April 9, 1999

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services

Subject:Preliminary Report on Rezoning Application No. 299002: 490 College Street, 307 & 311 Palmerston Boulevard (Ward 20 - Trinity-Niagara)

Purpose:

To introduce a proposal to rezone the property at 307 Palmerston Boulevard to commercial/residential; to allow a new commercial/residential building and additional gross floor area at 490 College Street; to allow construction of a new residential building on Palmerston Boulevard; to create a parking area to serve these properties; 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 120 metres of the site, area BIA's, resident's 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.

Council Reference/Background/History:

The site was subject to a previous Committee of Adjustment application heard by the Committee on November 3, 1998 to sever 307-311 Palmerston Boulevard and 490 College Street into five parcels in order to permit a phased commercial residential project. Prior to the Committee of Adjustment hearing a number of concerns were identified including: the form of the new residential building proposed between 307 and 311 Palmerston Boulevard; the desire to limit commercial uses to the College Street frontage; the form of the new commercial building proposed between 307 Palmerston Boulevard and 490 College Street; and, the provision of parking to serve the proposed uses. The Committee of Adjustment application was adjourned sine die in order to allow the applicant to file a rezoning application to clarify these issues.

1.Location:

The property, known as 490 College Street, 307 and 311 Palmerston Boulevard is located on the north east corner of College Street and Palmerston Boulevard.

2.Site:

A two storey mixed-use commercial residential building exists at 490 College Street; a two and a half storey house-form residential building, containing 3 apartments is located at 307 Palmerston Boulevard, and a three storey residential building containing four residential units is located at 311 Palmerston Boulevard. All of these buildings will be retained.

3.Project:

The proposal contemplates the phased redevelopment of the properties to include: a new three storey commercial/residential building between 490 College Street and 307 Palmerston Boulevard; new commercial/residential zoning of 307 Palmerston Boulevard to permit retail uses at grade; alterations and additions to the existing buildings at 307 Palmerston Boulevard to maintain three residential units; the introduction of a new residential building (two units) between 307 and 311 Palmerston Boulevard; retaining the four residential units at 311 Palmerston Boulevard; and, the creation of a surface parking area, to the rear of the existing buildings, to serve the proposed uses. Four new residential units will be created in this project for a total of 14 residential units. Severance of the existing lots into five parcels will be required to accommodate the proposal.

In keeping with the residential character of Palmerston Boulevard, residential uses will be located on Palmerston Boulevard and all of the retail entry points will be off of College Street. Parking for the residential units will be provided to rear of the properties with access from Palmerston Boulevard.

4.Reasons for the Application:

The site at 490 College Street and 307 Palmerston Boulevard is designated Low Density Mixed Commercial-Residential Area under the Part I Official Plan and Council may pass by-laws to permit buildings having a gross floor area of up to 3.0 times the area of the lot. The site at 311 Palmerston Boulevard is designated Low Density Residence Area under the Part I Official Plan which allows residential buildings having a gross floor area of up to 1.0 times the area of the lot. At 1 times coverage this proposal does not require an Official Plan Amendment.

The site at 490 College Street is zoned CR T3.0 C3.0 R3.0, which permits a range of commercial and residential uses up to 3 times the area of the lot. The site at 307 and 311 Palmerston Boulevard is zoned R2 Z0.6 which permits residential uses up to 0.6 times the area of the lot. A rezoning is required to permit commercial uses at 307 Palmerston Boulevard, and allow for additional residential density on the proposed lots.

5.Reasons for Further Consideration of the Application:

While this portion of College Street is recognized as a mixed commercial/residential area in the Official Plan, this designation does not extend to the portion of the site zoned R2 Z0.6. Notwithstanding the presence of a retail use on the ground floor of 307 Palmerston Boulevard, the last City-wide planning review left the residential zoning in place so that redevelopment for commercial purposes would be subject to public review, and an assessment of its impact on nearby residential areas.

A parking area with 8 parking spaces will be created to serve the properties with access off Palmerston Boulevard. The site is well served by Toronto Transit with streetcar service along College Street.

The overall benefit of the proposal will be to enhance residential and retail uses at this corner of College Street, while preserving the residential character of Palmerston Boulevard. The proposal maintains the commercial uses on College Street, while continuing the residential uses on Palmerston Boulevard. All commercial entry points will be on College Street.

6.Issues to be Resolved:

The following issues should be discussed further prior to submission of the Final Report.

a)relationship of the proposed new buildings to adjacent properties;

b)details of landscaping, including the preservation and restoration of the Palmerston Gates;

c)a tree inventory, complete with location plan and a tree preservation plan needs to be provided;

d)vehicular access to the site, to ensure that there is minimal impact on Palmerston Boulevard;

e)no parking to be permitted within the front yard setback for 307 and 311 Palmerston Boulevard and the future front yard setback of the intervening parcel noted above.

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

Confirmed Municipal Address:490 College Street; 307 and 311 Palmerston Blvd.

PLANNING CONTROLS (For verification refer to Chief Building Official)

Official Plan Designation:		Site Specific Provision:	No
Zoning District:	MCR T3.0 C3.0 R3.0 ; R2 Z0.6	Historical Status:	No
Height Limit (m):	18.0; 10.0	Site Plan Control:	Yes

PROJECT INFORMATION

Site Area:	1287.7 m2		Height:	Storeys:		3
Frontage:				Metres:
Depth:
				Indoor		Outdoor
Ground Floor:			Parking Spaces:			8
Residential GFA:	1355.8 m2		Loading Docks:
Non-Residential GFA:	404.2 m2		(number, type)
Total GFA:	1760.0 m2

DWELLING UNITS					FLOOR AREA BREAKDOWN
Tenure:	Rental				Land Use	Above Grade	Below Grade
1 Bedroom:	11				Residential	1355.8 m2
2 Bedroom:	3				Retail	404.2 m2
Total Units:	14

PROPOSED DENSITY
Residential Density: 1.05	Non-Residential Density: 0.31	Total Density: 1.36