May 7, 1999

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services

Subject:Preliminary Report on Application 199015 for an Official Plan Amendment and a Rezoning to permit the construction of an office building and other construction work on the block known as the Richmond-Adelaide Centre (Nos. 100, 120, 130 Adelaide Street West, 85 and 111 Richmond Street West, 12 and 22 Sheppard Street) (Ward 24-Downtown)

Purpose:

To introduce a proposal to construct a 41 storey office tower and associated changes to the development known as the Richmond-Adelaide Centre, and to give this proposal further consideration including a public meeting in the community.

Source of Funds:

Not applicable.

Recommendation:

It is recommended that I be requested to hold a public meeting in the community to discuss the application and to notify owners and residents within 300 metres of the site and the Ward Councillors.

Comments:

1.Site

The site includes almost the entire block bounded by: Richmond Street West to the north; Adelaide Street West to the south; York Street to the west; and Sheppard Street to the east. Only the small property on the north-west corner of the block, No. 121 Richmond Street West, is not included in the site.

The site currently has several buildings located on it, two of which are designated historical structures. These structures are detailed in Appendix B. Several of the buildings are connected to the underground PATH system, functioning as an important link to the underground walkway.

2.The Proposal

The application includes construction of a 40 storey, 180 m office tower. To facilitate construction of the tower, the historic structure located at 100 Adelaide Street West, known as the Concourse Building, will be demolished. The proposal includes the reconstruction of the facade of the Concourse Building in a similar style. The reconstruction is intended to incorporate the significant features of the south and east facades of the building.

The proposal also includes construction of a new entrance way into the PATH system from Adelaide Street West; demolition of the seven storey parking garage on Sheppard Street, with the parking spaces being provided below grade in the new office tower; and, improvements to the publicly accessible open spaces around the buildings. The applicant is also requesting that the building at No. 11 Richmond Street West be designated under the provisions of the Ontario Heritage Act.

3.Reasons for the Application

The lands are designated under the Official Plan as being within the Financial District. Both the Official Plan and the zoning by-law permit a total density of 12 times the lot area, of which eight times coverage can be used for non-residential uses.

An Official Plan amendment and rezoning application have been filed as the proposed non-residential floor area total exceeds the permitted density. Other matters, including the proposed height of the tower, would require variances to the by-law standards.

4.Planning Issues

4.1Proposed Floor Area

The proposed non-residential floor area of 11.2 times the lot area exceeds the permitted eight times coverage. The applicant is seeking to reduce this amount through a density exemption for heritage buildings under Section 5.10 of the Official Plan. Under that section, the total floor area of the project may be reduced by an amount equal to the floor area in the retained heritage buildings (to a maximum of 2 times lot area).

The building at No. 85 Richmond Street West is already designated. The applicant has requested that the building at No. 111 Richmond Street West also be designated. If floor area exemptions were provided for both these buildings, the proposed non-residential floor area would be reduced to about 9.2 times the lot area.

This reduction only applies relative to the Official Plan density limitation. Exemption of historic building floor area is not permitted under the zoning by-law. Therefore, for the purposes of the rezoning application, the density being requested is 11.2 times the lot area.

The rationale for designation of 111 Richmond Street West should be assessed on the merits of the structure, by Heritage Toronto. Issues related to the proposed increase in gross floor area should be evaluated on the merits of the massing of the proposal and the potential impacts of the density increase.

4.2Heritage Issues

The proposal raises several matters related to heritage. The Concourse Building is a designated building. There are several features that make this 1920's office building unique in the Financial District. The main entrance way and the tiling patterns at the top of the structure, are connected with a member of the "Group of Seven" painters. While the applicant is proposing to incorporate these significant elements in the reconstructed facade, the issue of the preservation of the building should be discussed publicly.

The plans for the site include restoration work on No. 85 Richmond Street West and the possible designation of No.111 Richmond Street West. Heritage Toronto will be considering these issues and the matter will be discussed at the public meeting.

4.3Height

The site is located within two height districts. The proposed office tower is subject to a height limit of 137 m. The proposed height is approximately 180 m. The wind effects of the building have been studied and will be discussed at the public meeting. Any shadowing cast by the proposed building will be offset by existing shadows from other buildings including the Bank of Montreal. Staff will be assessing the impacts of both the wind and shadows on the public open space areas within the block.

4.4Open Space Areas

The applicant proposes to redesign the entrance to the PATH system from Adelaide Street. The current proposals are a positive step in providing a better relationship between this important entry and the sidewalk. Accessibility issues are also being addressed.

The demolition of the above grade garage on Sheppard Street has opened up the potential for the redesign of the pedestrian circulation areas of the site. Staff are discussing the possibility of public competitions for some elements within this space with the applicant. Improvements to the circulation and programming of these open areas will benefit the overall block circulation and make the environment pedestrian friendly.

4.5Section 37 Agreement

Increases in both height and density are matters which may be subject to agreements made under Section 37 of the Planning Act. As part of the application, the potential for public benefits will be discussed.

Contact Name:Rollin Stanley

Telephone: (416) 392-0424

Fax: (416) 392-1330

E-Mail: rstanley@toronto.ca

Beate Bowron

Director, Community Planning, South District

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APPENDIX A

APPLICATION DATA SHEET