement Plan- North Building Phase I
A4 Second Basement Level- North Building Phase I
A5First Basement Plan-North Building Phase I
A5aFirst Basement Plan- North Building Phase II
A6Ground Floor Plan- North Building Phase I
A7Second Floor Plan- North Building Phase I
A8Typical Floor Plan- North Building Phase I
A9Eleventh Floor Plan- North Building Phase I
A10Twelfth Floor Plan- North Building Phase I
A11Roof Plan- North Building Phase I
A12aWest Elevation- North Building Phase I
A13Cross Section- North Building Phase I
A15Second Basement Plan- South Building Phase II
A16First Basement Plan- South Building Phase II
A17Ground Floor Plan- South Building Phase II
A18Second Floor Plan- South Building Phase II
A19Third Floor Plan- South Building Phase II
A20Typical Floor Plan- South Building Phase II
A2111th & 12th Floor Plan- South Building Phase II
A22Roof Plan- South Building Phase II
A23South Elevation- South Building Phase II
A24West Elevation- South Building Phase II
A25Cross Section- South Building Phase II
date stamped as received on October 23, 1998, prepared by Paul H. Northgrave, Northgrave
Architects Inc.;
A1Site Plan- Phase I and II
A12North/South Elevations- North Building Phase I
A12bEast Elevation- North Building Phase I
A24aEast Elevation- South Building Phase II
date stamped as received on November 19, 1998, prepared by Paul H. Northgrave, Northgrave
Architects Inc.; and
L1Landscape Plan and Tree Inventory- North Building Phase I and South Building Phase II
L1aLandscape Plan and Tree Inventory- North Building Phase I
L2Details- North Building Phase I and South Building Phase II
date stamped as received on December 11, 1998, prepared by Mary Jane Lovering, Vertechs
Design Inc., all as on file with the Commissioner of Urban Planning and Development
Services and as a condition of City Council approval, the owner enter into an Undertaking
under Section 41 of the Planning Act prior to the introduction of a Bill in Council, requiring
that:
A. Develop and Maintain Substantially in Accordance with Plans
(1)the proposed phased development, including all landscaping related thereto, shall be
undertaken and maintained substantially in accordance with the drawings referred to above;
B. Garbage
(2)the owner shall provide and maintain garbage rooms at least 20 square metres in size and
recycling rooms at least 10 square metres in size to serve the residential building in Phase I
and the mixed-use building in Phase II, and install and maintain a stationary compactor unit in
each garbage room;
(3)the owner shall install and maintain double or overhead doors of sufficient size to
accommodate the transport of container bins between each garbage and recyclable storage
room and the Type G loading space;
C. Loading
(4)the owner shall provide and maintain one Type G loading space on the site, with a
generally level surface and access designed so that trucks can enter and exit the site in a
forward motion, to serve the residential building in Phase I and then to jointly serve Phase I
and Phase II upon completion of Phase II of this project;
(5)the owner shall provide and designate a fully trained employee to assist the garbage truck
driver to correctly position the truck below the overhead clearance and to manoeuvre the
container bins from the garbage and recycling rooms to the front of the garbage truck for
loading, at all times during collection periods, upon completion of Phase II of this project;
(6)the owner shall provide and maintain a concrete base pad, with a slope not exceeding 2%,
adjacent to the front of the Type G loading space for the storage of at least 4 compactor
containers to serve the residential building in Phase I on collection day, and a concrete pad for
7 compactor containers to jointly serve Phase I and Phase II on collection day upon the
completion of Phase II of this project;
(7)the owner shall construct the Type G loading space and all driveways and passageways
providing access thereto to the requirements of the Ontario Building Code, including
allowance for City of Toronto bulk lift and rear bin vehicle loading with impact factors where
they are to be built as supported structures;
(8)the owner shall construct all driveways and passageways providing access to and egress
from the Type G loading space with a minimum width of 3.5 m (4 m where enclosed), a
minimum vertical clearance of 4.3 m and minimum inside and outside turning radii of 9 m
and 16 m;
(9)the owner shall construct the Type G loading space with a minimum width of 4.0 m and a
vertical clearance of at least 6.1 m over at least the first 8.0 m of the loading space, measured
from the end of the loading space opposite the entrance to it, and delineate the location of the
overhead clearance on the floor of the loading space;
(10)the owner shall construct the decorative unit paver surface, to be used within any
portion of the Type G loading space or areas used to access the loading space, to applicable
City standards to withstand truck traffic and indemnify the City against any damages that may
be caused to the decorative unit pavers through the regular use of the areas by City garbage
trucks;
D.Parking
(11)the owner shall provide and maintain a minimum of 116 parking spaces on the site to
serve Phase I of this project, including at least 91 spaces for the exclusive use of the residents,
13 residential visitor spaces and 12 spaces for the existing office building, and a minimum of
159 parking spaces on the site to serve both Phase I and Phase II of this project, including at
least 133 spaces for the exclusive use of the residents, 19 residential visitor spaces and 7
spaces for the non-residential component;
(12)the owner shall provide and maintain a physical separation between the residential and
commercial portions of the underground parking garage to secure the availability of the
resident parking spaces;
(13)the owner shall provide and maintain a stop sign for exiting drivers at the top of the
access ramp serving the underground garage;
(14)the owner shall designate the visitor parking spaces by means of clearly visible signs;
(15)at least 5 parking spaces of those required to be provided by the Zoning By-law shall be
located as shown on above reference Plans Nos. A4, A5, A5a, A15 and A16, and shall be
clearly designated for the exclusive use by people with disabilities, by means of the
International Symbol of Accessibility for the Handicapped;
E. Access to Underground Parking
(16)the owner shall construct the access ramp to the underground garage with a slope not
exceeding 5% within 6 m of its intersection with the driveway extending between Delisle
Avenue and St. Clair Avenue West, along the east property line, and not exceeding 15% along
the remaining portions;
F. Traffic Control
(17)the owner shall provide, maintain and operate a control gate access system on the
driveway extending between Delisle Avenue and St. Clair Avenue West as set out in a report
prepared by Tedesco Engineering, dated October 6, 1998, and locate the control gate to the
north of the access ramp to the underground parking garage to the satisfaction of the
Commissioner or Works and Emergency Services;
(18)the owner shall provide and maintain signage to the north and south of the control gate,
in a location satisfactory to the Commissioner of Works and Emergency Services indicating
"No Entry 7:00-9:00 a.m. and 4:00-6:00 p.m./Card Access Only at All Other Times";
(19)in order to mitigate the impacts of site traffic on streetcar operations, the owner shall, by
means satisfactory to the Commissioner of Works and Emergency Services, restrict inbound
left-turn movements from eastbound St. Clair Avenue West into the site Monday through
Friday, 7a.m. to 7 p.m.;
G.Landscaping
(20)the owner shall provide and maintain sufficient soil depth and loading bearing capacity
above the roof slab of the underground garage to permit the installation and mature growth of
all proposed plant material;
(21 )the owner shall submit an application for improvements to the public
sidewalk/boulevard generally as shown on above referenced Plan No. L1, L1a and L2 to the
Commissioner Works and Emergency Services and carry out the improvements within a
reasonable period of time or at the request of the Commissioner of Works and Emergency
Services make a cash contribution to the City equal to the value of the improvements for the
Commissioner to undertake the improvements as part of a comprehensive program;
H.Reference plan of survey and dimensioned plans for site specific by-laws
(22)the owner shall submit, to the Commissioner of Works and Emergency Services,
dimensioned plans of the development for the purpose of preparing site specific exemption
by-laws and such plans should be submitted at least 3 weeks prior to the introduction of bills
in Council;
I.Transformer Vaults
(23)the owner shall provide space within the development for the construction of any
transformer vaults, Hydro and Bell maintenance holes and sewer maintenance holes required
in connection with the development;
J.Studies Required by Civic Officials
(24)the owner shall submit to, and have approved by, the Commissioner of Works and
Emergency Services, prior to the introduction of a bill in Council, a Noise Impact Statement
in accordance with City Council's requirements;
(25)the owner shall have a qualified Architect/Acoustical Consultant certify, in writing, to
the Commissioner of Works and Emergency Services that the development has been designed
and constructed in accordance with the Noise Impact Statement approved by the
Commissioner of Works and Emergency Services;
(26)the owner shall provide, maintain and operate the noise impact measures, facilities and
strategies stipulated in the plan approved by the Commissioner of Works and Emergency
Services;
(27)the owner shall prepare a Demolition and Excavation Dust Control Plan and submit this
plan to the Commissioner of Urban and Planning and Development Services for approval by
the Medical Officer of Health, prior to the issuance of any building permit;
(28)the owner shall implement the measures in the Demolition and Excavation Dust Control
Plan approved by the Medical Officer of Health;
K.Grading Plan
(29)the owner shall submit, prior to the issuance of a building permit, a grading and
drainage plan for the entire site for the review and approval of the Commissioner of Works
and Emergency Services; and
L.Other
(30)the owner shall include a clause in the purchase or rental agreements informing
prospective purchasers and lessees about the potential for noise and vibration intrusions and
that the Toronto Transit Commission accepts no responsibility for any such effects.
4. That the owner be advised:
(a)that the storm water run-off originating from the site should be disposed of through
infiltration into the ground and that storm connections to the sewer system will only be
permitted subject to the review and approval by the Commissioner of Works and Emergency
Services of an engineering report detailing that site or soil conditions are unsuitable, the soil is
contaminated or that processes associated with the development on the site may contaminate
the storm run-off;
(b)of the need to receive the approval of the Commissioner of Works and Emergency
Services for any work to be carried out within the street allowance;
(c)of the City's requirement for payment of a service charge associated with the provision of
City containerized garbage collection;
(d)that all recyclable materials generated by this project eligible for collection under the
City's recycling programs must be set out for collection on the days and at the times scheduled
by the City for the collection of recyclables;
(e)that it may be necessary to arrange for alternative refuse collection service for the Phase I
residential building during the construction of the new building and underground garage in
Phase II and until access to the Type G loading space is restored ; and
(f)of the need to apply for revised municipal numbering to the Commissioner of Works and
Emergency Services prior to filing a formal application for a building permit.
1.0Applicant
The original application was filed on December 18, 1992 by 56 St. Clair West Holdings Ltd.,
542 Eglinton Avenue East, Toronto, Ontario, M4P 1N9. The ownership of the site has
changed and the new owner and applicant is J.G. Cordone Investments Limited, 542 Eglinton
Avenue East, Toronto, Ontario, M4P 1N9.
2.0Site and Surrounding Area
The site is located on the north side of St.Clair Avenue West a half block west of Yonge
Street. The site has an area of approximately 3478 square metres. It currently contains a 3
storey apartment building and a 3 storey office building on the St. Clair Avenue West frontage
and four detached houses on DeLisle Avenue. All the residential buildings on the site are
currently vacant.
Along St. Clair Avenue West there is a 6 storey apartment to the west of the site and a 4 storey
commercial building to the east. Along DeLisle Avenue there is a 19 storey residential
building to the west and a parking lot which has approvals for an 11 storey residential building
to the east. On the north side of DeLisle Avenue there are apartment buildings of 10 and 12
storeys.
3.0History
This application has a long history and has gone through a number of changes. To help
understand the evolution of this application, a brief summary of the main events is provided
below.
3.1Original Application
This application was originally filed on December 18,1992. The application was for a 12
storey office building on the St. Clair Avenue frontage and a 7 storey apartment building on
the DeLisle Avenue frontage. The residential building would have contained 39 units and had
a density of 1.16 times the area of the lot. The commercial building would have had a density
of 2.67 times the area of the lot. The overall density of this development would have been
3.83 times the area of the lot.
3.2Preliminary Report
A Preliminary Report was submitted to the former City of Toronto Land Use Committee. The
report identified a number of planning issues such as: the commercial density; the proposed
demolition of the two existing historic buildings on St. Clair Avenue West; compatibility with
adjacent buildings of architectural and historic value; Rental Housing Protection Act
considerations; below grade setback to permit planting and growth of shade trees; location of
parking and loading areas; and potential traffic impacts.
3.3First Public Meeting
Two public meetings were held on this application. The first public meeting was held to
discuss the original application. Approximately 17 people attended that meeting.
3.4Revised Application
The site has changed hands and the new owner submitted a revised application for a mixed
use building consisting of two towers, which is to built in two phases.
The first phase of the development would have been the demolition of the four detached
houses along DeLisle Avenue and the construction of the portion of the building fronting onto
DeLisle Avenue (Tower A), while maintaining the two historic buildings on St. Clair Avenue
West. It was proposed that Tower A be 12 storeys in height and contain 105 residential units.
It was also proposed that 127 parking spaces be provided to serve the new and existing
buildings. Access to the loading area and underground parking garage was proposed from
DeLisle Avenue. A temporary loading space was proposed in the front of Tower A.
It was proposed that the second phase of the development, would have been the demolition of
the two historic houses on St. Clair Avenue West and the construction of the second 12 storey
tower of the building, fronting onto St. Clair Avenue West (Tower B). It was proposed that
Tower B would have contained 49 residential units and a non-residential gross floor area of
600 square metres. It was proposed that the loading space be relocated to between the towers
of the building and that the temporary loading space in Tower A be converted into a
residential unit. An additional 52 parking spaces were proposed. In Phase II a private lane was
proposed to be constructed providing access to the loading area and under ground parking
garage from both St.Clair Avenue West and DeLisle Avenue.
The two towers would have a density of 4.5 times the area of the lot and contain 153
residential units. Tower B would have contained 600 square metres of retail and office uses.
The development would contain a total of 179 parking spaces upon completion of both Phase
I and Phase II.
3.5Revised Preliminary Report
A Revised Preliminary Report (dated March 30, 1998) was submitted to the April 1, 1998
meeting of Toronto Community Council. The Preliminary Report identified a number of
planning issues such as: the proposed demolition of the two existing historic buildings on St.
Clair Avenue West; the servicing of the new and existing buildings in each phase of the
development; the size and quality the outdoor recreation space; and the loss of rental units.
3.6Second Public Meeting
The second public meeting was held on May 26, 1998 and attended by 37 persons. The
primary concerns raised were potential traffic impacts; potential for cut through traffic across
the site, between DeLisle and St. Clair Avenues; access to both the parking garage and loading
space; potential impact on the existing trees; the density of the project; the shadow impact of
the proposed building on DeLisle Avenue the proposed demolition of the heritage buildings;
and construction phasing of the development.
3.7Residents' Working Group
An informal working group made up of local residents was established by the local
Councillors to try and resolve the issues that were raised at the public meeting. The working
group met with the local Councillors, the applicant and City representatives. The main issues
raised were:
-that in Phase I all traffic would be from DeLisle Avenue. The residents requested that in
Phase I that the proposed laneway be constructed from DeLisle Avenue to St. Clair Avenue
West to allow for an even distribution of site traffic. This connection would require the
demolition of 56 St. Clair Avenue West in Phase I, which otherwise would not be demolished
until Phase II;
-that the applicant hire an arborist to supervise the health and safety of two mature trees at
the north end of the site and that the applicant intensify the landscaping on the site; and
-that the City accelerate the comprehensive traffic analysis of the area.
The resident working group concluded that the proposed massing and height of the
development was acceptable.
3.8Modifications to the Revised Proposal
In response to concerns raised at the second public meeting, by the working group and by
Civic Officials, the applicant further revised the proposal as follows:
(a)the loading area will be relocated behind the Phase I building (Tower A);
(b)access to the loading space and parking garage will be provided from St. Clair Avenue
West and DeLisle Avenue in both Phase I and Phase II;
(c)the number of curb cuts on DeLisle Avenue has been reduced from two to one;
(d)the historic building at 58 St Clair Avenue West will be demolished in Phase I to permit
the construction of the through driveway in Phase I and to allow for the loading space to be
located in the rear of Tower A in Phase I;
(e)a control gate and signage will be provided to control on-site circulation so as to reduce
the amount of traffic on DeLisle Avenue and discourage through traffic;
(f)the drop off and pick up area for Tower A has been incorporated into the building and a
new drop off and pick up area has been provided for Tower B;
(g)the below grade setback on DeLisle Avenue has been increased to permit the planting
and growth of shade trees;
(h)Tower A has been setback above the 10th floor to reduce shadow impact on DeLisle
Avenue;
(i)a three storey base has been incorporated into the St. Clair Avenue West building to
address concerns regarding the building's relationship to the smaller adjacent historic
buildings.
(j)the landscaping has been intensified as requested by the resident working group; and
4.0Planning Controls:
4.1Official Plan
The Part II Official Plan for Yonge - St. Clair, as amended, designates the site of the two
existing apartment buildings on St. Clair Avenue West as "Special Residence Area C". This
restricts the density of commercial and institutional uses to a maximum of 1.0 times the lot
area. Residential uses are permitted and restricted to a maximum density of 3.0 times the lot
area. The maximum density permitted for buildings which mix commercial and residential
development together is 4.0 time the lot area.
The site of the four houses on DeLisle Avenue is designated High Density Residence Area by
the Part II Plan. This permits residential uses to a maximum density of 2.0 times the lot area.
4.2Zoning By-law
The area occupied by the two apartment buildings on St. Clair Avenue West is zoned CR T4.0
C1.0 R3.0 by the former City of Toronto's Zoning By-law, By-law 438-86. This permits
commercial and institutional uses at a density no greater than 1.0 times the lot area and
residential uses at a density no greater that 3.0 times the lot area. This zoning permits a mixed
use building with a density no greater that 4.0. The maximum height permitted is 46.0 metres.
The area currently occupied by the four houses is zoned R2 Z2.0 by the former City of
Toronto's Zoning By-law, By-law 438-86. This permits residential uses at a maximum density
of 2.0 times the lot area. The height limit is 16.0 metres.
4.3Site Plan Control
This development is subject to site plan control.
4.4Historical Listing
On February 25, 1992 City Council adopted the Toronto Heritage recommendation that the
buildings at 56 and 60 St. Clair be included in the inventory of Heritage Properties. The staff
report stated that the two buildings were built in 1913, are characteristic of "Edwardian
classicism" and were identified for architectural reasons. The buildings are in Heritage
Category "C" which denotes buildings of local community interest (i.e. buildings which retain
their original character but which are not of City, provincial or national significance).
5.0Reasons For This Application
The proposed development requires amendments to both the Official Plan and Zoning By-law
because;
(a)the proposed density of 4.5 times the area of the lot exceeds the maximum permitted in
both the Official Plan and Zoning By-law of 2 times for the DeLisle Avenue frontage and 4
times for the St. Clair Avenue West frontage;
(b)the proposed height of both towers (Tower A- 38.5 metres and Tower B-39.2 metres)
exceeds the maximum permitted 16.0 metre and 46.0 metre height limits respectively; and
(c)other zoning variances as identified in the Chief Building Official comments contained in
Appendix A.
The applicant has also applied for Site Plan Approval.
6.0Comments from Civic Officials:
The application has been circulated to Civic Officials whose comments are attached to this
report as Appendix A.
The Commissioner of Works and Emergency Services has identified various requirements in
respect to the provision of access, parking, loading and garbage handling facilities.
Heritage Toronto has indicated that they do not support the loss of the two listed, historic
buildings and are unable to support the Official Plan Amendment and Rezoning Applications.
Heritage Toronto has further indicated that they would not object to the proposed Phase I,
(Tower A) proceeding, if vehicular access were solely from DeLisle Avenue and if parking
spaces for the retained historic buildings at 56 and 60 St. Clair Avenue were provided.
The Toronto Transit Commissioner has recommended that in order to mitigate the impacts of
site traffic on streetcar operations, that inbound left-turn movements from eastbound St. Clair
Avenue West into the site should be prohibited Monday through Friday, 7a.m. to 7 p.m.. The
applicant does not agree with this recommendation and would like to have full turning
movements permitted into the site from St. Clair Avenue West at all times of the day.
The Commissioner of Economic Development, Culture and Tourism has advised that the
applicant is required to submit the necessary tree removal applications for the proposed
removal of 2 City owned trees to facilitate the proposal.
7.0Comments:
As discussed below, the revised application responds successfully to the concerns raised by
public officials, with the exception of Heritage Toronto and consequently, I am
recommending its approval.
7.1Density and Massing
The site has a split Official Plan and Zoning designation, which would permit a maximum
density of 4 times coverage for the portion of the site fronting onto St. Clair Avenue West and
2 times coverage for the portion of the site fronting onto DeLisle Avenue. The total density of
the proposed project is 4.5 times the lot area.
The density of the proposal generally reflects the surrounding context including the
development recently approved by the Ontario Municipal Board (OMB) at 48-50 St. Clair
Avenue West and 33 DeLisle Avenue. The OMB approved project is for a new 11 storey
residential building with an overall density of 4.5 times the area of the lot.
In addition this site is located near the transportation node at Yonge and St. Clair (Yonge
subway line and St. Clair streetcar) and provides the opportunity to add to the housing stock
with minimal effects on the surrounding neighbourhood.
The proposed building has been designed so as to have frontage on both St. Clair Avenue
West and DeLisle Avenue. The proposed setbacks on both frontages are consistent with the
setbacks of the adjacent properties thereby maintaining the rhythm of buildings and open
spaces along the street. As detailed in Section 7.2 of this report the tower on DeLisle Avenue
has been setback above the 10th floor to ensure appropriate sunlight access on the boulevard
and Tower B has been designed with a tree storey base, consisted with height of the adjacent
historic building at 50 St. Clair Avenue West.
7.2Height and Shadow
At the public meeting concern was raised about the height of the proposed development as it
relates to potential shadowing on DeLisle Avenue. The proposed development with a height
of 12 storeys would be consistent with existing and approved developments in the immediate
area. To the west is a 17 storey residential building and across the street there two apartment
buildings of 10 and 11 storeys. The Ontario Municipal Board has recently approved a
development for the property immediately to the east for a new 11 storey residential building.
In response to the concern of shadowing on DeLisle Avenue, Tower A has been setback above
the 10th floor. Sunlight testing of the proposed development shows that the revised proposal
would ensure that the north sidewalk on DeLisle Avenue will receive a minimum of 4 hours
of sunlight on the equinox (September 21/March 21).
7.3 Parking
The Commissioner of Works and Emergency Services has reviewed the proposed parking for
the project and finds it satisfactory. The Commissioner advises that the provision of 125
parking spaces in a three level underground parking garage and 8 spaces at grade (a total of
133 spaces) satisfies the estimated demand generated by Phase I for 116 parking spaces,
including 91 spaces for the residents, 13 spaces for the residential visitors and 12 spaces for
the existing office building. The Commissioner further advises that the provision of 173
spaces upon the completion of Phase II, satisfies the estimated combined parking demand
generated by Phase I and Phase II for 159 spaces, including 133 spaces for the residents, 19
residential visitor spaces and 7 spaces for the office and retail component. The Commissioner
also advises the locations and physical separation between the residential parking spaces and
the residential visitor and commercial spaces in both Phase I and Phase II are satisfactory.
7.4Loading
The applicant has revised the location of the loading space in Phase I to address concerns
raised by staff and the local residents. It was originally proposed that a temporary loading
space be located in the front of Tower A, with access directly off DeLisle Avenue. In Phase II,
this loading space would been relocated between the two towers of the building, with access
from both St. Clair Avenue West and DeLisle Avenue. The concerns raised about the Phase I
loading arrangements were: that access would only be from DeLisle Avenue; and the location,
in the front of Tower A would have created an unattractive condition along DeLisle Avenue,
even as an interim condition. The applicant has revised the application so that the loading
space would be located between the two towers in both Phase I and Phase II, with access from
St. Clair Avenue West and DeLisle Avenue.
The Commissioner of Works and Emergency Services has review the proposed loading for the
project and finds its satisfactory. The Commissioner indicated that the provision of one Type
G loading spaces satisfies the estimated loading demand generated by both Phase I and Phase
II of the project. The Commissioner further advices that the location of loading space between
the towers of the proposed building is acceptable.
During the construction of Tower B and the remainder of the underground garage in Phase II,
the loading space will not be available for City garbage trucks to collect refuse and recyclables
Therefore, it will be necessary for the owner to arrange for alternative refuse collection service
for the Phase I residential building during the construction period and until access to the
loading space is restored.
7.5Traffic
One of the primary concerns raised by the local residents was the potential impact of the
proposed development on traffic.
The proposed development has been designed so as to provide a private laneway along the
entire east side of the site connecting St. Clair Avenue West and DeLisle Avenue. This
laneway would provide access to the below grade parking garage, the loading space and the
drop-off/pick-up areas for each tower from both St. Clair Avenue West and DeLisle Avenue.
This lane would allow site traffic to be distributed to both St. Clair Avenue West and DeLisle
Avenue, which was a major objective of local residents. No parking will be allowed in this
laneway, which is to be well landscaped along its entire east side to provide a buffer for the
abutting property.
The Commissioner of Works and Emergency services has reviewed the Traffic Impact
Assessment study submitted by the applicant's consultant. According to submitted
information, upon completion of Phase II, the project will generate 45 and 63 total two-way
vehicle trips in the weekday morning and evening peak hours, respectively. The capacity
analysis indicates that the project will have a nominal impact on traffic flow on St. Clair
Avenue West. With respect to DeLisle Avenue, the owners's traffic consultant has
recommended measures to control on-site traffic circulation to reduce the amount of site
traffic flow on DeLisle Avenue. These measures include restricting access to the underground
parking garage from DeLisle Avenue during the weekday morning and evening peak periods
and limited north-south movements through the site at all other times. The Commissioner has
indicated that the forecast traffic generated by this development can be accommodated on the
area road network subject to the implementation of the mitigation measures referred to above.
In response to concerns raised by the area residents and to help minimize the traffic impact on
DeLisle Avenue, the applicant has modified the proposal so as to provide the north-south
private laneway between St. Clair Avenue and DeLisle Avenue in Phase I. Previously access
to the loading and parking facilities for Phase I would have only been from DeLisle Avenue.
Concerns were expressed by the local neighbourhood that all traffic generated by Phase I
would have to use DeLisle Avenue. This revision would require the demolition of the
historically listed building at 58 St. Clair Avenue West in Phase I.
7.6Toronto Transit Commission Comments
The Toronto Transit Commission has reviewed the proposed application and traffic impact
analysis and have recommended that, in order to mitigate the impacts of site traffic on
streetcar operations, the inbound left-turn movements from eastbound St. Clair Avenue West
into the site should be prohibited Monday through Friday, 7 a.m. to 7 p.m.. The TTC have
further requested that once the development is in place and should the streetcars be delayed
from autos turning left into the site driveway on St. Clair Avenue West, that the turn
prohibition be extended accordingly.
The Commissioner of Works and Emergency advises that this restriction would increase
traffic on Deer Park Crescent and DeLisle Avenue by approximately 4% or 14 cars per hour,
during peak times. The Commissioner further advises that the propose turning restrictions will
have no significant impact on the operations of the local road network.
The applicant has indicated that they do not agree with the turning restrictions recommended
by the TTC and would like to have permission for full turning movements into the site from
St. Clair Avenue West at all times.
Given that the proposed turning restriction will minimize the impact of the proposed
development on the streetcar operations and will only generate a slight increases the traffic on
Deer Park Crescent and DeLisle Avenue, I am recommending the inbound left-turn
movements from eastbound St. Clair Avenue West into the site be prohibited Monday through
Friday, 7 a.m. to 7 p.m..
7.7Area Traffic Study
At the request of the local Councillors staff of Works and Emergency Services are currently
undertaking an area wide traffic study (the Yonge/St. Clair Traffic Study). It is anticipated that
this study will be completed mid-1999. At the public meeting it was suggested by the area
residents that no final decision be made on this application until the larger traffic study has
been completed.
As stated above the applicant has submitted a traffic impact statement which shows that the
forecast traffic generated by this development can be accommodated on the area network and
this conclusion has been accepted by the Commissioner of Works and Emergency Services. In
addition, it is unlikely that the proposed development would restrict the implementation of
any recommendations that may come out of the area wide traffic study. Further, the results of
the site specific traffic study for this project will be incorporated into the project traffic
conditions, in the area wide traffic study. Therefore, it is not necessary to wait until the larger
traffic study has been completed.
7.8Heritage
Heritage Toronto have expressed a concern with the proposed demolition of the two listed,
historic buildings at 56-60 St. Clair Avenue West.
The applicant has meet several times with Heritage Toronto staff to explore several different
options for redevelopment of this site. These options included the introduction of some
representative elements of the existing buildings into the proposed building design. Heritage
Toronto did not support this approached and felt that the two buildings should be retained for
adaptive reuse.
The properties on which the two heritage buildings are located are currently zoned CRT4.0
C1.0 R3.0 which would permit an as-of-right development with a total density of 4.0 times the
area of the lot. The height limit for this portion of the site is 46 metres and would permit a 12
storey building. The existing density of the two 3 storey buildings is only approximately 1.5
times the area of the lot.
The owner made an application to build one building comprised of two towers on 7 lots.
Planning staff agreed there were advantages in treating these lots as one development parcel.
Developed as one parcel, a through lane from St. Clair Avenue West to DeLisle Avenue could
be provided, allowing for even distribution of site traffic, which was a major concern of area
residents and the Toronto Transit Commission. Also the pick up/drop off areas could be
located along the through lane and could function in a way as to reduce the need for additional
curb cuts along St. Clair Avenue West and DeLisle Avenue or the need for large turning
circles in front of the towers. Planning staff had to acknowledge that an as of right
development at 4.0 times coverage on the St. Clair lots would have had resulted in the
demolition of these two listed buildings, while not achieving the benefits described above.
In Phase I of the development, 60 St. Clair Avenue West would be retained and continue to be
used for office purposes. As a condition of approval the applicant will be required to retain the
existing building, provide parking and a loading area for the commercial tenants and
landscape the adjacent area until such time Phase II is ready to proceed.
For these reasons, I am recommending that the demolition for the two heritage buildings be
permitted to allow for the construction of the proposed development.
7.9 Loss of Rental Units
The applicant is proposing to demolish the existing buildings which had contained 18 rental
units and replace them with a 153 unit residential condominium building. The applicant
advises that the residential units have been vacant since 1996.
The City is currently considering a new Official Plan policy regarding the conversion to
condominium and the demolition of rental housing. The draft policy would require the
replacement of rental units in the new building on the site or elsewhere. This policy is
scheduled to be discussed at the February 8, 1999, Urban Environment and Development
Committee.
However, at the time of resolving the major planning issues related to this application, the
City's draft policy on condominium conversion and demolitions did not exist. To address the
loss of the 18 rental units the applicant is proposing to provide "low end of market units". The
Official Plan Amendment and Site Specific Zoning By-law for this site would contain
provisions which would require a minimum of 18 units to be provided, as "low end of
market". The maximum size of these units would be 62 square metres for bachelor and one
bed room units, 82 square metres for two bedroom units and 98 square metres for three
bedroom units.
Given that resolution of the major planning issues related to this application predated
Council's consideration of the policy regarding the replacement of rental units, the provision
of "low end of market units" is acceptable in this instance.
7.10Tree Removal
The Commissioner of Economic Development, Culture and Tourism has advised that the
applicant is required to submit the necessary tree removal applications for the proposed
removal of two City owned trees to facilitate the proposal. Toronto Community Council, on
January 20, 1999 had before it a report from the Commissioner of Economic Development,
Culture and Tourism, respecting the applicants request for the removal of one City owned tree
and three trees situated on private property. Toronto Community Council deferred
consideration of the report until the final report from the Commissioner of Urban Planning
and Development Services respecting the development application was before Toronto
Community Council.
Conclusion:
The application has been revised with a view to satisfying the built form and traffic concerns
raised by area residents and civic officials. Unfortunately, it has not been possible to satisfy
the request of Heritage Toronto to preserve the two listed buildings at 56 and 60 St. Clair
Avenue West. As set out in Section 7.8 of this report the retention of these buildings would
have precluded the proposed laneway, between DeLisle Avenue and St. Clair Avenue West,
which permits the even distribution of site traffic, which was a major concern of area residents
and the Toronto Transit Commission. Treating the developments lands as one parcel allows
for consolidated loading and drop-off areas, reduces the number of required curb cuts and
achieves other similar efficiencies. Lastly, the density and height permissions existing on the
lands occupied by the heritage buildings would have permitted an as-of-right development
which would have resulted in the demolition of the listed buildings without achieving the
benefits described above. Planning staff are of the view that these outcomes would be
undesirable and therefore support the demolition of the two buildings. Accordingly, I am
recommending approval of this application subject to the conditions outlined in the
Recommendations Section of this report.
The applicant has indicated that they do not support the turning restrictions requested by the
TTC. Given that the recommended turning restrictions will minimize the impact of cars
exiting the site on the St. Clair streetcar operations, I am recommending the turn prohibition
requested by the TTC.
Contact Name:Gregory Byrne
e-mail: gbyrne@toronto.ca
Beate Bowron
Director, Community Planning, South District
[p:\1998\ug\uds\pln\to991818.pln] - st
APPLICATION DATA SHEET Phase 1
| Site Plan Approval:Y |
|
Application
Number: |
12372 Phase I |
|
| Rezoning: |
Y |
|
Application Date: |
December 18, 1992 |
| O. P. A.: |
Y |
|
Date of Revision: |
October 23, 1998 |
Confirmed Municipal Address:56, 60 St. Clair Av. W. and 55, 55R, 57, 59, 61 DeLisle Av.
| Nearest Intersection: |
On the north side of St. Clair Av. W., west of Yonge St. |
|
|
| Project Description: |
To construct two 12 storey residential buildings. Phase I and Phase II.
Data below for Phase I. |
| Applicant:
J G Cordone Investments Ltd
542 Eglinton Ave. E.
489-1332 |
Agent:
J G Cordone Investments Ltd
542 Eglinton Ave.
489-1332 |
Architect:
Northgrave Architect Inc
66 Gloucester St.
929-9495 |
PLANNING CONTROLS (For verification refer to Chief Building Official)
| Official Plan
Designation: |
Special Residence Area
C |
Site Specific
Provision: |
No |
| Zoning District: |
CR T4.0 C1.0 R3.0 ; R2
Z2.0 |
Historical Status: |
56, 60 St. Clair Av.
W. listed |
| Height Limit (m): |
46.0; 16.0 |
Site Plan Control: |
Yes |
PROJECT INFORMATION
| Site Area: |
3479.0 m2 |
|
Height: |
Storeys: |
12 + 3 basements |
| Frontage: |
70.0 m |
|
|
Metres: |
38.50 |
| Depth: |
|
|
|
|
|
|
|
|
|
Indoor |
Outdoor |
|
|
| Ground Floor: |
575.0 m2 |
|
Parking
Spaces: |
125 |
2 |
|
|
| Residential
GFA: |
10290.0
m2 |
|
Loading
Docks: |
|
|
|
|
|
|
| Non-Residential GFA: |
|
|
(number,
type) |
|
|
|
|
|
|
| Total GFA: |
10290.0
m2 |
|
|
|
|
|
|
|
|
| DWELLING UNITS |
|
FLOOR AREA BREAKDOWN |
| Tenure: |
Condo |
|
|
|
Land Use |
Above
Grade |
Below
Grade |
| 1 Bedroom: |
52 |
|
|
|
Residential |
10290.0 m2 |
|
| 2 Bedroom: |
43 |
|
|
|
Indoor Amenity Space |
210.0
m2 |
|
| 3 Bedroom: |
10 |
|
|
|
Outdoor Amenity Space |
210.0
m2 |
|
| Total Units: |
105 |
|
|
|
|
|
|
| PROPOSED DENSITY |
|
|
| Residential Density: 4.30 |
Non-Residential Density: 0.20 |
Total Density: 4.50 |
| COMMENTS |
Values for Residential and Total Density, and Site Area are for Phase I and Phase
II. |
| Data
valid: |
February 3, 1999 |
Section: |
CP North |
Phone: |
392-7333 |
APPLICATION DATA SHEET Phase II
| Site Plan Approval: |
Y |
|
Application Number: |
12372 Phase II |
| Rezoning: |
Y |
|
Application Date: |
December 18, 1992 |
| O. P. A.: |
Y |
|
Date of Revision: |
October 23, 1998 |
Confirmed Municipal Address:56, 60 St. Clair Av. W. and 55, 55R, 57, 59, 61 DeLisle Av.
| Nearest Intersection: |
On the north side of St. Clair Av. W., west of Yonge St. |
|
|
| Project Description: |
To construct two 12 storey residential buildings. Phase I and Phase II.
Data below for Phase II. |
| Applicant:
J G Cordone Investments Ltd
542 Eglinton Ave. E
489-1332 |
Agent:
J G Cordone Investments Ltd
542 Eglinton Ave. E
489-1332 |
Architect:
Northgrave Architect Inc
66 Gloucester St.
929-9495 |
PLANNING CONTROLS (For verification refer to Chief Building Official)
| Official Plan
Designation: |
Special Residence Area
C |
Site Specific
Provision: |
No |
| Zoning District: |
CR T4.0 C1.0 R3.0 R2
Z2.0 |
Historical Status: |
56, 60 St. Clair Av.
W. listed |
| Height Limit (m): |
46.0; 16.0 |
Site Plan Control: |
Yes |
PROJECT INFORMATION
| Site Area: |
3479.0 m2 |
|
Height: |
Storeys: |
12 + 2 basements |
| Frontage: |
|
|
|
Metres: |
39.20 |
| Depth: |
|
|
|
|
|
|
|
|
|
Indoor |
Outdoor |
|
|
| Ground Floor: |
396.0 m2 |
|
Parking
Spaces: |
46 |
|
|
|
| Residential
GFA: |
4683.0 m2 |
|
Loading
Docks: |
1 |
G |
|
|
|
|
| Non-Residential GFA: |
682.0 m2 |
|
(number,
type) |
|
|
|
|
|
|
| Total GFA: |
5365.0 m2 |
|
|
|
|
|
|
|
|
| DWELLING UNITS |
|
FLOOR AREA BREAKDOWN |
| Tenure: |
Condo |
|
|
|
Land Use |
Above
Grade |
Below
Grade |
| 1 Bedroom: |
24 |
|
|
|
Residential |
4683.0
m2 |
|
| 2 Bedroom: |
23 |
|
|
|
Retail |
682.0
m2 |
|
| 3 Bedroom: |
2 |
|
|
|
Indoor Amenity |
98.0
m2 |
|
| Total Units: |
49 |
|
|
|
Outdoor Amenity |
98.0
m2 |
|
| PROPOSED DENSITY |
|
|
| Residential Density: 4.30 |
Non-Residential Density: 0.20 |
Total Density: 4.50 |
| COMMENTS |
Values for Residential and Total Density, and Site Area are for Phase I and Phase
II. |
| Data
valid: |
February 3, 1999 |
Section: |
CP North |
Phone: |
392-7333 |
Appendix A
Comments from Civic Officials
1.Works and Emergency Services, dated November 3, 1998.
Recommendations:
1. That the owner be required to:
(a)Provide space within the development for the construction of any transformer vaults,
Hydro and Bell maintenance holes and sewer maintenance holes required in connection with
the development;
(b)Provide and maintain a minimum of 116 parking spaces on the site to serve Phase 1 of
this project, including at least 91 spaces for the exclusive use of the residents, 13 residential
visitor spaces and 12 spaces for the existing office building, and a minimum of 159 parking
spaces on the site to serve both Phase 1 and Phase 2 of this project, including at least 133
spaces for the exclusive use of the residents, 19 residential visitor spaces and 7 spaces for the
non-residential component;
(c)Provide and maintain a physical separation between the residential and commercial
portions of the underground parking garage to secure the availability of the resident parking
spaces;
(d)Construct the access ramp to the underground garage with a slope not exceeding 5%
within 6 m of its intersection with the driveway extending between Delisle Avenue and St.
Clair Avenue West, along the east property line, and not exceeding 15% along the remaining
portions;
(e)Provide and maintain a stop sign for exiting drivers at the top of the access ramp serving
the underground garage;
(f)Provide, maintain and operate a control gate access system on the driveway extending
between Delisle Avenue and St. Clair Avenue West as set out in a letter report prepared by
Tedesco Engineering, dated October 6, 1998, and locate the control gate at an appropriate
location to the north of the access ramp to the underground parking garage;
(g)Provide and maintain signage at appropriate locations to the north and south of the
control gate indicating "No Entry 7:00-9:00 a.m. and 4:00-6:00 p.m./Card Access Only at All
Other Times";
(h)Provide and maintain garbage rooms at least 20 square metres in size and recycling
rooms at least 10 square metres in size to serve the residential building in Phase 1 and the
mixed-use building in Phase 2, and install and maintain a stationary compactor unit in each
garbage room;
(i)Install and maintain double or overhead doors of sufficient size to accommodate the
transport of container bins between each garbage and recyclable storage room and the Type G
loading space;
(j)Provide and maintain 1 Type G loading space on the site, with a generally level surface
and access designed so that trucks can enter and exit the site in a forward motion, to serve the
residential building in Phase 1 and then to jointly serve Phase 1 and Phase 2 upon completion
of Phase 2 of this project;
(k)Provide and designate a fully trained employee to assist the garbage truck driver to
correctly position the truck below the overhead clearance and to manoeuvre the container bins
from the garbage and recycling rooms to the front of the garbage truck for loading, at all times
during collection periods, upon completion of Phase 2 of this project;
(l)Provide and maintain a concrete base pad, with a slope not exceeding 2%, adjacent to the
front of the Type G loading space for the storage of at least 4 compactor containers to serve
the residential building in Phase 1 on collection day, and a concrete pad for 7 compactor
containers to jointly serve Phase 1 and Phase 2 on collection day upon the completion of
Phase 2 of this project;
(m)Construct the Type G loading spaces and all driveways and passageways providing
access thereto to the requirements of the Ontario Building Code, including allowance for City
of Toronto bulk lift and rear bin vehicle loading with impact factors where they are to be built
as supported structures;
(n)Construct all driveways and passageways providing access to and egress from the Type G
loading spaces with a minimum width of 3.5 m (4 m where enclosed), a minimum vertical
clearance of 4.3 m and minimum inside and outside turning radii of 9 m and 16 m;
(o)Construct the Type G loading spaces with a minimum width of 4.0 m and a vertical
clearance of at least 6.1 m over at least the first 8.0 m of the loading space, measured from the
end of the loading space opposite the entrance to it, and delineate the location of the overhead
clearance on the floor of each loading space;
(p)Construct the decorative unit paver surface, to be used within any portion of the Type G
loading spaces or areas used to access the loading spaces, to applicable City standards to
withstand truck traffic and indemnify the City against any damages that may be caused to the
decorative unit pavers through the regular use of the areas by City garbage trucks;
(q)Submit, to the Commissioner of Works and Emergency Services, dimensioned plans of
the development for the purpose of preparing site specific exemption by-laws;
and such plans should be submitted at least 3 weeks prior to the introduction of bills in
Council;
(r)Apply for revised municipal numbering to the Commissioner of Works and Emergency
Services prior to filing a formal application for a building permit;
(s)Submit to, and have approved by, the Commissioner of Works and Emergency Services,
prior to the introduction of a bill in Council, a Noise Impact Statement in accordance with
City Council's requirements;
(t)Have a qualified Architect/Acoustical Consultant certify, in writing, to the Commissioner
of Works and Emergency Services that the development has been designed and constructed in
accordance with the Noise Impact Statement approved by the Commissioner of Works and
Emergency Services;
(u)Provide, maintain and operate the noise impact measures, facilities and strategies
stipulated in the plan approved by the Commissioner of Works and Emergency Services;
(v)Submit, prior to the issuance of a building permit, a grading and drainage plan for the
review and approval of the Commissioner of Works and Emergency Services;
2. That the owner be advised:
(a)That the storm water run-off originating from the site should be disposed of through
infiltration into the ground and that storm connections to the sewer system will only be
permitted subject to the review and approval by the Commissioner of Works and Emergency
Services of an engineering report detailing that site or soil conditions are unsuitable, the soil is
contaminated or that processes associated with the development on the site may contaminate
the storm run-off;
(b)Of the need to receive the approval of the Commissioner of Works and Emergency
Services for any work to be carried out within the street allowance;
(c)Of the City's requirement for payment of a service charge associated with the provision
of City containerized garbage collection; and
(d)That all recyclable materials generated by this project eligible for collection under the
City's recycling programs must be set out for collection on the days and at the times scheduled
by the City for the collection of recyclables.
Comments:
Location
Between St. Clair Avenue West and Delisle Avenue, west of Yonge Street.
Proposal
A phased project comprising the existing 1150 mē office building fronting on St. Clair Avenue
West and a 105 unit residential building fronting on Delisle Avenue in Phase 1. In Phase 2,
the existing office building will be demolished and replaced with a new mixed-use building
fronting on St. Clair Avenue West comprising 49 residential units, 50 mē of retail space and
550 mē of office space.
The proposal was dealt with in Departmental reports dated July 4, 1995 and April 6, 1998.
The above consolidated recommendations supersede the recommendations contained in the
previous report, including the recommendation requiring revised plans, which has been
satisfied.
Parking and Access
The provision of 125 parking spaces in a three level underground parking garage and 8 spaces
at grade, for a total of 133 spaces in Phase 1, satisfies the estimated parking demand generated
by Phase 1 for 116 spaces, including 91 spaces for the residents, 13 spaces for residential
visitors and 12 spaces for the existing office building. As far as can be ascertained, the
requirements of the Zoning By-law are for 140 spaces. The provision of a total of 173 spaces
upon the completion of Phase 2, satisfies the estimated combined parking demand generated
by Phase 1 and Phase 2 for 159 spaces, including 133 spaces for the residents, 19 residential
visitor spaces and 7 spaces for the office and retail component. The Zoning By-law
requirement for Phase 1 and Phase 2, as far as can be ascertained, is for 183 spaces. The
proposed parking supply, which includes one substandard space at grade for small cars, is
acceptable. The locations of the physical separation between the resident parking spaces and
the residential visitor and commercial spaces in both Phase 1 and Phase 2 are satisfactory.
In order to provide adequate visibility, the slope of the access ramp serving the underground
parking garage should not exceed 5% within 6 m of its intersection with the access driveway
extending between Delisle Avenue and St. Clair Avenue West. Also, a stop sign should be
installed for exiting drivers at the top of the ramp.
Traffic Impact Assessment
A Traffic Impact Assessment dated May 11, 1998, including supplementary material dated
September 23 and October 7, 1998 has been submitted by Tedesco Engineering on behalf of
the owner.
This study indicates that upon completion of Phase 2, the project will generate 45 and 63 total
two-way vehicle trips in the weekday morning and evening peak hours, respectively. The
parameters and assumptions applied in the study are generally acceptable. The capacity
analysis indicates that the project will have a nominal impact on traffic flow on St. Clair
Avenue West. With respect to Delisle Avenue, the owner's traffic consultant has
recommended measures to control on-site traffic circulation to reduce the amount of site
traffic flow on this street. These measures include restricting access to the underground
parking garage from Delisle Avenue during the weekday morning and evening peak periods
and limited north-south movements through the site at all other times. In conclusion, the
forecast traffic generated by this development can be adequately accommodated on the area
road network subject to implementation of the mitigating measures referred to in
Recommendation Nos. 1(f) and (g), above.
Loading
The proposed provision of one Type G loading space, discussed in more detail below, for the
shared use of the residential and non-residential components of this project satisfies the
estimated loading demand generated by both Phase 1 and Phase 2 of the project.
Refuse Collection
The City will provide the residential component of this project in Phase 1, and the residential
and non-residential components of this project upon completion of Phase 2, with bulk lift
garbage collection and recyclable materials collection in accordance with the Municipal Code,
Chapter 309, Solid Waste provided that all recyclable materials generated by this project are
set out for collection on the days and at the times scheduled by the City for the collection of
recyclables. Refuse and recyclables generated by the existing office building to be retained in
Phase 1 will be collected curbside on St. Clair Avenue West. This will require the provision of
the storage and handling facilities identified in Recommendation Nos. 1(h) to 1(p), above.
The plans show the provision of a Type G loading space, located at the rear of the proposed
mixed use building to be constructed in Phase 2, with a concrete container bin storage pad for
4 bins to serve Phase 1 and a pad for 7 bins to serve both Phase 1 and Phase 2. The
configuration of the Type G loading space allows trucks to enter and exit the site in a forward
motion, which is acceptable. However, upon the completion of Phase 2, a building employee
would be required to assist the driver to correctly position the truck below the required 6.1 m
overhead clearance (which should be delineated on the floor of the loading space) and to
transport container bins to and from the front of the garbage truck for loading.
It appears that it will not be possible for City garbage trucks to collect refuse and recyclables
during the construction of the new building and underground garage in Phase 2. Therefore, it
will be necessary for the owner to arrange for alternative refuse collection service for the
Phase 1 residential building during the construction period and until access to the Type G
loading space is restored.
It is the policy of City Council to levy a service charge on all new developments, payment of
which is a condition for receiving City containerized garbage and recycling collection. The
levy is currently $34.50 per month. The levy includes the provision and maintenance of City
garbage and recycling containers, including taxes, multiplied by the number of garbage
containers on site. Should the owner choose to provide private garbage containers, the levy
will still be charged and the containers must meet City specifications and be maintained
privately at the expense of the building owner. Further information regarding the above can be
obtained by contacting the Operations and Sanitation Division at 392-1517.
Storm Water Management
It is the policy of City Council to require the infiltration of storm water run-off into the ground
for all new buildings, whenever possible. Therefore, storm connections to the City sewer
system will only be permitted if it can be demonstrated that infiltrating storm water into the
ground is not feasible. Further information regarding storm drainage can be obtained by
contacting the Engineering Branch (telephone no. 392-6787).
2.Urban Planning and Development Service (Buildings), dated October 13, 1998.
Our comments concerning this proposal are as follows:
Description:Construct 12 storey mixed-use building comprising two towers (north and
south) with 105 and 49 dwelling units respectively, 3 and 2 basement parking levels
respectively
Zoning Designation:CR T4.0 C1.0 R3.0, CR T4.5 C2.0 R3.0, R2 Z2.0Map:50K 313
Applicable By-law(s): 438-86, as amended
Plans prepared by: Northgrave Architect IncPlans dated:Jan 16, July 15, Oct 5, 1998
Residential GFA: 15655 m2
Non-Residential GFA: 600 m2
Zoning Review
The list below indicates where the proposal does not comply with the City's Zoning By-law
438-86, as amended, unless otherwise referenced.
1.The proposed height of both towers exceed the maximum permitted 46.0 m and 16.0 m
respectively. (Section 4(2)(a))
2.The by-law requires one loading space - type G (3.5 metres by 11 metres with a vertical
clearance of at least 4 metres). One loading space(s) - type G is proposed. (Section 4(6)(c))
Where this development is done in stages, the Phase 1 proposal will not comply in that the
proposed loading space will not be located on the same lot.
3.No bicycle parking spaces for visitors are proposed. (Section 4(13)(c))
4.The proposed use, mixed-use building, is not permitted in a district zoned R2 Z2.0.
(Section 6(1)(a))
5.The by-law limits the residential gross floor area in an area zoned R2 Z2.0 to 2.0 times the
area of the lot. The proposed residential gross floor area of the building exceeds the maximum
permitted. (Section 6(3) PART I 1)
6.The by-law requires the building to have a minimum side lot line setback of 7.5 metres.
The proposed side lot line setback is 5.95 metres on the east and west sides. (Section 6(3)
PART II G)
7.The by-law requires a building to have a minimum rear yard setback of 7.5 metres. The
proposed rear yard setback is 0 metres. (Section 6(3) PART II 4)
8.The by-law limits a building in a (0.35, 0.6, 1.0, 2.0) zone to a maximum depth of 14.0
metres. The proposed depth is 43.625 metres. (Section 6(3) PART II 5(i))
9.The by-law requires an accessory building or structure to be located no closer to the front
lot line than the distance at which the main building is located. The proposed accessory
structure is located closer to the front lot line than the main building. (Section 6(3) PART II
7(ii) B.)
10.The by-law requires in an area zoned (R2 Z2.0) a minimum landscaped open space equal
to 35% of the area of the lot. The proposed landscaped open space on the portion of the lot
zoned R2 Z2.0 is deficient. (Section 6(3) PART III 1(a))
11.The by-law requires an apartment building to provide a minimum landscaped open space
of 50% of the area of the lot. The proposed landscaped open space is deficient. (Section 6(3)
PART III 1(b))
This requirement applies where the proposal is developed is stages and applies to Phase 1.
12.The by-law requires that the residential gross floor area be not more than 3.0 times the
area of the lot. The proposed residential gross floor area of the building exceeds the maximum
permitted. (Section 8(3) PART I 3(a))
13.The by-law requires the main floor level of every commercial use to be within 0.2 metres
of the level of the sidewalk opposite the door to such commercial use. The level of the floor of
the proposed commercial use must be shown to be within 0.2 metres of the level of the
sidewalk. (Section 8(3) PART XI 2(1))
14.The by-law requires the main floor level used for commercial purposes to have a depth of
at least 7.5 metres, measured from the main front wall and a width of at least 60% of the
building's frontage. The proposed commercial use has a width of less than 60%. (Section 8(3)
PART XI 2(2))
15.The by-law requires all exterior commercial entrance doors to be directly accessible from
the sidewalk by a level surface or a ramp having a slope not greater than 1 in 25 (4%). Any
proposed ramp must be shown to have a slope of 4% maximum. (Section 8(3) PART XI 2(3))
16.The by-law requires all exterior commercial entrance doors to be directly accessible from
the sidewalk by a level surface or a ramp having a slope not greater than 1 in 25 (4%). The
proposed entrances are accessible by a step. (Section 8(3) PART XI 2(3))
17.The proposed retail store use is not permitted. (Section 12(2)262(a)(II))
18.The lowest 4.5 metres of the proposed south tower is proposed to be less than 3.0 metres
from the limit of the street, St. Clair Avenue West. (Section 12(2)263(ii))
19.The portion of the building above the lowest 4.5 metres of the proposed south tower is
proposed to be more than 0.3 metres from the limit of the street, St. Clair Avenue West.
(Section 12(2)263(iii))
20.The portion of the building more than 17.0 metres above the average level of the
sidewalk is proposed to be set back less than 6.0 metres from the limit of the street. (Section
12(2)263(iv))
Other Applicable Legislation and Required Approvals
1.The proposal requires Site Plan approval under Section 41 of the Planning Act.
2.The proposal requires conveyance of land for parks purposes, or payment in lieu thereof
pursuant to Section 42 of the Planning Act.
3.This property is designated under Part IV of the Ontario Heritage Act. In accordance with
Section 34, Part IV of the Act, an owner wishing to demolish a designated building must
receive consent in writing from City Council.
4.The issuance of any permit by the Chief Building Official will be conditional upon the
proposal's full compliance with all relevant provisions of the Ontario Building Code.
3.Toronto Parks and Recreation Division, dated August, 5, 1998.
This will acknowledge your Official Plan Amendment and/or Rezoning Circulation Form
which was circulated on July 15, 1998 and contained revised plans for the above noted
application. I have reviewed the circulated plans and advise that:
:There are two City owned trees involved with this project which are situated on the City
road allowance adjacent to the development site. The plans filed appear to indicate that the
applicant intends on removing (and replacing) the City owned trees. A written request to
remove the trees in question must be filed by the applicant which outlines the reasons why
they intend to undertake the removal. A written request for tree removal should be filed only
once that it is determined that no significant changes to the Site Plan for the subject
development will occur. If City Council approves the request to remove the trees in question,
the applicant will be responsible for covering the monetary value of the trees, removal costs
and replacement costs. If an adequate number of replacement trees are proposed for planting
within the City road allowance as part of the development, funds to cover replacement costs
do not have to be provided to the City.
:Trees indicated for planting on the City road allowance must be planted in accordance
with the Tree Details Section of the City of Toronto Streetscape Manual as per the details
noted below. Please note that the applicant must conduct an investigation of underground
utilities prior to proposing tree planting within the City road allowance. If planting is not
possible due to a utility conflict, a utility locate information sheet from the respective utility
company should be provided to the City.
Street Trees in Turf:In accordance with Planting Detail No. 101 for Balled and
Burlapped Trees in Turf Areas.
Street Trees in Raised Planters:In accordance with Planting Detail No. 102 for Raised Tree
Planter - Concept.
Street Trees in Tree Pits:In accordance with Planting Detail No.'s 103, 103-1, 103-2, &
103-3 for 1.2 m x 2.4 m Tree Pit. Tree pits must be constructed in accordance with the
Continuous Tree Pit details outlined in the Construction Details Section of the City of Toronto
Streetscape Manual as Drawing No.'s RE-1833M-1, -2, -3, -4, -5, and -6, 1 of 2 & 2 of 2.
:There appear to be trees situated on private property which may be impacted by this
development. On May 16, 1995, City of Toronto Council passed an amendment to the City of
Toronto Municipal Code, Chapter 331, Trees, Article III, to preserve trees on private property
having a diameter of 30 cm or more. Trees which may be affected could be located on the
subject site or on the lands adjacent to the site. A detailed plan must be provided which
indicates the exact location of all existing trees situated on private property which meet the
diameter criteria under Chapter 331 and all City owned trees, regardless of diameter which are
involved with this project. For all existing trees situated on private property that are to be
protected and preserved, the plan noted above should indicate appropriate tree protection
measures as determined by the arborist or forester retained by the applicant.
:Your staff should contact Mr. Gary Le Blanc of my staff at 392-0494 regarding the
applicant's need to submit an application for permission to injure or destroy trees should the
development continue in its present form. The City also encourages new tree planting on
private property and encourages the protection of other existing trees situated on private
property and construction which accommodates the preservation of trees.
:I advise that Landscape Plan L-1 prepared by Vertechs Design Inc., date stamped as
received on July 10, 1998 by Urban Planning & Development Services and on file with the
Commissioner of Urban Planning & Development Services is not acceptable at this time due
to the reason(s) indicated above.
dated, November 24, 1998
This will acknowledge the revised plans pertaining to the above noted development
application which were circulated to Forestry Services on November 9, 1998. I have reviewed
the circulated plans and advise that:
:There are three (3) City owned trees involved with this project which are situated on the
City road allowance adjacent to the development site. One (1) of the three City owned trees
qualifies for routine removal by Forestry Services given its poor health and condition and as
such, will be scheduled for removal by Forestry Services.
:The plans filed appear to indicate that the applicant intends on removing (and replacing)
City owned tree(s). A written request to remove the tree(s) in question must be filed by the
applicant which outlines the reasons why they intend to undertake the removal. A written
request for tree removal should be filed only once that it is determined that no significant
changes to the Site Plan for the subject development will occur. If City Council approves the
request to remove the tree(s) in question, the applicant will be responsible for covering the
monetary value of the tree(s), removal costs and replacement costs.
:There appear to be trees situated on private property which may be impacted by this
development. City of Toronto Municipal Code, Chapter 331, Trees, Article III, requires that a
permit be obtained for the injury or destruction of trees situated on private property which are
generally in good health and have a diameter of 30 cm or more. Trees which may be affected
could be located on the subject development site or on lands adjacent to the development site.
For all existing trees situated on private property that are to be retained and protected, a
detailed report and plan must be provided which indicates the impact of the construction
activities in connection with the proposed development on the trees in question and
appropriate tree protection measures as determined by a Certified or Registered Consulting
Arborist or Registered Professional Forester retained by the applicant.
:Your staff should contact Mr. Gary Le Blanc of my staff at 392-0494 regarding the
applicant's need to submit an application for permission to injure or destroy trees should the
development continue in its present form. The City also encourages new tree planting on
private property and encourages the protection of other existing trees situated on private
property and construction which accommodates the preservation of trees.
:I advise that Landscape Plans L1, L1A and L2 prepared by Vertechs Design Inc., date
stamped as received on
November 6, 1998 by Urban Planning & Development Services and on file with the
Commissioner of Urban Planning & Development Services are not acceptable at this time due
to the reason(s) indicated above.
4.Heritage Toronto, dated October 19, 1998.
Thank you for circulating the revisions to the above-noted application. The properties at 56
and 60 St. Clair Avenue West were included int he City of Toronto Inventory of Heritage
properties by Toronto City Council on February 24 and 25, 1992.
The proposal is predicated on demolishing the two listed buildings. Heritage Toronto staff has
met several times with the applicant and acknowledges that several difference options were
explored. However, the project objectives do not include reusing either or both of the
low-scale apartment buildings. Saving one or both is even more difficult given the desire for
the driveway to exit on the St. Clair Avenue.
We understand that the redevelopment of the subject property is slated to occur in two phases.
The first phase will occupy the northern portion of the site, fronting on DeLisle Avenue. The
demolition of the historic apartments at 56 and 60 St. Clair would occur at the onset of Phase
1. The sole purpose would be to provide the driveway and long-term access for parking for
Phase 2.
Heritage Toronto does not support the loss of the two historic buildings. We are very
concerned that the historic buildings would be demolished in anticipation of future
development rather than at the time a project is ready to proceed. We are therefore unable to
support the Official Plan Amendment and Rezoning Application. We would not object to the
northerly portion proceeding if vehicular access were solely from DeLisle Avenue and if
parking spaces for 56 and 60 St. Clair Avenue were included.
dated May 5, 1998
As discussed at our meeting on March 24, 1998, Heritage Toronto can not approve the
demolition of 50 and 60 St. Clair Avenue West, buildings that are listed on the Inventory of
Heritage Properties, and therefore can not support any Official Plan Amendment and / or
Rezoning without Board approval.
The purpose of our last meeting was to discuss possibilities for partial retention of the heritage
buildings, retention of one of the buildings, keeping the facades of the buildings and moving
them closer to the street and finally incorporating features of the heritage buildings into the
new development. These suggestions did not imply approval but were approaches that would
inform the Board of Heritage Toronto about the possibilities of integration policy with your
proposal.
Although each of the issues were tested, with alternate building elevations and plans provided
through our meeting an subsequently you office, it was felt by Heritage Toronto staff, that
either the buildings should be retained for adaptive reuse or a development based on the
architects best design should be implemented.
Heritage Toronto staff will recommend to the Board that the heritage buildings be retained.
The Board will review this item on May 20, 1998. If you choose to make a presentation to the
Board we must know by May 13, 1998.
5.Toronto Transit Commission, January 12, 1999
Further to my letter dated January 8, 1999 (copy attached), and in response to a specific
request from the applicant, we have reviewed our previous requirement for prohibiting, at all
times, the inbound left-turns from eastbound St. Clair Avenue West into the above-noted
development site. We have concluded that this left-turns from prohibition can be restricted to
Monday through Friday, 7 a.m. to 7 p.m. only. Based on existing information, delays to
streetcars from autos turning left into the site driveway on St. Clair Avenue, outside of these
times, are not expected to be significant. However, should actual experience be otherwise,
once the development is in place, then we would request that the turn prohibition be extended
accordingly.
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