Getting a development approved in Toronto is a lengthy and meticulous process. A development proposal for 57 Spadina Avenue designed by Diamond Schmitt Architects for Diamond Corp and Allied Properties REIT has been subject to a number of changes in response to recommendations by City Planning staff and public input. The project's third iteration is now being recommended for approval by the city.
The original 2013 application proposed a tower rising to 36 storeys from an 8 to 12-storey base building with a total 370 residential units consisting of 265 one bedroom units, 85 two bedroom units and 20 three bedroom units. Pedestrian access to the lobby was located on the City-owned south side laneway, with access to the retail space from Spadina Avenue. Vehicular access was also proposed via the south laneway, feeding into a 5-level underground parking garage with 156 residential and 22 visitor parking spaces. Bicycle parking spaces were proposed on the ground, 3rd and 4th storeys to accommodate 296 resident and 84 visitor spaces.
The review process brought up comments and concerns about the proposal, and in May 2014, City Planning staff received a revised application that addressed some of these concerns. The revised proposal introduced a 3.1 metre increase in overall height to 123.3 metres, which while contrary to the concerns raised with the Staff report for height of the original proposal, allowed for more height for storeys 2 through 5 which would now be for commercial office use. A commensurate reduction of 57 residential units brought the total number down to 313, while the number of three bedroom units increased to 8% of the total. The indoor residential amenity space was consolidated into two consecutive floors, among other changes.
Developers Diamond Corp and Allied have since agreed to further changes to address City staff concerns, including alterations to the overall height, massing, and separation distance between 57 Spadina and adjacent buildings. Among these improvements are the reduction of the overall height of the building to 120 metres, increasing the stepbacks on the Spadina Avenue frontage after the 12th and 21st storeys, increasing the overall stepback from the north property line by 2 metres after the 12th storey, and the elimination of certain balcony projections along the north face of the building to further improve the building interface of this development with future development at 401-415 King West to the north. The tower's new reduced floor plate of 750 m2 from the 13th to 21st floors now adheres to the City's Tall Building Guidelines to maintain adequate sunlight onto the pubic realm at ground level, while permitting views around this tower for those in neighbouring buildings.
With these issues addressed in the revised submission, the City is now recommending the approval of 57 Spadina Avenue. We will know after Community Council early in August and City Council late in the month whether the zoning amendment to allow the development is approved. Site plan approval would follow later.
In the meantime, additional information and renderings can be found in the project's dataBase file, linked below. Want to get involved in the discussion? Check out the associated Forum threads, or leave a comment in the space provided at the bottom of this page.
|Related Companies:||Diamond Schmitt Architects, Graziani + Corazza Architects, Great Gulf, Janet Rosenberg + Studio, Live Patrol Inc., MOD Developments Inc., RJC Engineers, Terracap Management, Tricon House, Tridel, WND Associates Ltd|