| |
|
Toronto City Hall
100 Queen Street West
Toronto, Ontario
Canada M5H 2N2
www.toronto.ca
Tel: 416-392-1306
Fax: 416-392-1330
File No. 198020
Urban Planning and Development Services
March 12, 1999
To: Toronto Community Council
From: Commissioner of Urban Planning and Development Services, upon application by Douglas Quick, Solicitor, Goodman and Carr, 200 King Street West, Suite 2300, Toronto, Ontario M5H 3W3, on behalf of St. Clements School Foundation
Subject: 31 St. Clements Avenue - Preliminary Report on Rezoning Application No. 198020 (North Toronto)
Purpose: To introduce a proposal to use an adjacent house as administrative offices for St. Clements School, and seek direction to hold a public meeting.
Source of Funds: Not Applicable.
Recommendations:
It is recommended that:
I be requested to hold a public meeting to discuss the application, and to notify owners and tenants within 300 metres of the site, area residents’ associations and the Ward Councillors.
Background:
The proposal to use the house at 31 St. Clements for office purposes by the adjacent St. Clements School was the subject of an application to the Committee of Adjustment heard December 1, 1998. The Committee did not approve the application, and that decision has been appealed to the Ontario Municipal Board (File V99-7). A date for hearing has not been set.
History:
The school’s development program has been the subject of several planning applications over the years, most recently during the period 1989-1992 in respect of major additions to the school building at 21 St. Clements. Neighbourhood opposition led to an appeal, but the OMB decision supported the City’s approval of the applications. My final report (February 7, 1990) on the past rezoning and Official Plan amendment discussed concerns about an incremental approach to expansion, and suggested that provision of parking, landscaped open space and loading facilities be addressed if and when further expansion occurred.
Comments:
The site is a 7.6 x 40.8 metre lot having an area of 310.7 m2, developed with a two-storey detached house. Both house and lot are typical of the surrounding residential district. It is zoned R1S Z 0.6 and subject to a 9.0 m height restriction.
The zoning permits a very limited number of community service buildings with conditions, in R1S districts, in this case churches, public schools and day nurseries. Other residential zone districts are more permissive in this respect, and "private academic, religious and philanthropic schools" are permitted uses, and are common within R2, R3 and R4 districts. The adjacent school site is now an R4A district.
The Yonge-Eglinton Part II Plan designates the site and surrounding area west of the Yonge Street commercial strip as a ‘Low Density Residence Area’, where the Plan anticipates a wide range of community service land uses together with residential uses. The Plan policy does not distinguish between public and private schools. There would not appear to be any Official Plan issues raised by the application.
While the house at 31 St. Clements has been owned by the school for many years, the prior applications and appeals did not address the future of this property. It has recently been renovated for office purposes, but office use is not a permitted use within this R1S district. Variance or amendment to the Zoning By-law are required to approve an office occupancy in the circumstances. Built form issues do not arise as there would be no external change to the existing house.
A decision of the Ontario Municipal Board on the school’s appeal of the Committee of Adjustment decision may overtake the customary process of rezoning review, but at this point I believe the process of responding to the application as filed should proceed. As there would appear to be few technical issues requiring staff review, it would be feasible to organize a public meeting shortly.
Conclusions:
This application merits further review and public discussion.
Contact Name: Bruce McCormick
Telephone: (416) 392-1306
e-mail bmccormi@toronto.ca
Beate Bowron, Director
Community Planning - South District
(p:\1999\ug\uds\pln\to991847.pln) - pmw
APPLICATION DATA SHEET
|
Site Plan Approval: |
N |
|
Application Number: |
198020 |
|
Rezoning: |
Y |
|
Application Date: |
December 24, 1998 |
|
O. P. A.: |
N |
|
Date of Revision: |
|
Confirmed Municipal Address: 31 St. Clements Avenue
|
Nearest Intersection: |
South side of St. Clements Ave., west of Yonge St. |
| |
|
|
Project Description: |
Request permission to use existing house as administrative office for school. |
|
Applicant:
Douglas Quick Goodman & Carr
200 King St. W., Suite 2300
597-4045 |
Agent:
Douglas Quick Goodman & Carr
200 King St. W., Suite 2300
597-4045 |
Architect:
|
PLANNING CONTROLS (For verification refer to Chief Building Official)
|
Official Plan Designation: |
LDRA |
Site Specific Provision: |
No |
|
Zoning District: |
R1S Z0.6 |
Historical Status: |
No |
|
Height Limit (m): |
9.0 |
Site Plan Control: |
Yes |
PROJECT INFORMATION
|
Site Area: |
310.7 m2 |
|
Height: |
Storeys: |
2 |
|
Frontage: |
7.6 m |
|
|
Metres: |
7.92 |
|
Depth: |
40.8 m |
|
|
|
|
| |
|
|
|
Indoor |
Outdoor |
|
|
|
Ground Floor: |
56.9 m2 |
|
Parking Spaces: |
|
|
|
|
|
Residential GFA: |
|
|
Loading Docks: |
|
|
|
|
|
|
|
Non-Residential GFA: |
113.7 m2 |
|
(number, type) |
|
|
|
|
|
|
|
Total GFA: |
113.7 m2 |
|
|
|
|
|
|
|
|
| |
|
FLOOR AREA BREAKDOWN |
| |
|
|
|
|
Land Use |
Above Grade |
Below Grade |
| |
|
|
|
|
Office |
113.7 m2 |
|
|
PROPOSED DENSITY |
|
|
|
Residential Density: |
Non-Residential Density: 0.37 |
Total Density: 0.37 |
|
Status: |
Application received. |
|
Data valid: |
March 12, 1999 |
Section: |
CP South District |
Phone: |
392-7333 |
|
