May 31, 1999
To:Toronto Community Council
From:Commissioner of Urban Planning and Development Services
Subject:Preliminary Report on Application No. 199013 for a Rezoning, to permit an entertainment facility at No. 659
Queen Street West (Ward 20 - Trinity-Niagara)
Purpose:
To introduce a proposal to maintain an entertainment facility within the building at No. 659 Queen Street West, and to give
this proposal further consideration including a public meeting in the community.
Source of Funds:
Not applicable.
Recommendations:
1.It is recommended that I be requested to hold a public meeting in the community to discuss the application and to
notify owners and residents within 300 metres of the site and the Ward Councillors.
2.It is recommended that the applicant be advised of the need to apply for an Official Plan Amendment for the proposal.
3.It is recommended that I be requested to consider the impact of food and entertainment uses on the Queen Street West
"MCR" zone, west of Bathurst Street to Shaw Street.
Comments:
1.Site
The site is located on the south side of Queen Street West, at the south-west corner of Queen Street West and Bathurst
Street. The building is the former "Paddock Tavern". The building fronts on both Queen Street West and Bathurst Street,
forming an "L" shape, with two other buildings, not subject to this application, fronting on the corner.
2.Proposal
The basement and first floor of the subject building have been operating "illegally" as an entertainment facility. The
rezoning application indicates that the building will undergo interior alterations which divide the first floor into two uses.
Part of the first floor is proposed to be used for restaurant purposes, while the other portion is to be used for an
entertainment facility in conjunction with the same use in the basement.
3.Reasons for the Application
The proposed use as an entertainment facility is not permitted in a Mixed Commercial Residential (MCR) zone. The
applicant is seeking to permit this use in the existing building through a rezoning.
4.Planning Issues
4.1Use
Entertainment facilities are a defined use in the Zoning By-law and are allowed in specific areas of the City, having been
permitted through "area studies". For example, along Queen Street West, east of Bathurst Street, entertainment facilities are
a permitted use and have been since October 1988, with several limitations on the activity. Where they are not allowed, any
entertainment in a restaurant has to be "accessory" to the principal activity, that being the serving of food.
Entertainment facilities attract people for various reasons, and usually operate late into the evenings. Experience has shown
that they draw people from a large area, often becoming a "regional" draw. Because of the operational characteristics of
entertainment facilities, conflicts with surrounding residential areas can occur. For these reasons, entertainment facilities do
not fit into the character of a "traditional shopping street" and this is the reason they are not permitted as of right in the
zoning for main streets.
Any proposal to establish new entertainment facilities near residential areas must be considered in the neighbourhood
context. With this in mind, there is a need to consider this rezoning application in the context of a broader area study to
determine whether entertainment uses should be permitted along this portion of Queen Street West and what other
requirements may be necessary.
4.2Official Plan Amendment
Throughout the former City of Toronto, there are many main street commercial areas that have limitations on the size of
food/entertainment uses. The limitation east of Bathurst Street on Queen Street West is the only one that permits
entertainment facilities. Any extension of this permission to the west side of Bathurst Street would not be in keeping with
the Garrison Common North Part II Plan.
The Part II Plan designates the site as a Low Density Mixed Commercial Residential Area. The policies in the Plan
describe this commercial area as being "predominantly pedestrian oriented", representing "the traditional shopping street
serving the area". Other policies support housing intensification in the larger neighbourhood and along Queen Street West.
The Part II Plan clearly requires commercial uses to have a local character. Entertainment facilities serve a much greater
area. Considering the potential impact of an entertainment facility, I am recommending the applicant also make an
application for an Official Plan amendment. The proposed size of the entertainment facility, coupled with the experience of
the current illegal operation, all indicate the use is not reflective of the "traditional shopping street serving the area", as
contemplated by the current Part II Plan.
4.3Noise
A common problem created by entertainment facilities relates to the noise, traffic and parking problems often created by
patrons while waiting to enter, or upon leaving the facility in the early morning hours. These conflicts are well documented
in many locations throughout the City. The current "illegal" operations of the entertainment facility can be discussed at the
public meeting, as well as affording the applicants an opportunity to present their plans for dealing with these issues.
4.4Entertainment Food Service Trends
The commercial area on Queen Street West, west of Bathurst Street, has been undergoing changes in recent years. Trends
to more entertainment type facilities are evident as illustrated by this application. The evolving nature of the commercial
strip should be discussed as part of the public consultation process. These discussions should highlight any need to
consider additional policies to regulate food and entertainment uses as has been done in other areas of the City.
Contact Name:Rollin Stanley
Telephone: (416) 392-0424
Fax: (416) 392-1330
E-Mail: rstanley@toronto.ca
Beate Bowron
Director, Community Planning, South District
(p:\1999\ug\uds\pln\to991917.pln) - smc
APPLICATION DATA SHEET
| Site Plan Approval: |
N |
|
Application Number: |
199013 |
| Rezoning: |
Y |
|
Application Date: |
April 29, 1999 |
| O. P. A.: |
N |
|
Date of Revision: |
|
Confirmed Municipal Address:659 Queen Street West.
| Nearest Intersection: |
South side of Queen Street West; west of Bathurst Street. |
|
|
| Project Description: |
To convert the basement and part of exist ground floor of an existing
commercial establishment for entertainment use. |
| Applicant:
Jassie Khurana
148 Glendale Av.
534-6762 |
Agent:
Khurana Associates.
148 Glendale Av.
534-6762 |
Architect:
Bettencourt Designs
1112 Dundas St. W.
532-2845 |
PLANNING CONTROLS (For verification refer to Chief Building Official)
| Official Plan
Designation: |
LDMCRA |
Site Specific
Provision: |
No |
| Zoning District: |
MCR T3.0 C1.5 R2.5 |
Historical Status: |
No |
| Height Limit (m): |
16.0 |
Site Plan Control: |
Yes |
PROJECT INFORMATION
| Site Area: |
722.1 m2 |
|
Height: |
Storeys: |
1 & 2 |
| Frontage: |
23.8 m |
|
|
Metres: |
4.60, 9.20 |
| Depth: |
30.091 m |
|
|
|
|
|
|
|
|
Indoor |
Outdoor |
|
|
| Ground Floor: |
|
|
Parking
Spaces: |
none |
|
|
|
| Residential
GFA: |
N/A |
|
Loading
Docks: |
|
|
|
|
|
|
| Non-Residential GFA: |
742.1 m2 |
|
(number,
type) |
|
|
|
|
|
|
| Total GFA: |
742.1 m2 |
|
|
|
|
|
|
|
|
|
|
FLOOR AREA BREAKDOWN |
|
|
|
|
|
Land Use |
Above
Grade |
Below
Grade |
|
|
|
|
|
Area to be converted |
742.1
m2 |
|
| DENSITY |
|
|
| Residential Density: N/A |
Non-Residential Density: 1.1* |
Total Density: 1.1* |
| COMMENTS |
Site area and total non-residential area provided on the application form include
655 and 657 Queen St. W., which are not part of this application. |
| Status: |
Preliminary Report |
| Data
valid: |
April 29, 1999 |
Section: |
CP South District |
Phone: |
392-7333 |
*density calculated only for that part of the building proposed to be used for the entertainment facility
