High-rise proposal deemed too tall for York St. location given a lifeline by Planning Committee

High-rise proposal deemed too tall for York St. location given a lifeline by Planning Committee. Daryl Newcombe reports.

An ambitious 38-storey high-rise development proposed on York Street might get a second chance in front of the Planning and Environment Committee (PEC) after city staff deemed it too tall, and potentially too close to a gas-powered steam generation plant.

BSN London Corp. has applied to rezone the former parking lot at 415 York Street (southeast corner at Colborne Street) to permit a 38-storey mixed-use building that would include 422 residential units and 611 square metres of commercial space.

However, city staff recommend refusing the request for several reasons, including the building’s proximity to exhaust from the London District Energy steam plant and because its height would significantly exceed the current maximum permitted along York Street within the Midtown London neighbourhood.

Coun. Steve Lehman, who chairs PEC meetings, didn’t want to pass up the opportunity to transform the underutilized site.

“It’s a vacant parking lot right now by train tracks, and across the street there are high-rises, 25-storey-plus buildings. So, what is the appropriate height here?” he said.

According to the city’s Official Plan, and a recent Heights Review approved by Council, the property is categorized as an Urban Corridor Place Type which permits a maximum of 15-storeys.

The highest buildings are intended to be in Rapid Transit Corridors, Transit Villages, and the Downtown.

However, Deputy Mayor Shawn Lewis suggested the property could support more than 15-storeys.

“This is exactly why the Planning Committee and Council have discretion, because Official Plans will have gaps in them where something doesn’t quite make sense on an individual property here or there across the city,” he said.

Lewis also expressed optimism that a previous approval on a neighbouring property might provide a pathway to addressing questions about exhaust from London District Energy.

A motion by the deputy mayor recommended referring the matter back to staff for further discussions with the developer about finding a path to approve the project.

A revised application would be expected back in front of the committee before the end of June.

“Have a discussion about what’s maybe an appropriate middle ground between the 15 (storeys) that’s allowed in the Official Plan versus the 38 (storeys) that the applicant asked for,” Lewis suggested.

Council will consider the referral at its meeting Jan. 20.