Item - 2018.TE34.34

The Toronto and East York Community Council recommends that:

1. City Council direct the City Solicitor and appropriate City Planning staff to attend the Local Planning Appeal Tribunal, and to oppose the Zoning By-law Amendment application for 454 – 450 Richmond Street West in its present form for the reasons set out in the report (June 20, 2018) from the Acting Director, Community Planning, Toronto and East York District.

2. City Council authorize City Planning staff to continue discussions with the applicant on a revised proposal which addresses the issues set out in the report (June 20, 2018) from the Acting Director, Community Planning, Toronto and East York District, including:

a. reducing the proposed height and massing to avoid overdeveloping the site and to limit negative impacts on adjacent properties;

b. improving compliance with Council's planning framework for the area including the King-Spadina Urban Design Guidelines;

c. increasing the amenity space and parking spaces; and

d. improving vehicular access.

3. In the event that the Local Planning Appeal Tribunal allows the appeal in whole or in part, City Council authorize the City Solicitor to request the Local Planning Appeal Tribunal to withhold the issuance of any Order on the Zoning By-law Amendment appeal for the subject lands until such time as:

a. the final form of the Zoning By-law amendments are to the satisfaction of  the Acting Director, Community Planning Toronto and East York District and the City Solicitor;

 
b. the owner has addressed the outstanding items in relation to servicing, site access, loading and parking as outlined in the memorandum from Engineering and Construction Services, dated March 20, 2018;
 

c. the owner has submitted a pedestrian level wind study and incorporated into the building design any measures that may be required to mitigate the impact of wind conditions to the satisfaction of the Acting Director, Community Planning, Toronto and East York District, to be considered through the Site Plan Control approval process; and

 
d. Community benefits and other matters in support of the development as are determined appropriate are secured in a Section 37 Agreement executed by the owner and registered on tile to the satisfaction of the Acting Director, Community Planning, Toronto and East York District and the City Solicitor.

 
4. City Council authorize the City Solicitor and other City staff to take such necessary steps, as required, to implement the recommendations above.

5. City Council direct the City Solicitor to request the Local Planning Appeal Tribunal to consolidate the Zoning By-law Amendment appeal of 444-450 Richmond Street West with the Zoning By-law Amendment appeal of 451-457 Richmond Street West currently scheduled for June 10, 2019.

This application proposes a 19-storey building (61.1 metres including mechanical), containing commercial uses on the ground and basement levels, and 111 residential units above, located on the lands located at 444 – 450 Richmond Street West.  Five car-share spaces, one vehicle service space and one loading space is proposed at-grade.  Bicycle parking is proposed on Level P1 and at-grade.

On November 9, 2017, the applicant appealed the Zoning By-law Amendment application to the former Ontario Municipal Board, which is now the Local Planning Appeal Tribunal (LPAT), due to Council's failure to make a decision.  A hearing has not yet been scheduled.

This application proposes the construction of a 19-storey mixed-use building on the site currently being occupied by a commercial surface parking lot.  The proposed height of the building, density, inadequate stepbacks, and deficiencies in amenity space and parking provision are not supportable.  The proposed building represents overdevelopment of a small site.  

The proposal is not in keeping with the surrounding context and built form of the West Precinct, and the applicable planning framework in the King-Spadina Secondary Plan area.

This report reviews the application to amend the Zoning By-law, and recommends that City Council direct the City Solicitor and appropriate City staff attend the LPAT to oppose the application in its present form.