March 12, 1999

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services

Subject:Preliminary Report on Application No. 298007 to amend the Zoning By-law to permit an infill residential development at 318 Clinton Street (Ward 20 - Trinity Niagara).

Purpose:

To introduce a proposal to permit an infill residential project containing 7 residential units at 318 Clinton Street and to give this proposal further consideration including 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, residents associations and the Ward Councillors.

2.That 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.

Background:

The site is currently occupied by a three storey 12 unit apartment building along its Clinton Street frontage. The rear (western portion) of the site is currently vacant and used for parking purposes, and this is the area within which the applicant proposes to include 7 new townhouses. This report recommends that the proposal be given consideration by the City, through the rezoning process, and discussed at a public meeting to see if local concerns can be met.

Comments:

1.Location:

The property, known as 318 Clinton Street, is located on the west side of Clinton Street, between Clinton Place and Page Street.

2.Site:

This site contains a three storey 12 unit apartment building and a vacant area at the rear of the property used for parking. A new 8 unit townhouse development, recently approved by City Council and the Ontario Municipal Board, is currently being built at the rear of 322 Clinton Street directly north of the site. Residential uses surround the site, with multi-family buildings to the north and south. A large portion of the middle of the block is open, because of the unusually deep lots. A public lane abuts the site to the west.

3.Project:

To permit the construction of seven freehold townhouses, in a row perpendicular to the street. The existing apartment building will remain with a landscaped area and 9 parking spaces. Seven parking spaces will be provided for the new units in garages. Integral garages are acceptable in this case because the units do not face onto the street, and similar garages have been permitted on the adjacent site. Access to the new units will be provided via the existing driveway at 322 Clinton Street. An agreement confirming the proposed shared access will have to be secured between the respective owners of 318 and 322 Clinton Street.

4.Reasons for the Application:

The site is designated Low Density Residence 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 1.0 times the area of the lot. The 1 times density of the proposal is consistent with the Official Plan density permission.

The site is zoned R2 Z0.6, a residential district which permits a maximum density of 0.6 times the lot area. The 1 times density of the proposal requires a rezoning to increase the density above the permitted level, and additional amendments to specific by-law provisions dealing with such matters as street frontage, setbacks, landscaped open space and parking are necessary to permit this infill style development.

The proposed height of 11.65 metres exceeds the 10 metre by-law limit.

5.Reasons for Further Consideration of the Application:

Some residential intensification of this lot is warranted given the unusual depth of the block.

The proposal is of similar scale and character as the development at 322 Clinton Street.

The proposal tries to pay attention to integrating the units into the surrounding residential neighbourhood through design, landscaping, and pedestrian access.

In keeping with the residential character of the area, the residential units will have the main vehicular and pedestrian access from Clinton Street similar to several other developments to the south of the site and possible pedestrian access from the lane.

6.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)integration of the project in terms of design, landscaping and pedestrian access with the project at 322 Clinton Street;

d)adequacy of rear setbacks, and landscaped open space;

e)pedestrian access to the site;

f)vehicular access to the site, to ensure that there is minimal impact on the street and the lane from this project;

g)an access and rights-of-way agreement confirming shared access to the site at 318 and 322 Clinton Street;

h)formulation of a construction agreement with the residents and owner of the site.

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

(p:\1999\ug\uds\pln\to991840.pln) - smc

APPLICATION DATA SHEET

Confirmed Municipal Address:318 Clinton Street.

Applicant: Adam J. Brown 5075 Yonge St. #900 222-0344

Agent: Brown, Dryer & Karol 5075 Yonge St. #900 222-0344

Architect:

PLANNING CONTROLS (For verification refer to Chief Building Official)

Official Plan Designation:		Site Specific Provision:	No
Zoning District:	R2 Z0.6	Historical Status:	No
Height Limit (m):	10.0	Site Plan Control:	Yes

PROJECT INFORMATION

Site Area:	1566.4 m2		Height:	Storeys:		3
Frontage:				Metres:		11.65
Depth:
				Indoor		Outdoor
Ground Floor:			Parking Spaces:			16
Residential GFA:	1604.8 m2		Loading Docks:
Non-Residential GFA:			(number, type)
Total GFA:	1604.8 m2

DWELLING UNITS					FLOOR AREA BREAKDOWN
Tenure:	Private				Land Use	Above Grade	Below Grade
Total Units:	19				Residential	1604.8 m2

PROPOSED DENSITY
Residential Density: 1.02	Non-Residential Density:	Total Density: 1.02