Development Committee
The St. Lawrence Neighbourhood Association has a very active and experienced Development Committee which monitors new developments and major planning applications within the SLNA area. We try to work with the City and developers to improve our neighbourhood.
When reviewing development proposals the Development Committee follows Guidelines, approved by the Delegates. They were most recently revised and updated in June 2011.
A pdf version is available HERE
An HTML version is available HERE
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The longer list below includes additional details on current and active projects, information on proposals that appear to be 'on hold' and on some recently completed projects. It also has information on Section 37 and Section 45 benefits.
If you have comments we can be contacted at the SLNA
B. RESIDENTIAL AND OFFICE DEVELOPMENTS
The following Sections provide useful background and references to other documents. They include already completed buildings where the Benefit money has not yet been used.
Section 37 of the Planning Act allows the City, through a rezoning, to grant additional height and/or density (beyond what is otherwise permitted in the Zoning By-law) in return for community benefits. These community benefits may be facilities, services, or matters provided by the owner. If community benefits are appropriate, they are secured through a Section 37 agreement which will be registered on title.
Section 45 Benefits are similar to those under Section 37 but are awarded by the Committee on Adjustment.
E. RESERVE FUNDS UNDER THE PLANNING ACT
F. REFERENCES AND LINKS
A. PUBLIC BUILDINGS
1. NORTH ST LAWRENCE MARKET
The North Market Initiative (NMI) was a citizen-initiated project closely connected to the SLNA that began meeting in the mid-1990s; their aim was to produce a community-based design for a new North St. Lawrence Market to replace the existing North Market Building - the South Market would, of course, remain. The initial plan proposed a new three-storey building that would house the Farmers’ Market, a trade centre and community facilities, and would also provide three levels of underground parking. Since then, the City has, after a Design Competition, developed plans in conjunction with a St. Lawrence Market Working Group, of which the North Market Initiative (NMI) was an active member. The Brief is HERE.
The outline development parameters for the new market building were established in 2003 - these can be seen on the City website.
A September 2006 status report is here. The report on the December 2007 St. Lawrence Market North Redevelopment
Sustainable Design Charrette is here. This website also gives details about the City’s redevelopment plans as of June 2006 and includes a Question and Answer section. The plans have been further refined and the final version of the new North Market will contain offices and City Traffic Courts on the two upper floors with the farmers' and other market activities, as now, on the main floor and a mezzanine. There will be thee or four levels of underground parking, entered from Jarvis Street.
In early 2009 the City put out a call for tenders to organise the architectural competition for the new North Market and a public meeting was held on the plans for a temporary zoning change so that a temporary shed to house the temporary North Market activities can be erected on the TPA Parking lot just south of the South Market. This zoning change was approved in fall 2009. See http://www.toronto.ca/stlawrence_market/design/tempmarket.htm
The international design competition began in November 2009 and the winner was selected by June 2010. The victor was the “red” covered street concept created by Adamson Associates Architects and Rogers Stirk Harbour + Partners. The plan calls for a five-storey structure evocative of a nineteenth-century arcade that is designed to allow for natural light and ventilation and will lead pedestrians to St. Lawrence Hall. It is expected that demolition of the existing North Market Building will happen by fall 2012 or spring 2013. During demolition and construction of the new building the weekly Farmers Market and Antiques Market will be relocated, as noted above, to a temporary building on the TPA car park south of the South Market - when this is no longer required this car park will become an extension of David Crombie Park. The SLNA will continue to offer local input as the architectural competition is in process and as City’s plans are put into effect. The new Market is supposed to be finished by 2016.
2. SONY CENTRE
In July 2006, a business plan to support redevelopment of the City-owned Sony (then Hummingbird) Centre for the Performing Arts received City Council's approval. In addition to renovations to the Sony Centre, the project will include construction of a condominium tower - The L Tower - designed by the prominent architect Daniel Libeskind; as of April 2011 about 90% of these condos were said to have been sold. Originally the tower was to rise above a podium enclosing a new cultural attraction called CityCentre that expanded the existing Sony Centre to provide an additional tourist focus. As funding for this was not obtained, this part of the project has been abandoned and the project is now, in essence, a condominium tower on the Yonge Street side of the Sony Centre. Funds provided by the developer are being used to support the renovations to the Sony Centre. The renovated Sony Centre re-opened in fall 2010.
Because of these funding difficulties the Umbrella Agreement was further revised at Council in July 2008. (EX22-36) Details are here. It was further revised in October 2008 to create a "public plaza". Details are here.
The City made further revisions to the agreement in early 2009 because the funding for the "cultural aspect' of the L-Tower was not obtained. Details at:
(http://www.toronto.ca/legdocs/mmis/2009/mm/bgrd/backgroundfile-19126.pdf)
Proposed amendments to the Umbrella Agreement (revised)
(http://www.toronto.ca/legdocs/mmis/2009/mm/bgrd/backgroundfile-19127.pdf)
(February 24, 2009) supplementary report from the Acting Deputy City Manager and Chief Financial Officer (MM31.2a)
(http://www.toronto.ca/legdocs/mmis/2009/mm/bgrd/backgroundfile-19342.pdf)
By-law 860-2008 Zoning By-law
Document (Sept. 2005) on City website
Funding for the Sony Centre renovations came from the developers of the L-Tower and in fall 2009 and the Sony Centre reopened in fall 2010. Groundbreaking for the L-Tower was October 21, 2009 and as the L-Tower development has no room for parking, this will be provided in the development at 5-7 The Esplanade(now called "Backstage") so also see information on this project below.
L-Tower information: See below under, 8 THE ESPLANADE.
3. UNION STATION REDEVELOPMENT
Though Union Station is actually outside the SLNA's area, the SLNA monitors this exciting development, which is underway and should be completed by 2015.
The City has developed plans to develop Union Station as a transportation hub that will meet the highest international standards. In addition, the aim is to restore the historic excellence of the building while transforming its vast interior spaces into a shopping and entertainment destination. The West Wing, which has been empty for many years, has been leased by GO Transit and Metrolinx as their new HQ. Details of the Union Station Master Plan, adopted 2005.
There were further developments in 2009 when City Council approved plans not only to rent the West Wing to GO Transit and Metrolinx but also to excavate the basement to provide a retail mall, the rent from which will support the upkeep of the historic station. In addition a new PATH connection will be created at the western end of the Station and the TTC subway station and the streetcar loop will be improved. Construction is now underway, completion planned for 2014, for updates, see also the Union Station page on City website.
See: information on the City Website, Pedestrian Studies.
A meeting in July 2010 discussed the plans for Front Street in front of Union Station. See: http://www.toronto.ca/involved/projects/frontunion/index.htm
B. RESIDENTIAL AND OTHER DEVELOPMENTS
ADELAIDE STREET EAST
252 ADELAIDE STREET EAST SEE: 105 George Street below.
366. ADELAIDE STREET EAST (NE corner of Adelaide and Sherbourne.) The site plan application for this proposed five-storey addition to the existing Studio City building is complete. The new development is for offices and appears to be suspended.
400 ADELAIDE STREET EAST November 2007 - Community Council. By-Law 1412-2007. The site is on the north side of Adelaide Street at the terminus of Princess Street and as of August 2009 rezoning has been completed for a 19 storey, 272 unit, condominium
building and the site plan application is near completion. Building permits have not yet been applied for but the proposal is still, apparently, alive and site plan and zoning changes have been approved. In summer 2011 it was named Ivory on Adelaide. A sales office opened in late 2011 and the project appears to b moving ahead.
SECTION 37 Benefits:
1. a contribution of $85,000 towards laneway improvements on the east-west lane
adjacent to the north side of the property. Should some or all of the cash
contribution for laneway improvements not be allocated for use within 5 years of
the date of this by-law, any remaining monies shall be applied to the Heritage
Lighting Program;
2. a contribution of $245,000 to the Heritage Lighting Program, an identified
Community Improvement program in the King-Parliament Community
Improvement Plan; and
3. the owner shall provide and maintain a public pedestrian walkway over the
westerly limit of the lot which shall have a minimum width of 3 metres and shall
directly connect at grade Adelaide Street and the existing public lane with the
specific location, configuration and design to be determined in the context of a
site plan approval.
424-460 ADELAIDE STREET EAST. A proposal has been made to build two residential towers on this site, just west of Ontario Street. Details are HERE and in July 2010 Plazacorp applied for an official plan amendment to build TWO towers on the site - from top of Princess to Ontario Streets. (Application Number: Application Number 10 215620 STE 28 OZ ) A public meeting was held by the City in in January 2010 and plans are being revised. The application reads:
"Rezoning application to construct new 2 tower condo - 17 and 19 stories. - 480 residential dwelling units - 3 levels below grade parking - 274 residential parking spaces." It was discussed by the Design Review Panel on March 29, 2011. The initial plan was unanimously approved but some changes were suggested. The project is now being done by Greenpark.
BERKELEY STREET
132 BERKELEY STREET. In March 2009 a rezoning proposal was presented to TEYCC . This proposal was for 21-storey residential rental building containing 238 dwelling
units with 2 levels of below-grade parking. The application now in process and is for a 1 storey Toronto Community Housing building. Construction is expected to commence in late 2011 or early 2012.
The application reads:
"Site plan approval application for a 13-storey residential rental building containing 120 units and 67 parking spaces in 2 levels of below-grade parking with TCHC as the end-user. Trees on south and east sides of property to be retained.. See 08 190996 STE 28 OZ for Rezoning Application. Rezoning application received in August 2008, to permit the redevelopment of the site for a residential rental apartment building containing 288 dwelling units complete with 3 levels of below grade parking, 19 stories above grade, exclusive of mechanical penthouse. Revised application submitted Dec 30, 2008 for a 21-storey residential rental building with 238 units and 2 levels of underground parking. Further revised application received June 2, 2010: project is now proposed to be a 13-storey residential rental building containing 120 units and 67 parking spaces in 2 levels of below-grade parking with TCHC as the end-user. Trees on south and east sides of property to be retained."
Subsequently the project was revised to 10 floors with 177 rental units and the TCHC are no longer involved.
CHURCH STREET
6-16 CHURCH STREET. See: 51-61 Front Street East.
COLBORNE STREET
60 COLBORNE STREET. A new condominium project ("A New One") was planned for the parking lot at Church - King and Colborne and, in March 2008, an application (REF 08 122255 STE 28) was filed with the City for the proposed development of a new mixed use building located in 39 storeys above grade containing 32,852m2 of residential gross floor area, 825m2 of commercial gross floor area, 392 dwelling units complete with 6 levels of below grade parking. See: Staff Report to Community Council, July 2008. The SLNA and the City Planning Department did not approve of the initial designs, In fall 2011 the site was sold to a new developer (Freed) and in late 2011 they started to construct a sales centre, though no new plans have been submitted to the City.
FRONT STREET EAST
1 FRONT STREET EAST - L-Tower. This now has the civic address of 8,The Esplanade, see below.
51-61 FRONT STREET EAST (and 6-16 Church Street) - The Berczy.
The SLNA took part in a working group made up of community representatives that included the St Lawrence Market Neighbourhood Business Improvement Area (BIA), adjacent property owners, the City Planning Department and Councillor Pam McConnell’s office. Over the course of almost one year the working group met with the developer, Concert Properties, and the consultations resulted in many changes and improvements to the initial proposal; these are detailed in the staff report. This development will contain ca 400 units. Demolition has been completed and construction started in early summer 2011.
May 2006 Community Council Report and proposed Section 37 benefits Approved by Council June 2006.
PROPOSED SECTION 37: (A final By-Law has not yet been enacted, a settlement is being negotiated at OMB.)
A package of community benefits contributes to the planning merits of the proposal and
implements Official Plan
objectives related to well-managed and balanced growth. The
applicant has agreed to provide the following benefits
in exchange for increases in height and
density pursuant to Section 37 of the Planning Act:
(a) a minimum of ninety square metres of ground floor non-residential space under a lease
term of at least 5 years
at nominal cost for use as a seniors facility;
(b) a shoreline commemoration feature in the public realm to the satisfaction of the Chief
Planner, with detailed
design to be reviewed in conjunction with Site Plan Approval and
an artist to be included on the design team,
at a minimum value of one percent of the
gross construction costs of the project;
(c) public access through the vehicular courtyard on the Phase 1 lands to protect for future
public pedestrian access
to Scott Lane from Church Street should the lane be extended to
the property;
(d) review and approval of architectural design and exterior materials of the proposed
development, including review
and approval of the exterior design and detailing of the
Front Street facade of the proposed development.
The Section 37 Agreement will also secure other matters, including streetscaping on adjacent
rights-of-way, an
irrigation system for street trees in the public right-of-way, and reasonable
commercial efforts to obtain LEED certification.
As of March 2009 it was decided that the developers will now only develop the northern part of the site(on Front and Church); the section that was initially to run along The Esplanade will not be constructed. Additional and revised information was presented to, and approved by, the TEYCC in late 2009.
154 FRONT STREET EAST (at Sherbourne) . This site, formerly owned by the TTC was turned over to the City and then to Build Toronto in 2009. It is now occupied by the Greyhound Bus Parcel depot but has now been sold to Cityzen. A rendering of the proposal, which is not yet approved, is HERE. The planning application reads:
"Rezoning application for construction of 2 towers atop one podium. Podium is 8 stories with towers with a height of 24 and 34 stories. Retail at grade - 5 levels below grade parking - 361 parking spaces with 33 visitor parking spaces - 537 residential units."
A Planning Review was conducted prior to the sale.
This proposal was evaluated by the Design Review Panel in July 2011; they were not too impressed. The developers are in process (December 2011) of revising the plans but it is anticipated that the proposal will be appealed to the OMB. THe developers (Cityzen) are apparently applying for a car park permit and the existing buildings on the site were demolished in December 2011. The City has created a page with much useful information, it is HERE.
177-197 FRONT STREET EAST This is currently the site of an Acura dealership, a parking lot and a Sobeys store The whole block, excluding the building at 15 Lower Sherbourne Street (at corner of The Esplanade), has been purchased by a condominium developer. (Metropia Urban Landscapes.) No plans have yet, December 2011, been announced.
250 FRONT STREET EAST This site, currently occupied by Staples, has recently, May 2011, been sold to a condominium developer (Greenpark Homes). No plans have yet been announced.
271 FRONT STREET EAST
There is a proposal with the City to build on the easterly part of the historic First Parliament site. There are also discussions going on to swap this site with a Waterfront Toronto/Ontario Realty Corporation/City site east of Parliament Street. The application reads:
"Rezoning application for a proposed mixed-use development, comprised of 2 residential towers (57 and 20 stories) in conjunction with a 6 storey podium. The proposal consists of 702 Residential units, 5 levels of underground parking with 540 parking spaces and retail at grade. This property is part of the block known as the First Parliament Site, which contains the intact, sub-surface archaeological remnants of Canada's First Parliament buildings from 1798."
Connected to this, the Toronto and East York Community Council (and City Council) asked (in August 2010) for a report on rezoning this site and this report is expected in summer 2011. The motion from City Council reads:
"City Council authorize Community Planning staff to undertake a study of the First Parliament Building site (lands bounded by Front Street East, Parliament Street, Berkeley Street and Parliament Square Park) on the suitability of the Reinvestment Area (RA) designation, given the discovery of important historical archaeological remains; this planning framework address open space, public and private uses appropriate to the national significance of this heritage resource; the property owners be consulted during this study, and that this report be submitted to the Toronto and East York Community Council by the second quarter of 2011."
Community Planning documents are HERE:
GEORGE STREET
105 GEORGE STREET. There is a plan to build an 18-21 storey condominium building with ca. 280 units in the parking lot behind 252 Adelaide Street and fronting onto George Street. See: http://posthousecondos.com/
A minor variance was approved in 2004 and consent to sever the historic buildings (Bank of Upper Canada, First Post Office) from the parking lot was approved in 2007. Discussion continue and the plans came to the Design Review Panel in October 2009. See: http://www.toronto.ca/planning/pdf/design_review/drp_meeting_minutes_sept09.pdf The site plan application reads:
"Site Plan Approval for a new 21-storey residential condominium building, including a landscaped courtyard connected to the retained and restored heritage buildings at 252-258 Adelaide Street East. Proposed building to contain 279 residential dwelling units complete w/ 4 1/2 levels of below grade parking." A foundation permit application was made on 6 April 2011 and excavation is expected to start in December 2011 or January 2012 - the car park has closed.
KING STREET EAST
91 KING STREET EAST A Zoning Review Request was made in January 2012 to build a 21 storey building on 71-95 King Street East - the buildings on King Street East from the King Edward Hotel to Church Street. The plan, on which there are no details yet, is for a residential and office building with retail at grade.
251 KING STREET EAST (at the SE corner of King East and Sherbourne). The owner of this site initially proposed an 18-storey condominium building (initially called "Bauhaus Condos" but now called "King Plus Condos") on this corner. A Staff Report was presented to TEYCC September 2008. The building now on this site is listed as being of heritage significance and the developer proposed to retain its north and west walls only. The case went to the OMB. Additional details HERE. See OMB File PL090501. OMB DECISION is at http://www.omb.gov.on.ca/e-decisions/pl090501-Nov-04-2010.pdf The application reads:
"Application currently at the OMB - Decision made November 4, 2010. PL090501. Site Plan Agreement, Zoning By-law and Site Plan need to be approved at the OMB - March 1, 2011 Rezoning and site plan application for the redevelopment of the site to permit the construction of a mixed use building on the lands containing ground floor commercial and residential above in 18 storeys. Proposal is to incorporate heritage facade of the existing building located at 251 King St E." The buildings are now empty, Units are now on sale and demolition and construction is expected to start in 2012.
284 KING STREET EAST. In May 2010 a proposal (09 138395 STE 28 SA) was made to the City to erect a 7-floor commercial building at this address, east of the SAS Building. A demolition permit was applied for early in 2011. (Some details of the project are available HERE.) The application reads:
"Site plan approval application for 8 storey commercial building, with ground floor retail and one level below grade to be used as commercial space / storage space / mechanical space. Note that building has been changed from 7 to 8 storeys'"
330 KING STREET EAST (just west of Parliament.) "The King East". See: Sales site. A Planning Application was made to the City in January 2008. "Application for zoning bylaw amendment for new 14 storey plus mechanical
mixed use building complete with retail at grade and mezzanine level and 176
dwelling units - 3 levels below grade parking."
Preliminary Report to TEY Community Council, March 2008.
Additional Report in November 2008 with Section 37 proposals - details on Section 37 below.
Excavation is underway as of August 2010 and construction began in late spring 2011. The application reads:
"Application for zoning bylaw amendment for new 14 storey plus mechanical mixed use building complete with retail at grade and mezzanine level and 215 dwelling units - 3 levels below grade parking."
333 KING STREET EAST The former Toronto Sun Building is currently being renovated to house a No Frills store (opened in March 2011) and an LCBO (to open in fall 2011). The developer, Great Gulf, has plans to add three additional floors to the King Street side of the building and will, eventually, apply for permits to build a tower on the parking lot at the east side of the building whose 'convenience address seems to be 240 Front Street East.
LOWER JARVIS STREET
18 LOWER JARVIS STREET (formerly the Gross Machinery Property). This development is known as Market Wharf.
The SLNA and the City Planning Department objected to an initial proposal for a large stand-alone single-use retail building (a 'big-box store') with above-ground parking just south of the St. Lawrence Market. The property owner attempted to obtain approval through the Committee of Adjustment but were turned down. They subsequently appealed the decision to the Ontario Municipal Board and the OMB issued a decision on August 13, 2008 - PL060607. The revised proposal is for a combined retail-residential building with 448 residential units.
August 2007 Preliminary OMB information
This document contains further information on this project and was presented to the TEYCC in May 2008. This was amended by TEYCC, see Decision Document TE15.10. The City's Design Review Panel commented on this project in April 2008.
The
proposed design approved by the OMB in August 2008 consists of a seven-storey podium (including a commercial unit) with a point tower of 34 floors at the southern end, nearest the rail berm. 389
above grade parking spaces will also be accommodated within the podium structure.
Under the OMB decision and as part of a Section 37 agreement, the developers will spend $1,000,000 on public art and contribute $500,000 towards streetscape improvements on Lower Jarvis Street.
A Site Plan Application was submitted to the City in August 2008. The City has given the proposed condominium tower here, to be named Market Wharf, the address 1 Market Street, while the commercial part of the development will retain the 18 Lower Jarvis address.
In March 2009 the developers decided to first develop only the north part of the site, this is the 7-8 floor podium with a big-box Shoppers Drug Mart store on the main level and parking and some residential units above. A document with additional details came to TEYCC in late April 2009. At this meeting the TEYCC recommended and the following was approved by City Council. (See TE25.11)
1. City Council accept the offer of the applicant to make the following Section 37 contributions to the City based on a phased development of the eight storey podium with approximately 105 apartments (phase 1, Building A) and 33-storey apartment building with approximately 349 units (phase 2, Building B):
a. prior to the issuance of the first above-grade building permit for Building A, the owner is to pay to the City the sum of $100,000 for the purposes of streetscaping improvements on Lower Jarvis Street not abutting the property;
b. prior to the issuance of the first above-grade building permit for Building B, the owner is to pay to the City the sum of $1,000,000.00 for public art, which could be used to improve the pedestrian environment along Lower Jarvis Street between Front Street East and Lake Shore Boulevard East, including potential enhancements to the canopy along Lower Jarvis Street, the CN underpass and the St. Lawrence Market colonnade, subject to the public art process;
c. prior to the issuance of the first above-grade building permit for Building B, the owner is pay to the City the sum of $400,000 for the purposes of streetscaping improvements on Lower Jarvis Street not abutting the property; and
d. the cash amounts identified in a., b. and c. shall be indexed in the Zoning by-law amendment and the Section 37 Agreement to the satisfaction of the Director of Community Planning, Toronto and East York District, in consultation with the City Solicitor.
Construction of Phase 1 began early in 2010 and, as the condo market improved, Phase 2 (the tower on he southern part of site) began in early June 2010. Phase 1 (the northern tower) is now completed and construction of Phase 2 (the south tower) is now underway with both phases to be completed by mid to late 2012. The application for Phase 2 reads:
"NEW MIXED-USE BUILDING 33-STOREYS WITH 464 DWELLING UNITS AND RETAIL AT GRADE- Constructed in two phases. Refer to related SPA folders for building specifics."
MARKET STREET
1 MARKET STREET. See: 18 Lower Jarvis Street
8-12 MARKET STREET The former Fish Market Restaurant on the west side of Market Street south of Front Street was demolished in March 2011 (except for the front wall). It will be re-built to the same height and linked to the LCBO on Front Street and to the existing 5-floor office building to the south. The LCBO will occupy the upper floor of the new building, which is at the same level as its existing store on Front Street. A new two-storey building will be built at the NW corner of Market and The Esplanade. The development will open in stages between late 2011 and late 2012. Improvements to the streetscape of Market Street between Front and The Esplanade will form part of the final work. In December 2011 the LCBO moved out of its Front Street location and into the lower floor of the "Fish Market Building" - they are expected to move back upstairs in mid-2012. (The City has also started to plan a project - funded through the 2012 Capital Budget - to add additional retail space to the west sde of the lower level of the South St Lawrence Market and it is hoped that this will happen in 2012. Once the developments on both sides of the street are finished, the streetscape on this block of Market Street will be upgraded.
ONTARIO STREET
25 ONTARIO STREET. There was discussion in summer 2011of a 20+ floor condominium building at 25 Ontario Street (corner Adelaide Street East). An official application for a 21-storey mixed- use building with commercial uses at grade and residential condominium above. Included in the proposal are 239 dwelling units and parking for 205 vehicles in five levels of below-grade parking. The site is at the south east corner Adelaide Street East. It would retain the north and west walls of the existing designated building - now occupied by Sun TV.
QUEEN STREET EAST
193-195 QUEEN STREET EAST. This site, on the south side of Queen Street between George and Sherbourne Streets, is currently vacant and used as a parking lot; in August 2009 a Site Plan Application was made to build a 6-storey mixed use building with 3 levels of offices/commercial space and 13 apartments. (A Preliminary application was made in 2007 but this was deemed incomplete and it appears to be dead. See documents from July 2007. and July 2007) It was resubmitted in 2009 but nothing appears to be happening. The latest application reads:
"RESUBMISSION OF DRAWINGS ON AUG 10, 2009 - NEW PROPOSAL FOR - 6 STOREY MIXED USE BUILDING - COMMERCIAL OFFICE ON GROUND, SECOND AND THIRD AND CONDO ON FLOORS 4-6; 14 CONDO UNITS; 11 SPACES UNDERGROUND PARKING ONE LEVEL BELOW GRADE."
213A/215 QUEEN STREET EAST Preliminary This site is on south side of Queen Street between George and Sherbourne Streets. A rezoning and site plan application for a 6-storey mixed use building was submitted but is now, April 2011, on hold . (This development is sometimes called EastSide Lofts).
227-229 QUEEN STREET EAST. This site, on the SW corner of Queen East and Sherbourne Streets was advertised as Kormann House Lofts and was to be a 10-storey mixed-use building. The site is now for sale again and the project is "on hold". Preliminary Information
315-317 QUEEN STREET EAST. See information on 132 Berkeley Street, above.
RICHMOND STREET EAST
381-411 RICHMOND STREET EAST and
424 - 460 Adelaide Street East. BY-LAW No. 927-2002 Innovation Square Phase One. A Rezoning application for this site, at the corner of Richmond Street East and Ontario Street, is complete but the Site Plan application is on hold. This is a proposed 15-storey office building including the preservation of the existing historical building.
SCOTT STREET
88 SCOTT STREET. There is a current and active project to redevelop 88 (formerly called 40) Scott Street. "The purpose of the rezoning application is to permit a 58-storey residential building comprised of a 5-storey podium and 53-storey tower. The proposed building is 195 metres tall including the mechanical penthouse and contains 513 units. The gross floor area of the building is 48,605 square metres which includes 734 square metres of ground floor retail uses. The proposal includes 365 car parking spaces in 5 levels of underground parking. The applicant is proposing to demolish the existing 7-storey structure and preserve and reuse its stone cladding for the new podium. The applicant has advised it is their intent to develop this project as a condominium." The application is now, July 2011, under study by the City.
SHERBOURNE STREET
101 SHERBOURNE STREET (The Modern) - a 17 storey residential building with 343 units.) $100,000 may potentially be secured for the King-Parliament CIP Fund based on conditional development approval for this site. A City document on potential Section 45 benefits is HERE. Excavation started in fall 2009 and construction is scheduled to be completed in late 2011 or early 2012.
THE ESPLANADE
5-7 THE ESPLANADE
Initially this site was to be developed as the new GO Transit head office, subsequently it was proposed that the lower floors of the tower and the below grade floors should also serve as parking for the L Tower (See below under 8 The Esplanade and Sony Centre, above).
A proposal, updated in March 2009, was for the lower floors to be for parking but the upper floors will be residential. A Report was brought to TEYCC.
"The proposal is for the development of a 31-storey building consisting of a 4-storey
mixed-use podium and a 27-storey 259 unit residential tower. A total of 528 parking
spaces will be provided on site with 377 of those for use by the adjacent building
proposed at 1 Front Street East. Parking will be accommodated within 6 underground levels
and within portions of the podium. The parking area would be accessed from The
Esplanade. A pedestrian connection to 1 Front Street East is being proposed and the plan accommodates for a future PATH bridge
connection over Yonge Street abutting the
railway."
The OMB issued an opinion on this development in October 2009 (OMB Case No. MM090011) and the project came to the City of Toronto's Design Review Panel in September and November 2009.
This project came to the TEYCC in August 2010 as Official Plan and Rezoning applications where the Section 37 benefits below were recommended.
Prior to the issuance of above grade permits, provide a cash contribution of $1,500,000.00, which is to be used for the following:
i. $1,000,000.00 for PATH connections including, a pedestrian bridge over Yonge Street and a bridge to 2 Church Street, and/or the future signalization of Yonge Street and The Esplanade;
ii. $250,000.00 for streetscape improvements within the St. Lawrence Neighbourhood;
iii. $50,000.00 for the North St. Lawrence Market redevelopment;
iv. $100,000.00 for implementation of the Sherbourne Promenade Plan; and
v. $100,000.00 for implementation of the Heritage Interpretation and Old Town Toronto Heritage Lighting Plans;
The latest planning application reads:
"Proposed 6 level underground parking garage with a total of 371 parking spaces. There are 30 visitor parking spaces and 341 resident parking spaces. The parking garage is to serve the proposed development at 1 Front Street East (Sony Centre - 'L' Tower). At grade the proposal includes landscaping, access, 116 bicycle parking spaces and an elevator lobby/kiosk that would eventually link to a proposed underground tunnel under The Esplanade to 1 Front Street East. The tunnel is not part of this application."
Construction is underway and for daily construction information on the L Tower and Backstage condos please go to: http://ltowerconstructioninfo.com
8 THE ESPLANADE L-Tower Preliminary Information Sales Website (For additional information see Sony Centre, above, public buildings.) The L-Tower has, 2010, been given the civic address of 8 The Esplanade but for ease of access some details remain under Front Street East, see above.
This project is a combined project to create a condominium building (the L Tower) with ca 500 units and a renovated Sony Centre. There are also plans to create a shared parking garage with the proposed building at 5-7 The Esplanade (See above.). A report was presented to the TEYCC in May 2008. It recommended Section 37 Benefits as follows:
Section 37
Although there is a minor density increase from 6 to 6.24, the Planning Act permits a
Section 37 community contribution based on a height increase. The as-of-right zoning
permits 46 metres (approximately 15 storeys) and the applicant proposes 205 metres
(measured from The Esplanade, 57 storeys). Staff and the Ward Councillor are
continuing discussions with the applicant for community benefits to be secured in the
Section 37 agreement: The applicant will be paying approximately $1,000,000 for the
historic preservation and enhancement of the Sony Centre. Affordable housing is being
provided at a cost of approximately $500,000.
Other items being considered for Section
37 community benefits are:
- local streetscape improvements in the St. Lawrence Community Improvement
Plan area including:
- closing Scott Street between Front Street East and Scott Lane and creating
a cultural plaza connecting the Sony Centre to the St. Lawrence Centre
- enhancements to the Yonge Street Pedestrian Promenade Plan including
improvements to the railway underpass south of Front Street
- heritage building lighting in the St. Lawrence Community Improvement Plan area
- furnishing a seniors centre proposed at 70 The Esplanade.
The following matters are also recommended to be secured in the Section 37 agreement
as a legal convenience to support development:
1. a green roof for the podium and other items contained in the Green Development
Standards checklist
2. podium detail and construction materials indicated on the 1:50 elevations
3. continuous weather protection along Yonge Street.
See the TEYCC Report May 6, 2008. This Report was amended by TEYCC - see Decisions of meeting. TE15-6
The PROJECT WEBSITE has updates.
For daily construction information on the L Tower and Backstage condos please go to: http://ltowerconstructioninfo.com
Benefits under Section 37 of the Planning Act (R.S.O. 1990, CHAPTER P.13) are only obtained if a site-specific zoning by-law is required - additional height/density etc. ("Section 37 of the Planning Act allows the City, through a rezoning, to grant additional height and/or density (beyond what is otherwise permitted in the Zoning By-law) in return for community benefits. These community benefits may be facilities, services, or matters provided by the owner. If community benefits are appropriate, they are secured through a Section 37 agreement which will be registered on title.")
Section 37 Benefits received for buildings listed above are noted there, those listed below are for Section 37 benefits received since 2000 for buildings within Ward 28 but outside the SLNA's area
311 Bay Street - Trump Tower Under construction
$500,000 for Community Services and Facilities (could include a Public Pool at
Lord Dufferin School)
$1,500,000 for construction of Community Services and Facilities.
$300,000 for Dundas Square
1% of construction costs for Public Art See: Art Plan
Bay - Adelaide Centre Under construction.
$32,835,000 for Social Housing purposes - Regent Park
1% of construction costs for Public Art.
Cherry Street. Clear Spirit Condominiums (south of Mill Street west of Cherry) 38 floor glass tower. Not yet finally approved but Section 37 benefits MAY be obtained.
66 Temperance Street and
73 Richmond Street West
Retain and restore 73 Richmond Street with a deposit of $256,100
1% of construction costs for Public Art
Waterfront Toronto - EastBayfront - West Precinct BY LAW No. 1049-2006
$69.86 per square metre of residential gross floor area towards local infrastructure
Improvements.
1% of construction costs for Public Art
Benefits under Section 45 of the Planning Act (R.S.O. 1990, CHAPTER P.13) are similar to thse under Section 37 but are negotiated when the Committee of Adjustment approves a minor variance.
20 July-00 1&5 King St. West - To provide $125,000 for Affordable housing. File A474/00TO.Outside SLNA Area.
25 Sept-02 553-571 Adelaide Street E - To provide $80,000 for streetscape. File A0276/02TEY
18 Dec-02 66 Temperance Street - To provide $35,000 for pedestrian type projects. File A0542/02TEY Outside SLNA Area
19 Mar-03 101 Sherbourne Street - To provide cash funds to rebuild the sidewalks to the standards set out in the St. Lawrence Streetscape Detail on the west side of Sherbourne Street between Richmond Street East and Queen Street East and on the east side of Sherbourne Street between the northern limit of the site and Queen Street East; provide the City with a $100,000 cash contribution for the Heritage Signage Interpretation Plan as set out in the King-Parliament Community Improvement Plan. File A0024/03TEY
3Mar-04 252 Adelaide Street East - $150,000 may potentially be secured for the King-Parliament CIP Fund based on conditional development approval for this site. File A0602/03TEY
11Jan-06 501 Adelaide Street East (288 King Street East) - To provide payment of $200,000 for local streetscape and/or park improvements. File A0712/05TEY. SEE ABOVE. Building under construction.
275 King Street East - To provide $175,000 for parks
66 Bay Street - Pinnacle Centre (Outside SLNA Area but of interest as benefits are to partly apply in our area.) April 16, 2008. "The owner/applicant shall make a financial contribution in the form of a certified cheque, made payable to the Treasurer, City of Toronto, in the amount of $690,000, for the purpose of streetscape improvements in the area bounded by Front Street on the north, 200 m west of Bay Street on the west, 200 m east of Yonge Street on the east and Queens Quay on the South. The payment shall be submitted no later than June 5, 2008, and to the satisfaction of the City Solicitor."
101 Sherbourne Street. A City document of January 2009 notes that some Section 45 benefits are going to be negotiated following an OMB decision.
E. City Reserve Funds under the Planning Act
109 Front St East - Provides funding to cover the cost of rectifying any deficiencies to the parking facility found as a result of the inspections required under the Municipal Capital Facility Agreement made on Jan 20, 1998 between 109 Front St East Inc and the City. (As of December 2007 fund has $63,643.)
226 King Street East. $81,573 as of December 2007. See above.
247 Richmond Street East : $210,478 as of December 2007. See above.
For a consolidated listing of Section 37 and Section 45 benefits in the SLNA Area.
F. REFERENCES AND LINKS
Canada Green Building Council - LEED Information
City of Toronto - Official Plan
City of Toronto - Building permit application status
City of Toronto - Design Review Panel
City of Toronto - Development Charges
City of Toronto - Development Guidelines
City of Toronto - Heritage Lighting Plan for Old Town Toronto
City of Toronto - Inventory of Heritage Properties
City of Toronto - King-Parliament CIP
City of Toronto - King-Parliament CIP Update
City of Toronto - King-Parliament Secondary Plan
City of Toronto - Regeneration in the Kings (2002)
City of Toronto - St Lawrence CIP
City of Toronto - St Lawrence CIP Report
City of Toronto - Streetscape Manual
City of Toronto - Policy for 'community benefits"
City of Toronto - Proposed rules for Section 37 benefits Implementation Guidelines; January 2008.
City of Toronto - General Urban Design Guidelines
City of Toronto - information on Gardiner takedown and Council motion.
Province of Ontario - Development Charges Act (1997)
St Lawrence Neighbourhood - Urban Design Guidelines and St. Lawrence Neighbourhood Urban Design Guidelines
St. Lawrence Heritage Conservation District
Study (This is being developed and Phase 1 is still "under study")
St Lawrence Neighbourhood Focused Design
West St Lawrence Design charrette
Skyscraper City - Toronto An interesting site by 'urban enthusiasts'.
Toronto Built - a database of Toronto buildings, old, new, proposed.
Spacing Magazine A Toronto-based urban magazine and website.
Urban Toronto Forum This site, also by urban enthusiasts, has a number of interesting 'threads'. As with all unmoderated fora it is not always accurate!
OTHER REFERENCES
King Parliament Community Improvement Plan and BY-LAW 641-2006 (247 Richmond Street
Reserve Fund and the 226
King Street Reserve Fund). Details of Reserve Fund are in July 2006 Council Minutes. The King-Parliament Community Improvement Project Area covers the area from Queen Street south to the railway excluding most of the area south of Front Street west of Sherbourne and the area south of Esplanade. It runs from Jarvis in the west to the Don River in the East. (a map of the area covered is Attachment 1 of this document.)
Ward 28 Development portfolio. 2006 : This comes from a longer document covering the whole city. The 2005 Ward 28 information is here . 2004 is only available as a CD. No further issues of this useful document appear to have been prepared.
Up to the end of 2008 the City of Toronto published a listing of Development Applications received. "Each month we provide project data for major development applications that have been submitted to City Planning Division. "Major" as projects that contain six or more residential dwelling units or more than 1 000 square metres of non-residential floor space. The monthly reports are separated into 2 groups; residential and non-residential applications." This has now been replaced by a weekly interactive update which is accessible HERE.
Major Zoning changes are brought to the Toronto and East York Community Council - TEYCC consists of all the Councillors in this area - while 'minor' changes are heard by the Toronto and East York Panel of the Committee of Adjustment. (The Committee of Adjustment, which has several 'panels', consists of appointed members.) Developers sometimes try to avoid scrutiny by the Community Council and City Council by going to the Committee of Adjustment, sometimes they succeed!
Last revised: June 2011, David S. Crawford.
