Item - 2012.TE16.5
Tracking Status
- This item was considered by Toronto and East York Community Council on May 15, 2012. The Toronto and East York Community Council postponed consideration of this item. Consult the text of the decision for further information on the deferral.
TE16.5 - Refusal Report - 308-314 Jarvis Street and 225 Mutual Street - Zoning Amendment Application
- Decision Type:
- ACTION
- Status:
- Deferred
- Ward:
- 27 - Toronto Centre-Rosedale
Community Council Decision
The Toronto and East York Community Council:
1. Deferred consideration of the report dated March 28, 2012, from the Director, Community Planning, Toronto and East York District, respecting the Refusal Report - 308-314 Jarvis Street and 225 Mutual Street - Zoning Amendment Application, until its meeting to be held on September 11, 2012.
2. Directed City Planning staff to continue negotiations with the applicant to reduce the height and density of the proposal to:
a. minimize the shadow impact on Allan Gardens and the designated Neighbourhood to the west;
b. achieve an appropriate transition to the neighbourhood to the south and west; and
c. enhance the Jarvis Street Cultural Corridor.
Origin
Summary
The applicant proposes to construct a 50-storey building consisting of a 9-storey podium and a 41-storey tower at 308-314 Jarvis Street and 225 Mutual Street. The proposal contains 590 units, five of which are townhouse units fronting onto Mutual Street. Five levels of below grade parking are proposed. The heritage property is designated under Part IV of the Ontario Heritage Act and is protected by a Heritage Easement Agreement. It is proposed that the rear section and basement foundation of the existing heritage house be demolished and the home moved to allow construction of a below grade garage and then relocated to the south on the same lot. Heritage staff have evaluated the proposal and do not support the proposed movement of the heritage building as it would constitute an unnecessary negative impact on a valuable heritage resource.
The proposal represents over-development of the site and would have a negative impact on another significant heritage resource, Allan Gardens, which is a significant cultural heritage landscape that is designated under Part IV of the Ontario Heritage Act. The proposed building does not transition to the neighbourhood designation, creating unsupportable shadow and over look issues. Furthermore, the proposed tower massing does not mitigate the shadow impact it will have on the adjacent park Allan Gardens, leading to a significant reduction in the amount of sunlight.. The servicing of the site is also problematic. Servicing is proposed to be off of McClear Place, a private lane. It does not appear that the applicant has access rights over this lane. Technical Services has also indicated that the laneway would have to be widened to a greater extent than what is currently being proposed which would require the heritage building at 314 Jarvis Street to be moved even further from its original location, exacerbating the heritage impacts.
The approval of the proposed project would set a negative precedent for future development that undermines the policies of the Provincial Policy Statement and the Official Plan and does not implement Council approved guidelines such as the Design Criteria for the Review of Tall Building Proposals.
This report reviews and recommends refusal of the application to amend the Zoning By-law.
Background Information
https://www.toronto.ca/legdocs/mmis/2012/te/bgrd/backgroundfile-46809.pdf
Communications
(May 12, 2012) Petition from approximately 15 individuals, submitted by Rob Davis (TE.Supp.TE16.5.2)
Motions
That the Toronto and East York Community Council defer consideration of the report dated March 28, 2012, from the Director, Community Planning, Toronto and East York District, respecting the Refusal Report - 308-314 Jarvis Street and 225 Mutual Street - Zoning Amendment Application, until its meeting to be held on September 11, 2012.
That the Toronto and East York Community Council direct City Planning staff to continue negotiations with the applicant to reduce the height and density of the proposal to:
a. minimize the shadow impact on Allan Gardens and the designated Neighbourhood to the west;
b. achieve an appropriate transition to the neighbourhood to the south and west; and
c. enhance the Jarvis Street Cultural Corridor.