|
April 14, 1999
To:Toronto Community Council
From:Commissioner of Urban Planning and Development Services
Subject:Final Report, on Official Plan Amendment and Rezoning Application No. 198017
to permit the construction of a nine storey mixed-use building, and an underground
commercial parking garage at 457, 459, 463, 467, 471 College Street and 301 Markham Street
(Ward 20 - Trinity Niagara)
Purpose:
This report recommends approval of a revised application to construct a nine storey,
mixed-use building and a commercial parking garage at 457-471 College Street and 301
Markham Street.
Source of Funds:
Not applicable.
Recommendations:
It is recommended that:
1.Section 18 of the Official Plan for the City of Toronto is amended by adding a new
Section ______ as follows:
"______Lands known as 457, 459, 463, 467, 471 College Street and 301 Markham Street
Despite any of the provisions of this Plan, Council may pass by-laws applicable to the lands
shown on Map _____ to permit the erection and use of a mixed-use building having a
maximum residential gross floor area of 6221 square metres, a maximum non-residential
gross floor area of 617 square metres and a maximum total gross floor area of 6838 square
metres."
2.The Zoning By-law 438-86 be amended as it applies to 457, 459, 463, 467 and 469
College Street, and 301 Markham Street, so as to permit the construction of a mixed-use
building by exempting the site from sections 2(1) respecting the definition of parking space,
4(2)(a) height, 4(4)(b) parking, 4(12) amenity space, 4(13) bicycle parking spaces for visitors,
4(14) (a) setbacks, 8 (1)(f) commercial parking garage, 8(3) PART I 1 total density 8(3) Part I,
8 3(a) residential gross floor area, of such By-law, as amended, provided that:
(i)the residential gross floor area does not exceed 6221 square metres;
(ii)the non-residential gross floor area does not exceed 617 square metres;
(iii)the combined residential and non-residential gross floor area for the site does not
exceed 6838 square metres;
(iv)the heights of the building do not exceed those shown on Plan __ and the maximum
building height does not exceed 30 metres, exclusive of the elements referred to in Section
4(2)(a)(i) and (ii) provided such elements comply with the restrictions set out in such
Sections;
(v)a minimum width of 5.5 metres is provided for all driveways serving two-way traffic;
(vi)a minimum width of 5.5 metres is provided for the access ramp leading to the
underground garage;
(vii)not less than 56 parking spaces are provided for the exclusive use of the residents;
(viii)within the commercial parking garage 40 parking spaces may have a length of not less
than 5.18 metres;
(ix)in the event a commercial parking garage is not provided, visitor parking is provided in
accordance with the requirements of S. 4(4) of By-law 438-86;
(x)one loading space- type G is provided on the site;
(xi)no portion of the mixed-use building above grade is located outside of the area
delineated by heavy lines as shown on Map _____ attached to the By-law;
(xii)subject to (viii) above, for the purposes of this by-law a parking space shall have a
length of at least 5.8 metres;
(xiii)not less than 42 sq. m. of indoor residential amenity space is provided which need not
contain a kitchen or washroom;
(xix)the provisions of Section 4(13) of the By-law as they relate to bicycle parking spaces
required for occupants are satisfied;
(xx)all of the provision of Section 8 (1) (a) and in 8 (1)(f) shall continue to apply to the site
with the exception that a commercial parking garage containing not more than the 40 parking
spaces shall be a permitted use;
(xxi)the number of units and live-work units contained in the building does not exceed 75;
and
(xxii)not less than 600 m2 of retail and service shop uses are located at grade with the main
entrances from College Street.
2.That prior to the introduction of Bills in Council, th e owner shall:
a)enter into an Undertaking under Section 41 of the Planning Act, and
b)submit to, and have approved by, the Commissioner of Works and Emergency Services, a
Noise Impact Statement in accordance with City Council's requirements.
3.The owner submit to the Commissioner of Works and Emergency Services:
(a)A Strata Reference Plan of Survey, in metric units and integrated with the Ontario
Co-ordinate System, delineating thereon by separate PARTS the lands required for the
widening of the public highways, the lands under application and any rights-of-way
appurtenant thereto;
(b)Final approved drawings of the development with sufficient horizontal and vertical
dimensions of the exterior walls of the building envelope plans;
and such plans should be submitted at least three weeks prior to the introduction of Bills in
Council.
4.The owner convey to the City, at nominal cost, prior to the issuance of a building permit:
(i)a 0.77 m wide strip of land to the full extent of the site abutting the west limit of the
north-south public lane;
(ii)a 1.98 m wide strip of land to the full extent of the site abutting the north limit of the
east-west public lane; and
(iii)a 1.5 m by 1.5 m triangular splay at the north-west corner of the intersection of the
north-south public lane and the east-west public lane, as widened;
such lands to be free and clear of all encumbrances, save and except for utility poles, and
subject to below grade rights in favour of the Grantor to a depth not less than 0.5 m below
finished grade for the purpose of constructing an underground structure on such terms and
conditions as to support and otherwise as are satisfactory to the Commissioner of Works and
Emergency Services and the City Solicitor, and subject to a right-of-way for access purposes
in favour of the Grantor until such time as the said lands have been laid out and dedicated for
public highway purposes;
6.The owner be advised of the requirement to:
(a)comply with all relevant provisions of the Ontario Building Code prior to issuance of the
building permit;
(b)convey land for parks purposes, or payments in lieu thereof pursuant to Section 42 of the
Planning Act;
(c)obtain approval of Works and Emergency Services regarding ramp approval and curb
cuts;
(d)obtain approval from Works and Emergency Services for the proposed encroaching
canopy and for all work within the City's road allowance;
(e)pay a service charge associated with the provisions of City containerized garbage
collection; and
(f)note that all recyclable material generated by this project eligible for collection under the
City's recycling programmes must be set out for collection on the days and at the times
scheduled by the City for the collection of recyclables.
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. The project now includes a third level of underground
parking, the first one and one half levels of which are proposed to be used for a commercial
parking garage to be operated by the Parking Authority of Toronto.
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 begin to give a
sense of entrance and definition to the street. Residential uses exist to the south of the site.
3.Current Planning Controls
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 5.0 times coverage this proposal exceeds
the maximum density permitted by the Official Plan by 2.0 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 to a maximum density of 3.0 times the lot area. The proposal does not comply
with the zoning by-law in that the development exceeds the permitted density by 2 times the
lot area, and exceeds the permitted 18 metre height limit by 12 metres. In addition, a
commercial parking garage is not a permitted use in a CR district. Other relief is required for
the Zoning By-law provisions.
4.Project Revisions
The December 22, 1998 Preliminary Report on this application listed specific issues that
needed to be resolved in the processing of the application. This report discusses those issues,
and others raised at the public meeting held on March 1, 1999. Revised plans submitted on
March 24, 1999 and April 6, 1999, retain the proposed nine-storey mixed-use building with
underground parking, with the following revisions:
-the residential units contain a mix of one, two and three bedroom units;
-the reduction of the second floor exterior amenity space in response to concerns of
overlook and possible noise raised by the residents of Markham Street;
-the introduction of a public parking garage, to be operated by the Parking Authority of
Toronto, for up to 40 parking spaces to help alleviate the shortage of parking on College
Street;
-the redesign of the parking entrance to Markham Street to allow for access to the public
parking garage and the residential parking garage;
-the provision of a physical separation between the residential and the public portions of the
parking garage to secure the availability of the residential parking; and
-the provision of 52 bicycle parking spaces for the occupants of the building.
5.Planning Issues
5.1Height, Built Form and Density
The design of this building evolved through several stages of review and discussion over a
period of several months. The present proposal has been designed to respond to design issues
raised by planning staff and the community. The building was also redesigned to reduce its
impact on houses along Markham Street to the south, by placing the bulk of the building on
College Street, while stepping down to the rear of the site.
The second floor outdoor amenity area has been reduced in response to concerns expressed
by residents to the south, and design consideration imposed by the revised entrance to the
parking garage. Retail uses are supported by the community and retail units are retained along
the College Street frontage.
The additional height is warranted since College Street is wider than most arterial roads at
this location and the proposed building will help to define the streetscape. Shadow impacts are
acceptable, and the height of the building is not out of context when compared to some of the
other buildings in the immediate area.
This density adjustment will provide an opportunity to diversify the residential mix in the
neighbourhood and utilize the site to its full potential. The proposed building will serve as an
"entrance" into College Street and "Little Italy."
5.2Housing
The project provides an appropriate location for housing on College Street where shopping,
community facilities and transportation are all in good supply. The proposed mix of units will
offer a variety of housing options and bring enhanced 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, while satisfying
market demand for housing in this neighbourhood.
5.3Parking, Traffic and Vehicular Access
The plans indicate the provision of 96 parking spaces in a 3-level underground parking
garage, consisting of 56 spaces for residents of the building, and 40 parking public parking
spaces proposed to be operated by the Toronto Parking Authority. Access and egress to the
parking garage is proposed directly off Markham Street, adjacent to the north limit of the
existing east-west public lane. This is acceptable to the Commissioner of Works and
Emergency Services.
The Zoning By-law would require 84 parking spaces to serve the proposed development
comprising 68 residential spaces, 8 visitor spaces and 8 spaces serving the retail component.
The application proposes 56 parking spaces serving the residential building, with visitor and
retail parking accommodated within the proposed 40 space commercial parking garage. In the
event the commercial parking garage is not erected, visitor parking for the residential and
retail components is required to be provided in accordance with usual standards.
The reduction in parking for the residential building is considered to be appropriate since the
site is well located near the junction of two streetcar routes. The site is also near the boundary
of the commercial area where the Downtown Parking and Loading Standards apply. If those
parking standards were used to review this project the parking requirement would be
approximately 46 parking spaces for the proposed 68 residential units.
6.Other Issues
Other matters raised in the Preliminary Report such as landscaping, streetscape and design
will be secured in the Statement of Approval for this 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\to991868.pln) - smc
APPLICATION DATA SHEET
| Site Plan Approval: |
N |
|
Application Number: |
198017 |
| Rezoning: |
Y |
|
Application Date: |
October 21, 1998 |
| O. P. A.: |
Y |
|
Date of Revision: |
April 6, 1999 |
Confirmed Municipal Address:457, 459, 463, 467, 469, 471 College Street, 301 Markham
Street.
| Nearest Intersection: |
South side of College St., west of Bathurst St. |
| |
|
| Project Description: |
A mixed commercial and residential building. |
| Applicant:
Context Development Inc.
150 King St. W., Suite 1503
408-2632 |
Agent:
Context Development Inc.
150 King St. W., Suite 1503
408-2632 |
Architect:
Wallman Clewes Bergman
Architects
55 Booth Ave.
406-6500 |
PLANNING CONTROLS (For verification refer to Chief Building Official)
| Official Plan
Designation: |
|
Site Specific
Provision: |
No |
| Zoning District: |
CR T3.0 C3.0 R3.0 |
Historical Status: |
No |
| Height Limit (m): |
18.0 |
Site Plan Control: |
Yes |
PROJECT INFORMATION
| Site Area: |
1394.0
m2 |
|
Height: |
Storeys: |
9 + Mech. Penthouse + 3
basements |
| Frontage: |
36.6 m |
|
|
Metres: |
29.15, 33.83 |
| Depth: |
|
|
|
|
|
| |
|
|
|
Indoor |
Outdoor |
|
|
| Ground Floor: |
1104.0
m2 |
|
Parking
Spaces: |
96 |
|
|
|
| Residential
GFA: |
6221.0
m2 |
|
Loading
Docks: |
|
|
1 |
G |
|
|
| Non-Residential GFA: |
617.0 m2 |
|
(number,
type) |
|
|
|
|
|
|
| Total GFA: |
6838.0
m2 |
|
|
|
|
|
|
|
|
| DWELLING UNITS |
|
FLOOR AREA BREAKDOWN |
| Tenure: |
Condo |
|
|
|
Land Use |
Above
Grade |
Below
Grade |
| 1 Bedroom: |
44 |
|
|
|
Residential |
6221.0
m2 |
|
| 2 Bedroom: |
24 |
|
|
|
Retail |
617.0
m2 |
|
| Total Units: |
68 |
|
|
|
Indoor Amenity Space |
42.0
m2 |
|
| PROPOSED DENSITY |
|
|
| Residential Density: 4.46 |
Non-Residential Density: 0.44 |
Total Density: 4.90 |
| Status: |
Preliminary Report adopted by Toronto Community Council on January 20, 1999.
Application revised. |
| Data
valid: |
March 24, 1999 |
Section: |
CP South District |
Phone: |
392-7333 |
APPENDIX A
Comments of Civic Officials
1.Medical Officer of Health (November 19, 1998)
Thank you for your request of October 28, 1998, to review and comment on the above
referenced application. Staff at Environmental Health Services (EHS) have reviewed this
application and offer the following comments.
The applicant proposes to demolish the existing buildings and construct an 8 storey mixed
use commercial residential development with 2 levels of underground parking on this site.
EHS has no information in our files for this property.
Additional information is required by EHS staff in order to adequately conduct a review of
the environmental conditions at the subject site. This should include an Historical Review,
Site Audit, Soil and Groundwater Management Plan, and a Dust Control Plan, details of
which are included in the enclosed attachment. This information will help to identify any
environmental concerns with respect to the subject property.
Recommendations:
1.That the owner shall immediately conduct a detailed historical review of the site to
identify all existing and past land uses which could result in negative environmental effects to
the subject site. This report should be submitted to the Medical Officer of Health, for review
prior, to the introduction of a Bill in Council.
2.That the owner shall conduct a site audit for the identification of all hazardous materials
on site. The removal of these materials should be conducted in accordance with Ministry of
Labour and Ministry of the Environment and Energy Guidelines. A report on the site audit
should be submitted to the Medical Officer of Health for review, prior to the introduction of a
Bill in Council.
3.That the owner shall conduct a soil and groundwater testing program and produce a Soil
and Groundwater Management Plan which characterizes soil conditions and proposes
remediation options to be submitted to the Medical Officer of Health, for approval, prior to
the introduction of a Bill in Council.
4.That the owner shall implement, under the supervision of an on-site qualified
environmental consultant, the Soil and Groundwater Management Plan as stipulated in the
report approved by the Medical Officer of Health, and upon completion submit a report from
the on-site environmental consultant, to the Medical Officer of Health, certifying that the
remediation has been completed in accordance with the Soil and Groundwater Management
Plan.
5.That the owner shall prepare a Dust Control Plan and submit this plan to the Medical
Officer of Health for approval, prior to the issuance of any building permit.
6.That the owner shall implement the measures in the Dust Control Plan approved by the
Medical Officer of Health.
By copy of this letter I will inform the applicant in respect to this matter . If you have any
questions contact me at 392-7685.
2.Ministry of Municipal Affairs and Housing (January 14, 1999)
I am writing in response to the above-noted official plan amendment and rezoning application
which you circulated for comments and review. The Ministry has reviewed the amendment
application and has no objection to the redevelopment of the site for an eight storey mixed-use
commercial/residential building.
If you have any questions, please feel free to contact me at 585-6041.
3.Toronto Transit Commission (January 6, 1999)
It is noted that the subject development is within the zone of influence of the 506 Carlton
streetcar line. Therefore, please inform the applicant that the Commission will not accept
responsibility for the effects of transit operations on the building or its occupants. Since noise
and vibration may be transmitted from street traffic and from our transit operations, the
developer should apply attenuation measures so that the levels of noise and vibration in the
proposed development will be at the lowest level technically feasible. The developer should
inform prospective purchasers and lessees, through a clause in the purchase or rental
agreements, of the potential for noise and vibration intrusions and the fact that the TTC
accepts no responsibility for any such effects.
4.Works & Emergency Services - Fire Prevention (March 31, 1999)
Please be advised that when the pertinent requirements of the Ontario Building Code have
been applied relative to this project, our Department may be deemed as satisfied.
5.Works & Emergency Services (April 9, 1999)
Recommendations:
1. That the owner be required to:
(a)Provide space within the development for the construction of any transformer vaults,
Hydro and Bell maintenance holes and sewer maintenance holes required in connection with
the development;
(b)Convey to the City, at nominal cost, prior to the issuance of a building permit:
(i)a 0.77 m wide strip of land to the full extent of the site abutting the west limit of the
north-south public lane;
(ii)a 1.98 m wide strip of land to the full extent of the site abutting the north limit of the
east-west public lane; and
(iii)a 1.5 m x 1.5 m triangular splay at the north-west corner of the intersection of the
north-south public lane and the east-west public lane, as widened;
such lands to be free and clear of all encumbrances, save and except for utility poles, and
subject to below grade rights in favour of the Grantor to a depth not less than 0.5 m below
finished grade for the purpose of constructing an underground structure on such terms and
conditions as to support and otherwise as are satisfactory to the Commissioner of Works and
Emergency Services and the City Solicitor, and subject to a right-of-way for access purposes
in favour of the Grantor until such time as the said lands have been laid out and dedicated for
public highway purposes;
(c)Provide and maintain a minimum of 55 parking spaces for the exclusive use of the
residents of the project;
(d)Provide and maintain a physical separation between the residential and the public
portions of the parking garage to secure the availability of the residential parking;
(e)Construct the access ramp to the underground garage with a slope not exceeding 5%
within 6 m of the streetline, and not exceeding 15% along the remaining portions;
(f)Provide and maintain minimum widths of 5.5 m for all driveways serving two-way
traffic;
(g)Provide and maintain a minimum width of 5.5 m for the access ramp leading to the
underground garage;
(h)Provide and maintain separate garbage room and a recyclable materials storage rooms
with minimum sizes of 25 square metres and 10 square metres, respectively, for the shared use
of the residential and non-residential components, and install and maintain a stationary
compactor unit in the garbage room;
(i) Provide and maintain double or overhead doors of sufficient size to accommodate the
movement of container bins between the garbage and recycling storage rooms and the Type G
loading space;
(j)Provide and maintain access to the garbage and recycling storage rooms for the retail
component of the project;
(k)Provide and maintain 1 Type G loading space on the site, with a generally level surface
and access designed so that trucks can enter and exit the abutting streets in a forward motion;
(l)Provide and maintain a concrete base pad with a slope not exceeding 2% adjacent to the
front of the Type G loading space for the storage of at least 4 compactor containers on
collection day;
(m)Construct all driveways and passageways providing access to and egress from the Type
G loading space with a minimum width of 3.5 m (4 m where enclosed), a minimum vertical
clearance of 4.3 m and minimum inside and outside turning radii of 9m and 16m;
(n)Provide and maintain a convex mirror and appropriate signage at the rear of the loading
space, to aid and improve visibility for drivers using the loading space;
(o)Construct the Type G loading space and all driveways and passageways providing access
thereto to the requirements of the Ontario Building Code, including allowance for City of
Toronto bulk lift and rear bin vehicle loading with impact factors where they are to be built as
supported structures;
(p)Provide and maintain a level service connection between the garbage room/recycling
room and the Type G loading space for the transporting of container bins;
(q)Provide and designate a fully trained employee to assist in the loading operations on
garbage collection days;
(r)Apply for revised municipal numbering to the Commissioner of Works and Emergency
Services prior to filing a formal application for a building permit;
(s)Submit to the Commissioner of Works and Emergency Services:
(i)A Strata Reference Plan of Survey, in metric units and integrated with the Ontario
Co-ordinate System, delineating thereon by separate PARTS the lands required for the
widening of the public highways, the lands under application and any rights-of-way
appurtenant thereto;
(ii)Final approved drawings of the development with sufficient horizontal and vertical
dimensions of the exterior walls of the building envelope plans;
and such plans should be submitted at least 3 weeks prior to the introduction of bills in
Council;
(t)In connection with the construction of the underground garage:
(i)submit, for the review and approval of the Commissioner of Works and Emergency
Services, prior to the issuance of a building permit, a detailed design prepared by a qualified
municipal engineer showing the manner in which the underground garage will be constructed
below the public lane;
(ii)construct the roof of the parking structure to Bridge Code Standards;
(iii)pay for the cost of reconstructing the public lane to existing conditions and in this
regard, provide security in the form of a letter of credit in an amount satisfactory the
Commissioner of Works and Emergency Services;
(iv)indemnify the City from and against all actions, suits, claims or demands and from all
loss, costs, damages, charges and expenses that may result from the construction of the garage
beneath the public highway;
(v)maintain the structure in good and proper repair and in a condition satisfactory to the
Commissioner of Works and Emergency Services;
(vi)indemnify the City from and against any loss or damage to the waterproofing and
structure resulting from the maintenance and reconstruction of the lane pavement, unless such
loss or damage is caused by negligence of the City;
(vii)include additional conditions as the City Solicitor and the Commissioner of Works
and Emergency Services may deem necessary in the interests of the Corporation;
(u)Submit, prior to the issuance of a building permit, a grading and drainage plan for the
review and approval of the Commissioner of Works and Emergency Services;
(v)Apply for revised municipal numbering to the Commissioner of Works and Emergency
Services prior to filing a formal application for a building permit;
2. That the owner be advised:
(a)Of the need to receive the approval of the Commissioner of Works and Emergency
Services for any work to be carried out within the street allowance;
(b)Of the City's requirement for the payment of a service charge associated with the
provision of City containerized garbage collection; and
(c)That all recyclable materials generated by this project eligible for collection under the
City's recycling programs must be set out for collection on the days and at the times scheduled
by the City for the collection of recyclables.
Comments:
Location
South-east corner of College Street and Markham Street.
Proposal
Construction of a mixed-use building comprising 68 residential condominium units and 617
mē of retail space. The project now includes the addition of a third level of underground
parking, the first one and a half levels of which will be used for commercial parking purposes.
The proposal was dealt with in a Departmental report dated March 19, 1999. The above
consolidated recommendations supersede the recommendations contained in the previous
report including the recommendation requiring the submission of revised plans.
Parking and Access
The plans indicate the provision of 96 parking spaces in a 3-level underground parking
garage, consisting of 56 spaces for residents (23 spaces within level P2 and 33 spaces within
level P3) and 40 public parking spaces (33 spaces on level P1 and 7 spaces on level P2). The
estimated parking demand generated by this project is for 71 spaces, based in part on the
surveyed demand of condominium dwelling units, including 55 spaces for the exclusive use of
the residents, 8 residential visitor spaces and 8 spaces for the non-residential component. As
far as can be ascertained, the Zoning By-law requirement is for 68 spaces for the residents of
the project. Given the provision of 40 parking spaces for public purposes, which would
accommodate both residential and retail visitors to this project, the provision of 56 parking
spaces for the exclusive use of the residents, which satisfies the estimated parking demand
generated by the residents, is acceptable.
The plans indicate that all of the residential parking spaces will have a substandard length of
5.8 m instead of 5.9 as required by the Zoning By-law. Given that the 6.4 m wide driveways
will provide adequate manoeuvring space for vehicles to access/egress the parking spaces, the
substandard parking spaces are acceptable.
The dimensions of the ramps and driveways, the slope of the access ramps, the location of the
physical separation and parking layout are acceptable. Access to and egress from the parking
garage is now proposed directly off of Markham Street, adjacent to the north limit of the
east-west public lane and is acceptable. As a result, the provision of convex mirrors at the top
of the ramp of the parking garage is no longer required.
Lane Widening
There are two lanes abutting the site. The east limit of the site abuts a 4.57 m wide
substandard lane, which in accordance with the City standard for commercial lanes, should
ultimately be widened to 6 m. In order to provide for the widening, a 0.72 m wide strip of land
along the full extent of the site, abutting the west limit of the 4.57 m wide portion of the
public lane, should be conveyed to the City. In addition, the south limit of the site abuts a 3.05
m wide substandard lane which, in accordance with the City standard for
commercial/residential lanes, should ultimately be widened to 6 m. The plans indicate a
proposed widening of the north-south lane by 0.77 m, a 1.98 m widening of the east-west lane,
together with a 1.5 m x 1.5 m triangular splay at the north-west corner of the intersection of
the north-south public lane and the east-west public lane as widened. This is acceptable.
Loading
The plans show the provision of 1 Type G loading space which satisfies the estimated loading
demand generated by this project, based on the shared-use of loading spaces between the
residential and non-residential components, for 1 Type G loading space and, as far as can be
ascertained, the loading requirement of the Zoning By-law for a like number.
Refuse Collection
The City will provide this project, including the non-residential component, with the bulk lift
method of refuse and recyclable materials collection in accordance with the Municipal Code,
Chapter 309 (Solid Waste) provided that all recyclable materials generated by this project are
set out for collection on the days and at the times scheduled by the City for the collection of
recyclables. This will require the provision of a Type G loading space, sufficient manoeuvring
area for trucks to safely enter and exit the abutting streets in a forward motion and the storage
and handling facilities identified in Recommendation Nos. 1(h) to 1(p), above. The plans
indicate the provision of a separate garbage room of 40.33 mē with a stationary compactor unit
and a recycling room of 20.41 mē. The recycling room is shown to be accessible to the
residents and non-residential components of the project, without providing access to the
garbage room. This is acceptable. The compactor unit which must be installed in the garbage
storage room must be compatible with the charger door on the City's bulk lift containers. The
dimensions of the charger door are 91.44 cm horizontally by 72.39 cm vertically and the
compaction level of the unit should not exceed 800 p.s.i.
The proposed Type G loading space at the rear of the building, is configured such that City
trucks will enter the site and the loading space via the public lane from Markham Street. Upon
completion of the loading operations, trucks will back-up into the lane from the loading space
to exit the site in a forward motion, via the north-south public lane onto College Street. It
should be noted that trucks will be required to make several back and forth manoeuvres in
order to access and egress the Type G loading space. Although this situation is not desirable, it
is acceptable subject to the owners ensuring that the loading space is kept free and clear of all
cars and obstructions and the provision of building maintenance staff to assist the driver, if
required, to safely enter and exit the loading space and assist in the loading operations on
garbage collections days to ensure that container bins are not left on the laneway. A convex
mirror and appropriate signage should also be installed to aid and improve visibility for
drivers using the loading space, so that drivers, when backing up will be able to see oncoming
vehicles. It should be noted that the plans show the concrete base pad with a maximum slope
of 2%, at the rear of the Type G loading space, instead of adjacent to the front of the loading
space. The concrete base pad must be relocated to the front of the loading space and the plans
revised, prior to the issuance of a building permit, accordingly.
As a result of insufficient turning radii at the intersection of the lane and College Street and
the location of the traffic island on College Street which would obstruct the path of the trucks
exiting the site to the east, bulk lift trucks will be restricted to left turn movements only.
It is the policy of City Council to levy a service charge on all new developments, payment of
which is a condition for receiving City containerized garbage and recycling collection. The
levy is currently $34.50 per month, including taxes, multiplied by the number of garbage
containers on site. The levy includes the provision and maintenance of City garbage and
recycling containers. Should the owner choose to provide private garbage containers, the levy
will still be charged and the containers must meet City specifications and be maintained
privately at the expense of the building owner. Further information regarding the above can be
obtained by contacting the District 1 - Solid Waste Collections Division at 392-1517.
Work within the Road Allowance
Approval for any work to be carried out within the street allowance must be received from
this Department. Please note that curb returns are not permitted at driveway entrances;
concrete sidewalks are to be extended across driveways.
Encroachment
The plans indicate the installation of a canopy which will encroach onto the Markham Street
road allowance and, as a result, will require the submission of a separate application to your
Department.
Municipal Services and Storm Water Management
The existing water distribution and sanitary sewer systems are adequate to serve this
development.
The applicant should submit a plan showing proposed grades and details of the proposed
drainage facilities for review and approval.
Municipal Numbering
The site is comprised of several properties, which should be amalgamated for assessment and
Official Record municipal numbering purposes. The owner should submit a separate
application to this Department, including a plan showing the location of the principal access
points prior to filing a formal application for a building permit.
6.Urban Planning & Development Services (April 12, 1999)
Zoning Review
The list below indicates where the proposal does not comply with the City's Zoning By-law
438-86, as amended, unless otherwise referenced.
| 1. |
The by-law requires a parking space to have minimum unobstructed dimensions of at
least 5.9 metres in length by 2.6 metres in width. Some of the proposed parking
spaces will be madras in length and the remainder will be 5.8 metres in length.
(Section 2, definition of "parking space".) |
| 2. |
The proposed building height exceeds the maximum permitted 18.0 metres. (Section
4(2)(a))
n/bThe proposed parapets are not exempted from the height limit.
The proposed mechanical rooms and stair tower on the roof level are not exempted
from any height limit unless the provisions of so(2)(a)(i)AB. and C are complied
with. |
| 3. |
56 parking spaces are proposed for the residential tenants of the building in lieu of
the minimum required 68. (Section 4(4)(b)) |
| 4. |
The by-law requires the indoor residential amenity space be located in "contiguous
multi-purpose rooms, at least one of which contains a kitchen and washroom". No
kitchen or washroom is shown. (Section 4(12)) |
| 5. |
The minimum required indoor amenity space of 136 square metres is not provided.
42 square metres of indoor amenity space is proposed. (Section 4(12)) |
| 6. |
The minimum required outdoor amenity space of 136 square metres is not provided.
0 square metres of outdoor amenity space is proposed. (Section 4(12)) |
| 7. |
The minimum required 10 bicycle parking spaces for visitors have not been
provided. (Section 4(13)) |
| 8. |
The by-law requires a building or structure to be set back 3.0 metres from the centre
line of the public lane on the east side and 3.5 metres from the centre line of the
public lane on the south side. The proposed building is set back approximately 2.3
metres and 2.5 metres from the centre line of the public lanes respectively. (Section
4(14)(a)) |
| 9. |
The by-law requires that the combined non-residential gross floor area and residential
gross floor area be not more than 3.0 times the area of the lot: 4182 square metres.
The proposed building has 6838 square metres of combined non-residential gross
floor area and residential gross floor area. (Section 8(3) PART I 1) |
| 10. |
The by-law requires that the residential gross floor area be not more than 3.0 times
the area of the lot: 4182 square metres. The proposed residential gross floor area of
the building is 6221 square metres. (Section 8(3) PART I 3(a)) |
| 11. |
The by-law requires the main floor level of every commercial use to be within 0.2
metres of the level of the sidewalk opposite the door to such commercial use. The
level of the floor of the proposed commercial use must be shown to be in compliance
with this provision. (Section 8(3) PART XI 2(1)) |
| 12. |
The by-law requires all exterior commercial entrance doors to be directly accessible
from the sidewalk by a level surface or a ramp having a slope not greater than 1 in 25
(4%). The proposed entrances are accessible by a steps. (Section 8(3) PART XI 2(3)) |
| 13. |
The proposed use, commercial parking garage, is not permitted. (Section 8(1)(f)) |
| n/b |
The subdivision of the proposed retail space for future tenants may result in
additional Zoning Bylaw contraventions. |
Other Applicable Legislation and Required Approvals
| 1. |
The proposal requires Site Plan approval under Section 41 of the Planning Act. |
| 2. |
The proposal requires conveyance of land for parks purposes, or payment in lieu
thereof pursuant to Section 42 of the Planning Act. |
| 3. |
The proposal DOES NOT require the approval of Heritage Toronto under the Ontario
Heritage Act. |
| 4. |
The issuance of any permit by the Chief Building Official will be conditional upon the
proposal's full compliance with all relevant provisions of the Ontario Building Code. |
| 5. |
The proposal requires the approval of Works and Emergency Services regarding ramp
approval and curb cuts. |
| 6. |
All work within the City's road allowance will require a separate approval by Works
and Emergency Services. |
| 7. |
Separate approval will be required from Works and Emergency Services for the
proposed encroaching canopy. |
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