December 22, 1998
To:Toronto Community Council
From:Commissioner of Urban Planning and Development Services
Subject:Preliminary Report on Application No. 198017 to amend the Official Plan and Zoning By-law to permit the
construction of a nine storey mixed-use building, with up to 75 residential units and retail at grade, at 457, 459, 463, 467,
471 College Street and 301 Markham Street (Ward 20 - Trinity Niagara)
Purpose:
To introduce a proposal to construct a 9 storey mixed-use building containing up to 75 residential units and retail uses at
grade at College and Markham Streets and to give this proposal further consideration including holding a public meeting in
the neighbourhood.
Source of Funds:
Not applicable.
Recommendations:
It is recommended that:
1.I be requested to hold a public meeting in the area to discuss the application and to notify tenants and owners within 300
metres of the site , area BIA's , residents associations 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. The owner will be further advised of these requirements, as they relate to this project, by the
Commissioner Works and Emergency Services.
Background:
The proposal represents the first stage of developing the retail and residential uses at the south-west corner of Bathurst and
College Streets. This infill project will replace an existing building. It will contribute to the creation of a gateway to
College Street and to an area that has become one of the most successful commercial and entertainment areas in the city.
The proposal also tries to integrate the building into the adjacent residential neighbourhood by stepping down the Markham
Street elevation, thereby providing a transition into the residential area on Markham Street.
Comments:
1.LOCATION:
The property, known as 457-471 College Street and 301 Markham Street, is located on the south side of College Street, half
a block west of Bathurst Street.
2.SITE:
A three storey commercial building exists on the site and the retail use will be relocating to another location on Bathurst
Street. To the east of the site is an existing parking lot. To the west and north of the site is the College Street commercial
strip known as "Little Italy" and characterized predominantly by restaurants and other commercial uses. The condominium
and Church at the northwest corner of the College and Bathurst Street intersection begins to give a sense of entrance and
definition to the street and this proposal will contribute to the College Street streetscape. Residential uses exist to the south
of the site.
3.PROJECT:
To permit the construction of a 9 storey mixed-use building containing up to 75 residential units and retail uses at grade.
Within the proposed height limit, the number and size of residential units may be subject to change. In keeping with the
residential character of Markham Street, the residential entrance to the building is located on Markham Street, with all of
the retail entry points on College Street. Parking will be provided in an underground parking garage, with access from the
public lane to the south.
4.REASONS FOR THE APPLICATION:
The site is designated Low Density Mixed Commercial - Residential Area under the Part I Official Plan and Council may
pass by-laws to permit residential buildings having a gross floor area of up to 3.0 times the area of the lot. At 5 times
coverage this proposal exceeds the maximum density permitted by the Official Plan by 2 times the lot area. An Official
Plan Amendment is required.
The site is zoned CR T3.0 C3.0 R3.0, which permits a wide range of commercial and residential uses. The proposal does
not comply with the zoning by-law in that the development exceeds the 3 times the lot area coverage permitted by the
zoning by-law by 2 times the lot area and the building exceeds the permitted 18 metre height limit by approximately 14
metres.
5.VEHICULAR ACCESS AND PARKING:
The existing rear and side lanes will provide the access points onto Markham and College Streets for the underground
residential parking garage entrance, which is located at the rear of the building. The proposed circulation pattern will direct
the majority of the traffic generated by the building's residential uses onto the main arterial roads. This circulation pattern
will also provide a route for service vehicles to enter, load and exit from the property.
Residential parking will be provided in an underground parking garage, with between 25 and 56 parking spaces, and up to
40 spaces for bicycle storage.
The site is well served by Toronto Transit with streetcar service along College Street and Bathurst Street.
6.REASONS FOR FURTHER CONSIDERING THE APPLICATION:
a)The overall benefit will be to bring increased residential and retail uses to this significant corner of College Street. The
proposed building is an opportunity to continue the economic revitalization process underway in this section of College
Street, in addition to satisfying market demand for housing in this neighbourhood.
b)The proposed building will serve as an "entrance" into College Street and "Little Italy".
c)The proposal tries to pay attention to integrating the building into the adjacent residential neighbourhoods by stepping
down the Markham Street elevation, and thereby providing a transition into the residential area.
e)In keeping with the residential character of Markham Street, the residential entrance to the building is located on
Markham Street, with all of the retail entry points on College Street.
7.ISSUES TO BE RESOLVED:
The following issues should be discussed further prior to submission of the Final Report:
a)relationship of the proposal to adjacent properties;
b)details of landscaping, including streetscaping issues;
c)vehicular access to the site, to ensure that there is minimal impact on Markham Street;
d)the size and layout of units should be discussed further so as not to have an over-concentration of small units;
Conclusions:
I am recommending that a meeting be held in the neighbourhood to describe the proposal to local residents and business
owners and to be advised of any comments or concerns that they may have with respect to the application.
Contact Name:Susanne Pringle
Telephone: (416) 392-0413
Fax: (416) 392-1330
E-Mail: springle@toronto.ca
Beate Bowron
Director, Community Planning, South District
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APPLICATION DATA SHEET
