There has been a certain amount of spin surrounding City Council's vote to not proceed to the Ontario Municipal Board to oppose Rockport's development application for 1327-1339 Queen St. East. The facts minus the spin are as follows:
On May 5, 2015, City Council adopted Item TE5.12 Request for Directions report Request for Direction and directed the City Solicitor and appropriate staff to oppose Rockport’s Zoning By-law Amendment application in its present form.
The City Solicitor felt that there were were three issues that were of primary importance
a. reducing the proposed height, massing and density so as not to overdevelop the site;
b. setting the building back to achieve a 4.8 metres sidewalk width, measured from the existing curb; and
c. reorienting the rear units so they do not gain access from the Memory
So what happened?
On December 10th 2015, at City Council meeting there was a Motion Without Notice where Councillor Mary-Margaret McMahon, seconded by Councillor Mike Layton, recommended that City Council adopt the recommendations contained in the report (December 9, 2015) from the City Solicitor: http://www.toronto.ca/legdocs/mmis/2015/mm/bgrd/backgroundfile-86619.pdf
In that report, City Planning said that with regard to Height and Massing, the overall height of the proposal has been reduced to 25.8 metres from 30.15 metres.
It’s not literal, you have to interpret
In actual fact, on the Data Sheet submitted by the developer in August 2014, the building height is listed as 26.35 metres plus mechanical. The Developer’s Data sheet revised as of December 2015, shows that the actual building been reduced by less than 1 metre to 25.8 which includes a wrapped mechanical. The entire mass of the building above 20 metres is, in fact, occupied.
It would seem that reducing the proposed height, massing and density which was deemed an important issue by City Council in May 2015, was not important enough for City Planning to want to fight it at the Ontario Municipal Board.
The Leslieville Community Coalition thinks it is important.
The Maximum Allowable Height:
If the Mid-Rise guidelines were applicable in this situation (which they are not), the building exceeds the overall maximum height by 5.8 metres. The City Planners said the revised massing presents as a six storey massing from Queen Street East because of the deep step back of the upper two storeys.
Whether it presents as six storeys or eight storeys is irrelevant, it is 5.8 metres higher and 2.6 times denser than allowed in the Mid-Rise Guidelines and 13.8 metres higher than what is actually allowed under the current zoning.
Sidewalk Width
The drawings have been revised to include a 4.8 metre wide sidewalk. The Mid-Rise Guidelines (Beaches, Leslieville) is 4.8 metres, This is the minimum set back required by the City. This is great, they're following the guidelines.
Orientation of Rear Units
On May 5, 2014 City Council requested that the Town house units on Memory Lane not have access from Memory Lane. Now City Planning is positioning the fact that these units do not have front doors opening on to Memory Lane – a public space – as a win. Not only do they have direct access via integral garages that were not envisaged in the original drawings but they no longer are connected to the building by the underground parking garage.
Reduction in square footage
Once again, it’s not literal – you have to interpret. We have read that the development is more than 1,000 sq. meters smaller than the original proposal.
– Hmmm, the original proposal was for 9222 sq m residential, the present proposal is for 8883 sq m residential, a difference of 339 sq. metres. The retail component was originally 660 sq. metres, the current version has 455 sq. metres of retail, a difference of 205 sq. metres. The total change is 544. These figures are taken directly from Rockport’s project data sheets.
The rest of the square footage shrinkage might be made up from the fact that the City is allowing the developer to reduce the amount of parking significantly resulting in one less floor of parking. A win for the developer.
No matter what spin the City tries to put on this one, this is not a win for the community. This development will set a precedent and we would like the precedent to be driven by good planning and vision. That’s why we’re going to the OMB. We think that a 20 metre height on a 20 metre right-of-way is the right way to go.
If you can or would like to help us fight for good planning, please donate.
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