Item - 2017.TE21.7
Tracking Status
- City Council adopted this item on January 31, 2017 without amendments.
- This item was considered by the Toronto and East York Community Council on January 17, 2017 and adopted without amendment. It will be considered by City Council on January 31, 2017.
TE21.7 - 254-266 King Street East, 427-435 Adelaide Street East and 157 Princess Street - Zoning Amendment Application - Refusal Report
- Decision Type:
- ACTION
- Status:
- Adopted
- Ward:
- 28 - Toronto Centre-Rosedale
City Council Decision
City Council on January 31, 2017, adopted the following:
1. City Council refuse the application to amend the Zoning By-Law for the lands at 254-266 King Street East, 427-435 Adelaide Street East and 157 Princess Street because the proposal:
a. has excessive height, excessively large tower floor plates, insufficient tower separation, and insufficient tower step-backs from Princess Street, Adelaide Street East, and Ontario Street, which would result in significant negative impact on the pedestrian environment, public realm, neighbouring properties, on-site conditions and character of the area;
b. does not achieve a compatible relationship with the existing and planned built form context as required by Policies 15.3.2(e) and 15.4.4 of the King-Parliament Secondary Plan;
c. does not provide office space to replace the existing office space, contrary to Official Plan Amendment No. 231;
d. is inconsistent with the Provincial Policy Statement (PPS) 2014, specifically Policies 1.7.1, 2.6.1, and 2.6.3; and
e. is inconsistent with the policies and guidelines provided in the St. Lawrence Neighbourhood Heritage Conservation District Plan with regard to the proposed building design and the proposed demolition of three contributing buildings.
2. City Council authorize the City Solicitor and appropriate City staff to appear before the Ontario Municipal Board in support of Council's decision on the Zoning By-law Amendment, in the event City Council's decision on this application is appealed to the Ontario Municipal Board.
3. City Council direct the City Solicitor to request the Ontario Municipal Board, in the event the application is appealed to the Ontario Municipal Board and the Ontario Municipal Board allows the appeal and permits the proposed additional height or density, or some variation, to:
a. secure community benefits with the final allocation and distribution determined by the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, and enter into and register an Agreement to secure those benefits, pursuant to Section 37 of the Planning Act; and
b. withhold its Order allowing the appeal in whole or in part allowing the Zoning By-law Amendment until:
i. the Owner has entered into an Agreement under Section 37 of the Planning Act to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning and the Section 37 Agreement has been registered on title of the property to the satisfaction of the City Solicitor; and
ii. the Ontario Municipal Board has been provided with a proposed Zoning By-law Amendment by the City Solicitor together with confirmation the proposed Zoning By-law Amendment is in a form satisfactory to the City.
4. City Council authorize the City Solicitor and any other City staff to take such actions as necessary to give effect to the Council's decision.
Background Information (Community Council)
https://www.toronto.ca/legdocs/mmis/2017/te/bgrd/backgroundfile-99364.pdf
Background Information (City Council)
https://www.toronto.ca/legdocs/mmis/2017/cc/bgrd/backgroundfile-100868.pdf
Communications (Community Council)
(January 15, 2017) E-mail from Marcus Little (TE.Supp.TE21.7.2)
(January 16, 2017) Letter from Suzanne Kavanagh, President, St. Lawrence Neighbourgood Association (TE.Supp.TE21.7.3)
https://www.toronto.ca/legdocs/mmis/2017/te/comm/communicationfile-67182.pdf
(January 15, 2017) Letter from Michele Cummings, President, Corktown Residents & Business Association (TE.Supp.TE21.7.4)
https://www.toronto.ca/legdocs/mmis/2017/te/comm/communicationfile-67183.pdf
(January 17, 2017) Letter from Reynold Caskey, St. Lawrence Market Neighbourhood BIA (TE.Supp.TE21.7.5)
https://www.toronto.ca/legdocs/mmis/2017/te/comm/communicationfile-67184.pdf
(January 16, 2017) E-mail from Donna Patterson and Arthur Klimowicz (TE.Supp.TE21.7.6)
(January 17, 2017) E-mail from Stuart Bowden, Senior Vice President, SAS Institute (Canada) Inc. (TE.Supp.TE21.7.7)
Motions (City Council)
Vote (Adopt Item) Jan-31-2017 2:07 PM
Result: Carried | Majority Required - TE21.7 - Adopt the item |
---|---|
Total members that voted Yes: 38 | Members that voted Yes are Paul Ainslie, Maria Augimeri, Ana Bailão, Jon Burnside, John Campbell, Shelley Carroll, Josh Colle, Gary Crawford, Joe Cressy, Janet Davis, Glenn De Baeremaeker, Justin J. Di Ciano, Frank Di Giorgio, Sarah Doucette, John Filion, Paula Fletcher, Michael Ford, Mary Fragedakis, Mark Grimes, Stephen Holyday, Jim Karygiannis, Norman Kelly, Mike Layton, Giorgio Mammoliti, Josh Matlow, Pam McConnell, Mary-Margaret McMahon, Joe Mihevc, Denzil Minnan-Wong, Frances Nunziata (Chair), Cesar Palacio, James Pasternak, Gord Perks, Jaye Robinson, David Shiner, Michael Thompson, John Tory, Kristyn Wong-Tam |
Total members that voted No: 0 | Members that voted No are |
Total members that were Absent: 6 | Members that were absent are Christin Carmichael Greb, Vincent Crisanti, Michelle Holland, Chin Lee, Ron Moeser, Anthony Perruzza |
TE21.7 - 254-266 King Street East, 427-435 Adelaide Street East and 157 Princess Street - Zoning Amendment Application - Refusal Report
- Decision Type:
- ACTION
- Status:
- Adopted
- Ward:
- 28 - Toronto Centre-Rosedale
Community Council Recommendations
The Toronto and East York Community Council recommends that:
1. City Council refuse the application to amend the Zoning By-Law for the lands at 254-266 King Street East, 427-435 Adelaide Street East and 157 Princess Street because the proposal:
a. has excessive height, excessively large tower floor plates, insufficient tower separation, and insufficient tower step-backs from Princess Street, Adelaide Street East, and Ontario Street, which would result in significant negative impact on the pedestrian environment, public realm, neighbouring properties, on-site conditions and character of the area;
b. does not achieve a compatible relationship with the existing and planned built form context as required by Policies 15.3.2(e) and 15.4.4 of the King-Parliament Secondary Plan;
c. does not provide office space to replace the existing office space, contrary to Official Plan Amendment No. 231;
d. is inconsistent with the Provincial Policy Statement (PPS) 2014, specifically Policies 1.7.1, 2.6.1, and 2.6.3; and
e. is inconsistent with the policies and guidelines provided in the St. Lawrence Neighbourhood Heritage Conservation District (HCD) Plan with regard to the proposed building design and the proposed demolition of three contributing buildings.
2. City Council authorize the City Solicitor and appropriate City staff to appear before the Ontario Municipal Board in support of Council's decision on the Zoning By-law Amendment, in the event City Council's decision on this application is appealed to the Ontario Municipal Board.
3. City Council direct the City Solicitor to request the Ontario Municipal Board, in the event the application is appealed to the Ontario Municipal Board and the Ontario Municipal Board allows the appeal and permits the proposed additional height or density, or some variation, to:
a. Secure community benefits with the final allocation and distribution determined by the Chief Planner and Executive Director, City Planning, in consultation with the Ward Councillor, and enter into and register an Agreement to secure those benefits, pursuant to Section 37 of the Planning Act.
b. Withhold its Order allowing the appeal in whole or in part allowing the Zoning By-law Amendment until:
i. The Owner has entered into an Agreement under Section 37 of the Planning Act to the satisfaction of the City Solicitor and the Chief Planner and Executive Director, City Planning and the Section 37 Agreement has been registered on title of the property to the satisfaction of the City Solicitor.
ii. The Ontario Municipal Board has been provided with a proposed Zoning By-law Amendment by the City Solicitor together with confirmation the proposed Zoning By-law Amendment is in a form satisfactory to the City.
4. City Council authorize the City Solicitor and any other City staff to take such actions as necessary to give effect to the Recommendations above.
Decision Advice and Other Information
The Toronto and East York Community Council requested the Chief Planner and Executive Director, City Planning to report directly to City Council regarding the feedback received at the Community Consultation Meeting to be held on January 11, 2017, and on any further recommendations arising from the Community Consultation Meeting.
Origin
Summary
This rezoning application proposes a mixed-use development at 254-266 King Street East, 427-435 Adelaide Street East and 157 Princess Street comprising two 32-storey residential towers connected by two multi-storey bridges, a base building with retail space on the ground floor and second floor and a new public parkette. There are two existing designated heritage building on the subject property at 254 and 256 King Street East that are proposed to be altered with only the south elevation and portions of the west and east elevations remaining in situ.
Staff find the proposed development to be inappropriate for the subject property as it does not comply with built form policies in the Official Plan, substantially deviates from applicable urban design guidelines and is inconsistent with the objectives of the Council-approved St. Lawrence Neighbourhood Heritage Conservation District Plan. The proposed design would cause excessive negative impact on the surrounding pedestrian environment and the character of the area.
This report reviews and recommends refusal of the application to amend the Zoning By-law.
Background Information
https://www.toronto.ca/legdocs/mmis/2017/te/bgrd/backgroundfile-99364.pdf
Communications
(January 15, 2017) E-mail from Marcus Little (TE.Supp.TE21.7.2)
(January 16, 2017) Letter from Suzanne Kavanagh, President, St. Lawrence Neighbourgood Association (TE.Supp.TE21.7.3)
https://www.toronto.ca/legdocs/mmis/2017/te/comm/communicationfile-67182.pdf
(January 15, 2017) Letter from Michele Cummings, President, Corktown Residents & Business Association (TE.Supp.TE21.7.4)
https://www.toronto.ca/legdocs/mmis/2017/te/comm/communicationfile-67183.pdf
(January 17, 2017) Letter from Reynold Caskey, St. Lawrence Market Neighbourhood BIA (TE.Supp.TE21.7.5)
https://www.toronto.ca/legdocs/mmis/2017/te/comm/communicationfile-67184.pdf
(January 16, 2017) E-mail from Donna Patterson and Arthur Klimowicz (TE.Supp.TE21.7.6)
(January 17, 2017) E-mail from Stuart Bowden, Senior Vice President, SAS Institute (Canada) Inc. (TE.Supp.TE21.7.7)
Speakers
Neil Smiley, Fasken Martineau on behalf of SAS Institute (Canada) Inc.
Suzanne Kavanagh, President, St. Lawrence Neighbourhood Association