September 28, 1998
To:Toronto Community Council
From:Commissioner of Urban Planning and Development Services upon application by Del Real Estate Consultants
Inc., 4800 Dufferin Street, North York, Ontario, M3H 5S9, on behalf of Windlass Holding Limited, 4800 Dufferin Street,
North York, Ontario M3H 5S9
Subject:Preliminary Report on Rezoning Application No. 198016 for the conversion of the second to fifth floor of a
portion of 75 McCaul Street from office use to a commercial school (Downtown)
Purpose:
To introduce a proposal to convert the upper floors of the office component of the Village by the Grange to a commercial
school and seek Community Council endorsement to hold a public meeting.
Source of Funds:
Not applicable.
Recommendations:
It is recommended that:
1.I be requested to hold a public meeting in the community to discuss the revised application and to notify owners and
tenants within 120 metres of the site and the Ward Councillors.
2.The owner be advised that, prior to final Council approval of this project, the owner may be required to submit a Noise
Impact Statement in accordance with City Council's requirements. The owner will be further advised of these
requirements, as they relate to this project, by the Commissioner of City Works and Emergency Services.
Background:
The Village by the Grange project has been subject to two recent rezoning applications to add a 15 storey addition
containing 157 units at the north end of the site, and to convert a portion of the ground floor to 77 live/work units.
The project also includes a 5-storey office component facing St. Patrick Street. In August of this year, the applicant
applied to the Committee of Adjustment for a minor variance to convert the office component on the second to fifth
floors to a commercial school. The school would include a meeting room, general purpose studio, library, student lounge
and classroom uses. The Committee refused the application. The applicant has appealed that decision to the Ontario
Municipal Board.
Comments:
1.Proposal:
The applicant is proposing to convert the second to fifth floors of the existing office component in the Village by the
Grange complex to a commercial school. It would be the annex building for the Ontario College of Art.
2.Current Official Plan and Zoning:
Official Plan
The site is designated as a Medium Density Mixed Commercial Residential Area under the South-East Spadina Part II
Official Plan, which permits commercial uses up to 2 times the lot area, residential uses up to 3.5 times the lot area, and a
mix of residential and commercial uses up to 4 times the lot area, as long as the residential component does not exceed
3.5 times and the commercial uses do not exceed 2 times.
An Official Plan Amendment is not required since the amount of non-residential space is not changing.
Zoning By-law
The site is zoned CR T 4.0 C2.0 R3.5 under By-law 438-86 and is subject to Site Specific By-law 267-73 as amended by
By-law 531-80, By-law 1995-0534 and By-law 1997-0601. By-law 267-73 permitted the construction of the original
Village by the Grange project ( 661 residential units and 13,679.8 square metres of non-residential gross floor area).
Section 9 of By-law 267-73 restricts the non-residential uses in the portion of the building subject to this application to
business or professional offices.
3.Planning Issues:
The applicant's proposal to convert the second to fifth floor of the office component of the Village by the Grange project
to a commercial school requires an amendment to the site specific by-law since a commercial school is not a permitted
use.
However, the underlying CR zoning designation would permit a commercial school, and the change in use would be in
keeping with the type of commercial uses permitted on adjacent sites in the area.
Contact Name:Paul Byrne
Telephone:(416) 392-7349
Fax:(416) 392-1330
E-Mail:pbyrne@city.toronto.on.ca
Beate Bowron
Director, Community Planning, South District
(p:\1998\ug\uds\pln\to981723.pln) - smc
APPLICATION DATA SHEET
| Site Plan Approval: |
N |
|
Application Number: |
198016 |
| Rezoning: |
Y |
|
Application Date: |
September 11, 1998 |
| O. P. A.: |
N |
|
Date of Revision: |
|
Confirmed Municipal Address:113 Mc Caul Street.
| Nearest Intersection: |
East side of Mc Caul Street; south of Dundas Street West. |
|
|
| Project Description: |
To carry out internal renovations from 2nd. to 5th. floors of an existing building to
accommodate college uses. |
| Applicant:
Del Real Estate Inc.
4800 Dufferin St.
661-9290 |
Agent:
Del Real Estate Inc.
4800 Dufferin St.
661-9290 |
Architect:
|
PLANNING CONTROLS (For verification refer to Chief Building Official)
| Official Plan
Designation: |
|
Site Specific
Provision: |
97-0601; 94-0534;
531-80; 267-73 |
| Zoning District: |
CR T4.0 C2.0 R3.5 |
Historical Status: |
No |
| Height Limit (m): |
24.0; 37.0 |
Site Plan Control: |
Yes |
PROJECT INFORMATION
| Site Area: |
20878.0 m2 |
|
Height: |
Storeys: |
11 |
| Frontage: |
73.0 m |
|
|
Metres: |
24.00 |
| Depth: |
286 m |
|
|
|
|
|
|
|
|
Indoor |
Outdoor |
|
|
| Ground Floor: |
15650.0 m2 |
|
Parking
Spaces: |
655 |
|
|
|
| Residential GFA: |
51980.0 m2 |
|
Loading
Docks: |
1 |
G |
|
|
|
|
| Non-Residential
GFA: |
10760.0 m2 |
|
(number, type) |
|
|
|
|
|
|
| Total GFA: |
62650.0 m2 |
|
|
|
|
|
|
|
|
|
|
FLOOR AREA BREAKDOWN |
|
|
|
|
|
Land Use |
Above
Grade |
Below
Grade |
|
|
|
|
|
Residential |
51980.0 m2 |
|
|
|
|
|
|
Office/College |
10760.0 m2 |
|
| PROPOSED DENSITY |
|
|
| Residential Density: 2.49 |
Non-Residential Density: 0.51 |
Total Density: 3.00 |
