STAFF REPORT

November 15, 1999

To: Toronto Community Council

From: Acting Commissioner of Urban Planning and Development Services

Subject: Preliminary Report on Rezoning Application No. 199017 for a mixed use project containing a hotel, residential and retail uses at Nos. 326 to 358 King Street West

(Downtown)

Purpose:

To introduce a proposal to construct a mixed use building containing dwelling units, a hotel, and commercial uses.

Financial Implications and Impact Statement:

There are no financial implications resulting from the adoption of this report.

Recommendations:

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 120 metres of the site and the Ward Councillors.

Background:

Site

The site is located on the north side of King Street West between Widmer and John Streets. The site is bounded by those streets on three sides, while an east/west lane borders the north property line.

The Proposal

The application is for construction of a new mixed use building. There would be two towers fronting on King Street West, connected by a two storey base containing retail uses and a small theatre. The west tower is proposed to be a 19 floor hotel while the east tower would be a 14 storey residential building.

Reasons for the Application

The site is designated in the King-Spadina Part II Plan and the Zoning By-law as a "Reinvestment Area" (RA). As part of the zoning controls introduced by the RA zoning, density standards were replaced by a package of built form objectives expressed through height limits and setbacks. These objectives, and the height limits in particular, play a significant role in establishing the form of this emerging district.

The applicant has submitted a rezoning application because the proposed towers exceed the permitted height limit of 30 metres. The west tower is planned for a 55 metres height while the east tower is shown at 40 metres. The height of both buildings excludes mechanical penthouses.

Comments:

Planning Issues

The site was used as a car washing business for several years, prior to being converted to its current use as a parking lot. Each summer this site forms the focal point for the Toronto Jazz Festival with temporary structures erected for live performances.

The site is strategic as it is the last large vacant lot between the established entertainment district and the emerging new uses on the western edge of the district.

Uses

The proposed mix of uses is well suited to this location and is consistent with the goals of the King-Spadina Part II Plan. The hotel would add animation to the street frontages. The residential building would be the first on this portion of King Street West, and would assist in making the area a 24 hour neighbourhood. The addition of a small theatre would complement the entertainment district. Several theatres are located within a block of the site.

The street related retail uses proposed for the King Street West frontage will help tie the east and west portions of King-Spadina together by filling the last remaining "void" along this section of the street. The relationship of these uses to the street frontage, and to the existing retail uses on the south side of King Street requires further consideration.

Built Form

The height of the proposed towers is still under discussion with the applicant. While there are adjacent buildings which are taller than the proposed towers, they were approved prior to the adoption of the current Part II Plan and zoning standards. The ability of the proposed buildings to meet the overall design objectives for the area, including the 30 metre height limit, requires further consideration. A shadow analysis is also required.

The base of the building and its interrelationship with the street, reflect discussions between staff and the applicant. The objective is to achieve street animation while maintaining a consistent setback along the street.

Access and Loading

The site is well served by access routes from four street frontages and an east/west lane running the full width of the property. The laneway should be utilized for all parking and loading access, freeing up the street frontages for retail uses.

Public Benefits

The ground floor plan includes a small theatre. The applicant has been approached regarding the possible use of the proposed theatre space for occasional public purposes such as performance space for local schools and theatre groups. Considering the importance of the site in the past for hosting the Toronto Jazz Festival, the theatre and the proposed adjacent courtyard could result in the site becoming a focal point for public entertainment in King-Spadina.

Conclusions:

This application should be discussed by the community.

The primary issues to be resolved prior to the introduction of a Final Report to Toronto Community Council, are the proposed height and massing of the buildings and their relationship to the built form objectives for King Street West expressed in the Part II Official Plan and Zoning By-law.

Contact:

Rollin Stanley

Senior Planner

Telephone: 392-0424

Fax: 392-1330

E-Mail: rstanley@toronto.ca

Beate Bowron

Director, Community Planning, South District

(p:\1999\ug\uds\pln\to992037.pln) - smc

199017

List of Attachments:

Application Data Sheet

Maps (1-3)

APPLICATION DATA SHEET

Confirmed Municipal Address: 326 and 358 King Street West.

PLANNING CONTROLS (For verification refer to Chief Building Official)

Official Plan Designation:		Site Specific Provision:	No
Zoning District:	RA	Historical Status:	No
Height Limit (m):	30.0	Site Plan Control:	Yes

PROJECT INFORMATION

Site Area:	3965.6 m2		Height:	Storeys:		10, 14 and 19
Frontage:				Metres:		30.00, 55.00
Depth:
				Indoor		Outdoor
Ground Floor:			Parking Spaces:	304
Residential GFA:	14650.0 m2		Loading Docks:			1	B
Non-Residential GFA:	18600.0 m2		(number, type)			1	G
Total GFA:	33250.0 m2