Recommendation: That, on the
recommendation of the Managing Director, Planning and City Planner, the
following actions be taken with respect to the application of 2386225 Ontario
Ltd., relating to the properties located at 321 Central Avenue and 585 and
581 Waterloo Street:
a)
the
proposed by-law, as appended to the staff report dated September 23, 2014, BE
INTRODUCED at the Municipal Council meeting to be held on September 30, 2014,
to amend the Official Plan to change the designation of the subject lands
FROM a Low Density Residential designation TO a Multi-Family, High Density
Residential designation;
b)
the
proposed by-law, as appended to the staff report dated September 23, 2014, BE
INTRODUCED at the Municipal Council meeting to be held on September 30, 2014,
to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan, as
amended in part a), above), to change the zoning of the subject property FROM
an Office Residential Special Provision (OR(1)•D75•H12) Zone and a
Residential R3 Special Provision/Office Conversion (R3-2(6)/OC2) Zone TO an
Office Residential Special Provision Bonus (OR(1)•D75•H12•B(*)) Zone and a
Residential R3 Special Provision/Office Conversion Bonus (R3-2(6)/ OC2•B(*))
Zone, which will facilitate a development design which includes a 6-storey
(20m tall) residential apartment building with a maximum of 35 residential
apartment units and underground parking, which shall be implemented through a
development agreement in return for the provision of the following services,
facilities and matters:
i)
a
building design which, with minor variations at the discretion of the
Managing Director, Planning and City Planner, is generally consistent with
the Site Plan and Illustrations, as appended to the staff report dated
September 23, 2014, as Schedule “1” and includes an architecturally
differentiated base, middle and top:
I) with
the base consisting of the portion of the facades between the ground floor
and the top of the 3rd floor, positioned at, or near, the front
and exterior lot lines along Waterloo Street and Central Avenue, generally in
line with the established street wall, incorporating architectural detail
which creates a prominence at the corner of Waterloo Street and Central
Avenue, including apartment units which appear as “townhouses” spanning the
length of both the Waterloo Street and Central Avenue street-facing facades,
with individual entrances to each “townhouse” unit provided directly to the
street, including architectural elements or canopies projecting above
pedestrian entrances at street level, including patios and/or amenity space
in front of each “townhouse” unit; with specific architectural detail
provided to pronounce the primary building entrance along the northern
building façade and accentuate the entrance;
II) with the middle portion consisting of the
portion of the facades between the top of the base and the top of the 4th
floor, including building step-backs at the 4th floor with outdoor
terraces provided which may include a combination of soft landscaping,
passive amenity space, and vegetated green roofing; and,
III)
with
the top consisting of the portion of the facades above the top of the 4th
floor, employing building step-backs on the 5th floor to provide
for outdoor terraces, incorporating an internal communal amenity space with
the exterior facades comprised of primarily transparent glazing in order to
provide for views into and out of the building to animate the upper floors of
the building, using attractive materials and architectural details to screen
all mechanical elements located above the 6th floor;
ii)
locating
waste and recycling facilities within the proposed building screened from
views of adjacent properties and the public realm;
iii)
locating
all parking facilities below-grade within the proposed building screened from
views of adjacent properties and the public realm;
iv)
providing
barrier-free access to all floors (to the extent feasible to facilitate
access and use); and,
v)
reclaiming
suitable building materials such as windows, doors, mouldings, columns,
bricks, etc. for potential reuse in the new building on the site or as
replacement components for other buildings in the neighbourhood which require
repair and restoration over time is required;
c) the
Site Plan Approval Authority BE REQUESTED to implement, through the site plan
approval process, the design features recommended in part b), above and also
to consider, where possible:
i) additional
building step-backs on the southern façade to provide transition in scale
between the proposed building and the buildings to the south along Waterloo
Street;
ii) opportunities
to further include fenestration on the four-storey portion of the west façade
in order to add interest to the largely blank façade;
iii) the
addition of fenestration to the building stairways to enhance views out and
to further animate the building’s exterior elevations;
iv) further
accentuating the main building entrance in order to differentiate it from
individual unit entrances;
v) maximizing
the landscaped/visual buffer along the property’s southerly property line to
minimize the impact of the vehicular access route on the neighbouring
2-storey office/residential property; and,
vi) the
application of brick banding and corbelling in reference to the heritage
character of the surrounding heritage homes;
it being pointed out that the Planning and
Environment Committee reviewed and received the following communications,
with respect to these matters:
·
a
communication dated September 17, 2014, from B. Lansink, 505 Colborne Street;
·
a
communication from M. Coles, 38 Palace Street;
·
a
communication dated September 21, 2014, from R. McDowell, By e-mail; and,
·
a
communication dated September 21, 2014, from J. McDowell, 507 Princess Avenue;
it being further
pointed out that at the public participation meeting associated with these
matters, the individuals indicated on the attached public
participation meeting record made oral submissions in connection therewith.
(2014-D14)
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