50 Wellesley Street East - Official Plan Amendment & Zoning Amendment Applications - Preliminary Report

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1 STAFF REPORT ACTION REQUIRED 50 Wellesley Street East - Official Plan Amendment & Zoning Amendment Applications - Preliminary Report Date: July 18, 2014 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community Planning, Toronto and East York District Ward 27 Toronto Centre-Rosedale STE 27 OZ SUMMARY The proposed redevelopment is to construct a 37-storey mixed-use commercial and residential condominium with 365 residential units, commercial uses at-grade, 162 residential parking spaces, and 22 visitor parking spaces on 4 levels below grade. The height proposed is 108 metres to the roof exclusive of the mechanical equipment. The development will have a total of 25,726 square metres of gross floor area. This report provides preliminary information on the above-noted application and seeks Community Council's directions on further processing of the application. At the time of writing this report, it is anticipated that a Community Consultation meeting will be held in the last quarter of Staff anticipate submitting a final report on the application to Community Council in the second quarter of This target date assumes that the applicant will provide all required information in a timely manner. RECOMMENDATIONS The City Planning Division recommends that: 1. Staff be directed to schedule a community consultation meeting for the lands at 50 Wellesley Street East Staff report for action Preliminary Report - 50 Wellesley Street East 1

2 (formerly 46 Wellesley Street East) together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the site. 3. Notice for the public meeting under the Planning Act be given according to the regulations of the Planning Act. Financial Impact The recommendations in this report have no financial impact. DECISION HISTORY In 2005, City Council approved amendments to the Official Plan and Zoning By-law , to permit the construction of a 29-storey residential building with commercial uses at-grade and residential above at 46 Wellesley Street East. By-law No and Official Plan Amendment No. 346 were enacted by City Council. The owner of 40 Wellesley Street East, the adjacent property, appealed the By-law and Official Plan Amendments, which resulted in an Ontario Municipal Board (OMB) hearing in The Ontario Municipal Board (OMB) issued a decision dated September 25, 2006, approving the Official Plan and Zoning By-law amendments for the original application for a 28-storey tower, subject to two technical revisions, including revisions to the building envelope. The OMB finalized their approval in a decision dated November 10, Pre-Application Consultation A pre-application consultation meeting was held on May 6, 2014 with the applicant to discuss complete application submission requirements. ISSUE BACKGROUND Proposal The applicant proposes the redevelopment of the lands to permit a 37-storey mixed-use commercial/residential condominium containing 365 units with retail space at grade along Wellesley Street East. The applicant proposes a total of 184 vehicular parking spaces including 162 residential, 22 visitor parking spaces and 483 bicycle parking spaces on 4 levels below grade. Parking will be accessible from Wellesley Street East. The proposed height is 108 metres excluding the mechanical equipment, and a total of metres including the mechanical equipment. The residential gross floor area is proposed at 25, 417 square metres and in addition, there are 309 square metres for commercial gross floor area yielding a density of 14.0 times the area of the lot. There are two loading spaces, one Type G and one Type B located on the ground floor and accessible from a driveway off of Wellesley Street East on the west side of the development site. The proposed driveway provides access to the parking garage and loading and servicing areas. The proposal also includes a vehicular drop-off located at the northwest portion of the site. Staff report for action Preliminary Report - 50 Wellesley Street East 2

3 The proposed base building transitions in height from 4-storeys on the west side of the building to a onestorey podium with a double-heightened floor-to-ceiling height on the east. The tower floor plate is approximately 752 square metres. The proposal consists of 365 units. The proposed residential unit breakdown is as follows: Unit Type Number of Units One bedroom 59 One bedroom + Den 131 Two bedroom 161 Three bedroom 14 The proposed indoor amenity space is to be located on the 2nd floor level for an approximate total of 730 square metres (2.0 sq.m, per dwelling unit). The proposed outdoor amenity space will be located on the 2nd, 4th and 5th levels for an approximate total of 709 square metres (1.9 sq.m. per dwelling unit). The development proposes a 6 metre setback from the front property line along on Wellesley Street East. The proposed tower has been shifted to the east to provide a greater separation distance from the proposed tower and the OMB approved 35-storey tower at 40 Wellesley Street. Starting from the fifth floor, the proposed tower is setback approximately 12.5 metres from the west property line, as opposed to the 5.5 metres tower setback that was approved in The base building setback from the east property line ranges from 1.1 to 1.5 meters, while the tower setback ranges from 3.9 to 4.3 metres beyond the second floor. The rear portion of the proposed tower is setback from the north property line by 7.2 metres, and at the 36 th and 37 th floors the tower steps back an additional 3 metres. The applicant is proposing continous wrap around balconies with a width of 1.5 metres. Site and Surrounding Area The site is located on the north side of Wellesley Street East, east of Yonge Street and west of Church Street. The site is approximately 1,840 square metres in area with a frontage of approximately 37 metres along Wellesley Street East and a depth of approximately 50 metres. The site is currently vacant, but was previously occupied by a four-storey office building and an attached two-storey house-form building at the rear of the property. Uses and structures near the site include: North: abutting the site are four 2.5-storey house-form buildings. There is also a pocket of 2 to 2.5 storey houses between Dundonald and Gloucester Streets. To the northwest is an 8-storey residential building, stepped back on the east side, adjacent to the houses. A recent approval northwest of the site at 17 Dundonald Street permits a 19-storey mixed-use building. South: on the south side of Wellesley Street East is the 8-storey Orthopaedic and Arthritic Institute, which is affiliated with Sunnybrook and Women s College Health Sciences Centre. East: abutting the site is Paul Kane Park; the Paul Kane House, a 3-storey designated heritage building is at the north end of this site. Staff report for action Preliminary Report - 50 Wellesley Street East 3

4 West: abutting the site is a 5-storey office building with retail uses at-grade. At 40 Wellesley Street East is an approval for a 35-storey mixed-use building. Further west, is a 23-storey residential building and the Wellesley TTC subway station. Provincial Policy Statement and Provincial Plans The Provincial Policy Statement (PPS), 2014 provides policy direction on matters of provincial interest related to land use planning and development. These policies support the goal of enhancing the quality of life for all Ontarians. Key policy objectives include: building strong healthy communities; wise use and management of resources and protecting public health and safety. The PPS recognizes that local context and character is important. Policies are outcome-oriented, and some policies provide flexibility in their implementation provided that provincial interests are upheld. City Council's planning decisions are required to be consistent with the PPS. The Growth Plan for the Greater Golden Horseshoe provides a framework for managing growth in the Greater Golden Horseshoe including: directions for where and how to grow; the provision of infrastructure to support growth; and protecting natural systems and cultivating a culture of conservation. City Council's planning decisions are required to conform, or not conflict, with the Growth Plan for the Greater Golden Horseshoe. Staff will review the proposed development for consistency with the PPS and for conformity with the Growth Plan for the Greater Golden Horseshoe. Official Plan The subject property is located within the Downtown and Central Waterfront area on Map 2 Urban Structure in the Official Plan. This site is designated as Mixed Use Areas on Map 18 Land Use Plan in the Official Plan. Mixed Use Areas are made up of a broad array of residential uses, offices, retail and services as well as institutional, entertainment, recreational and cultural activities in addition to parks and open spaces. Mixed Use Areas are intended to be areas for new retail, office, and service employment and new housing. The Plan includes criteria that direct the form and quality of development for the Mixed Use Areas designation. The criteria state that new buildings are to provide a transition between areas of different intensity and scale, including a stepping down of heights towards lower scale neighbourhoods; minimize shadow impacts and provide an attractive, safe and comfortable pedestrian environment. This application will be reviewed against the policies in the Official Plan including those in the Downtown, Public Realm, and Built Form sections of the Plan. Compliance with other relevant policies of the Official Plan will also be addressed. The City of Toronto s Official Plan is available on the City s website at: Staff report for action Preliminary Report - 50 Wellesley Street East 4

5 North Yonge Downtown OPA 183 and Urban Design Guidelines The area of Yonge Street between College Street/Carlton Street to Charles Street, Bay Street to Church Street is subject to the North Downtown Yonge Area Specific Policy 382, Official Plan Amendment 183 (OPA 183) and the North Downtown Yonge Urban Design Guidelines that was adopted by City Council in The Official Plan Amendment is under appeal. The site is within the Wellesley/Wood Character Area of the North Downtown Yonge OPA and Urban Design Guidelines. The area is characterized as being a stable area consisting primarily of "tower in the park" apartment buildings, low-rise, mid-rise and high-rise residential buildings, as well as a mix of institutional, office and retail uses. The Mixed Use Areas portion of this Character Area may be appropriate for limited infill growth subject to the following development policies: - Development/redevelopment within the Wellesley/Wood Character Area shall be located and massed so as to minimize net new shadow impacts on adjacent lower-rise areas designated Neighbourhoods and Apartment Neighbourhoods at all times of the day and for all seasons of the year; and - Development/redevelopment must provide an appropriate transition in scale and height between designated Mixed Use Areas where there is more intensive forms of development/redevelopment and lower-scaled development in areas designated Apartment Neighbourhoods within this Character Area and in areas designated Neighbourhoods in the adjacent Character Areas. Zoning The site is zoned R3 Z2.5 under Zoning By-law , which permits residential uses at a maximum permitted height of 30 metres and an allowable density of 2.5 times the lot area. Site specific by-law No was approved by the OMB in 2006 for the subject site, and limits the maximum height to 82.5 metres (not including mechanical penthouse) and a total gross floor area of 18,605 square metres. The by-law requires 3.7, 5.8 and 6.3 metre setbacks from the south lot line, up to 5.7 metres from the east lot line and a 0.0 metre setback from the north and west lot lines. The by-law also requires the tower to be located 5.5 metres from the west property line, and 7.1 metres from the east property line. Site Plan Control The application is subject to Site Plan Control. An application for Site Plan Control has not been submitted to date. Tall Building Design Guidelines In May 2013, Toronto City Council adopted the updated city-wide Tall Building Design Guidelines and directed City Planning staff to use these Guidelines in the evaluation of all new and current tall building development applications. The guidelines establish a unified set of performance measures for the evaluation of tall building proposals to ensure that they fit within their context and minimize their local impacts. The city-wide Guidelines are available at: Staff report for action Preliminary Report - 50 Wellesley Street East 5

6 This project is located within an area that is also subject to the Downtown Tall Buildings: Vision and Supplementary Design Guidelines (adopted by City Council in July 2012 and consolidated with the citywide Tall Building Design Guidelines May 2013). This document identifies specific Downtown streets that are most suitable for tall building development, establishes a height range along these streets and provides a set of supplementary Downtown specific design guidelines which address Downtown built form and context. The Downtown Vision and Supplementary Design Guidelines will be used together with the City-wide Tall Building Design Guidelines to evaluate new and current Downtown tall building proposals. The Downtown Guidelines are available at The subject site fronts on Wellesley Street East that is identified as a "High Street" with a Tower Base Form on Map 1 in the Downtown Tall Buildings: Vision and Supplementary Design Guidelines. Map 2 Downtown Vision Height Map applies a building height range of 62m to 107m (20 to 35-storeys) for this portion of Wellesley Street East. Reasons for the Application Rezoning and Official Plan Amendment applications are required to amend By-law and the Site specific by-law No to permit the height, density and setbacks proposed by the applicant. Additional areas of non-compliance with the Zoning By-law will be assessed as the review of the application advances. COMMENTS Application Submission The following reports/studies were submitted with the application: - Architectural Plans and Elevations - Planning Rationale Report - Community Services and Facilities Study - Urban Transportation Consideration - Wind Study Assessment Letter of Opinion - Heritage Impact Assessment - Arborist/ Tress Preservation Plan - Landscape Plans - Site Servicing Assessment and Stormwater Management Report - Toronto Green Standard Checklist Staff report for action Preliminary Report - 50 Wellesley Street East 6

7 - Sun/Shadow Study A Notification of Complete Application was issued on July 17, Issues to be Resolved Issues identified in the review of the application include but are not limited to the following: - Consistency with the Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe; - Consistency with the Official Plan policies, particularly with respect to the built form policies; - Conformity with the Design Criteria for the Review of Tall Buildings Proposals and Downtown Tall Buildings: Vision and Supplementary Design Guidelines; - Conformity with the North Downtown Yonge Area Specific Policy 382, Official Plan Amendment No. 183 and the North Downtown Yonge Urban Design Guidelines; - Appropriateness and impact of built form in the context of the area plan objectives and policies and the immediate surroundings, including the adjacent heritage building and public park to the east; - Relationship of the proposal to the Paul Kane Park and House, including heritage impacts, adjacency and limiting distance issues; - Appropriateness and impact of additional height, massing and character of the proposal in relation to its existing and planned context; - Opportunities on the site to enhance or improve the park space, including the provision of a publically accessible open space area adjacent to the park and opportunities to enhance the public realm; - Provision, location and access of vehicular and bicycle parking and loading; - Traffic impacts and access and circulation; - Shadow impacts; - Mix of dwelling unit types and sizes, including the provision of family size dwelling units; and - The identification of public benefits and mechanisms for securing them pursuant to Section 37 of the Planning Act. Staff report for action Preliminary Report - 50 Wellesley Street East 7

8 Additional issues may be identified through the review of the application, agency comments and the community consultation process. CONTACT Mark Chlon, Senior Planner Tel. No Fax No SIGNATURE Gregg Lintern, MCIP,RPP Director, Community Planning Toronto and East York District (P:\2014\Cluster B\pln\TEYCC\ doc) - vc ATTACHMENTS Attachment 1: Site Plan Attachment 2: South Elevation Attachment 3: North Elevation Attachment 4: West Elevation Attachment 5: East Elevation Attachment 6: Official Plan Attachment 7: Zoning Attachment 8: Application Data Sheet Staff report for action Preliminary Report - 50 Wellesley Street East 8

9 Attachment 1: Site Plan Staff report for action Preliminary Report - 50 Wellesley Street East 9

10 Attachment 2: South Elevation Staff report for action Preliminary Report - 50 Wellesley Street East 10

11 Attachment 3: North Elevation Staff report for action Preliminary Report - 50 Wellesley Street East 11

12 Attachment 4: West Elevation Staff report for action Preliminary Report - 50 Wellesley Street East 12

13 Attachment 5: East Elevation Staff report for action Preliminary Report - 50 Wellesley Street East 13

14 Attachment 6: Official Plan Staff report for action Preliminary Report - 50 Wellesley Street East 14

15 Attachment 7: Zoning Staff report for action Preliminary Report - 50 Wellesley Street East 15

16 Attachment 8: Application Data Sheet Application Type Official Plan Amendment & Application Number: STE 27 OZ Rezoning Details OPA & Rezoning, Standard Application Date: May 22, 2014 Municipal Address: Location Description: Project Description: 50 WELLESLEY STREET EAST North side of Wellesley Street East, between Yonge Street and Church Street To allow for the rezoning of the subject lands at 50 Wellesley St E to allow for the constructing of a 37 storey condo building containing 365 residential dwelling units and one retail unit on the ground floor. Applicant/Agent: Architect: Owner: MC CARTHY TETRAULT LLP Attn: Cynthia MacDougall PLANNING CONTROLS Quadrangle Architects Limited Official Plan Designation: Mixed Use Areas Site Specific Provision: OPA 346 Zoning: Site Specific OMB approved Height Limit (m): 82.5 metres 28-storeys PROJECT INFORMATION Historical Status: Site Plan Control Area: Site Area (sq. m): Height: Storeys: 37 Wellesley Residences Corp. Frontage (m): 37.3 Metres: Top of Mechanical Depth (m): 50 metres Total Residential GFA (sq. m): Total Total Non-Residential GFA (sq. m): 309 Parking Spaces: 184 Total GFA (sq. m): Loading Docks 1 Floor Space Index: 14 DWELLING UNITS FLOOR AREA BREAKDOWN (upon project completion) Tenure Type: Condo Above Grade Below Grade Rooms: 0 Residential GFA (sq. m): Bachelor: 0 Retail GFA (sq. m): Bedroom: 190 Office GFA (sq. m): Bedroom: 161 Industrial GFA (sq. m): Bedroom: 14 Institutional/Other GFA (sq. m): 0 0 Total Units: 365 CONTACT: PLANNER NAME: Mark Chlon, Senior Planner TELEPHONE: Staff report for action Preliminary Report - 50 Wellesley Street East 16