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Preliminary Report - Official Plan and Zoning
By-law Amendments and Site Plan Approval -
14 Prince Arthur Avenue (Midtown)
The Toronto Community Council recommends that:
(1) the report (January 30, 1998) from the Commissioner of Urban Development Services be adopted;
(2) (a) in the event that the applicant appeals Application No. 197033 for Official Plan and Zoning By-law amendments and requests that such an appeal be consolidated with the Committee of Adjustment appeal scheduled for April 14, 1998, the City Solicitor request the Ontario Municipal Board to adjourn the hearing;
(b) in the event that the Board does not agree to adjourn the hearing as per Recommendation No. (2)(a) above, the City Solicitor and appropriate civic staff be instructed to attend the hearing in opposition, on the grounds that the planning issues set out in the Preliminary Report have not been resolved;
(c) in the event that outside consultants are required, the City Solicitor be authorized to retain them; and
(d) if it is necessary, the City Solicitor and/or the Commissioner of Urban Development Services be requested to report directly to the Toronto Community Council for further instructions.
The Toronto Community Council submits the following preliminary report (January 30, 1998) from the Commissioner, Urban Development Services:
Purpose:
To introduce a proposal to add two office floors to an existing commercial-office building at 14 Prince Arthur Avenue and seek Community Council endorsement to hold a public meeting.
Funding Sources, Financial Implications and Impact Statement:
Not applicable.
Recommendations:
(1) That I be requested to hold a public meeting in the community to discuss the application, and to notify owners and tenants within 300 metres of the site and the Ward Councillors; and
(2) That the owner be advised that, prior to final Council approval, an owner may be required to submit a Noise Impact Statement and a Material Recovery and Waste Reduction Plan in accordance with Council=s requirements. The owner will be further advised of these requirements, as they relate to this project, by the Commissioner of City Works Services.
Background:
No. 14 Prince Arthur Avenue is located in the Annex on the north side of Prince Arthur Avenue, west of Avenue Road. The property contains a 2.2 times coverage, three-storey commercial-office building constructed in 1956 which contains a restaurant, located partially below-grade and in the basement area, and 15 underground parking spaces.
The site is designated a Special Commerce Area and is located within the Prince Arthur Area of Special Identity in the Annex Part II Plan, which permits a maximum non-residential density of 2.0 times the area of the lot. The site is zoned CR T2.0 C2.0 R1.0, with a 12 metre height limit.
The applicant proposes to add two floors for office uses, each having 506 m2 of gross floor area. The proposed 4th and 5th floors are smaller in size than the floors of the existing building. The addition is set back 8.0 and 10.3 metres from the rear elevation of the existing building. The addition results in a building which is 3.0 times density and 18 metres in height.
Last summer, the applicant sought minor variances from the Committee of Adjustment to permit a similar but slightly larger two-storey addition to the existing building. The Committee of Adjustment refused that application. The applicant=s solicitor appealed the Committee of Adjustment=s refusal to the Ontario Municipal Board. A hearing has been scheduled for April 14, 1998. In the interim, the applicant filed the subject application for amendments to the Official Plan and Zoning By-law.
Comments:
The application has been circulated to other civic officials for comments. It should also be the subject of a public meeting within the community.
The following planning issues will require review and resolution prior to final reporting:
(A) Height, massing and shadow impacts: The extra height and massing of the proposal must be assessed against the surrounding context. Also, the shadows created by the addition and their impact on the rear yards of the houses located to the north must be evaluated. I will require that the applicant submit a shadow impact study.
(B) Design elements: The submitted plans do not indicate the nature of the exterior wall materials or clearly show window locations. Design and materials should complement and be compatible with the existing context.
(C) Parking and loading: No extra parking spaces or servicing arrangements are being proposed. The plans have been circulated to City Works Services for an assessment of the acceptability of the existing parking and loading arrangements.
(D) Landscaping: No changes to the existing landscaping has been contemplated with this application. However, the Arborist Report submitted with the application indicates that none of the existing trees on-site are in good condition. In addition, a large portion of the ground area of the rear of the site contains exposed mechanical equipment which services the building. Landscaping improvements to the property are necessary.
Contact Name:
Michael Mizzi
City Planning Division, North Section
Telephone: 392-1324
Fax: 392-1330
E-mail: mmizzi@city.toronto.on.ca
APPLICATION DATA SHEET
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Site Plan Approval: |
Y |
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Application Number: |
197033 |
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Rezoning: |
Y |
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Application Date: |
December 31, 1997 |
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O. P. A.: |
Y |
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Date of Revision: |
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Confirmed Municipal Address: 14 Prince Arthur Avenue
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Nearest Intersection: |
North side of Prince Arthur Ave., west of Avenue Road. |
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Project Description: |
Build a 2-storey addition (1012 m2) over an existing 3-storey commercial-office building. |
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Applicant:
Halimar Investments Ltd.
14 Prince Arthur Avenue
966-6629 |
Agent:
Adam J. Brown
900 - 5075 Yonge Street
222-0344 |
Architect:
Gary Stein
109 - 14 Prince Arthur Ave.
961-6646 |
PLANNING CONTROLS (For verification refer to Chief Building Official)
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Official Plan Designation: |
Special Commerce Area |
Site Specific Provision: |
No |
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Zoning District: |
CR T2.0 C2.0 R1.0 |
Historical Status: |
See comments |
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Height Limit (m): |
12.0 |
Site Plan Control: |
Yes |
PROJECT INFORMATION
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Site Area: |
1291.5 m2 |
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Height: |
Storeys: |
5 |
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Frontage: |
12.2 m |
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Metres: |
18.00 |
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Depth: |
70.3 m |
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Indoor |
Outdoor |
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Ground Floor: |
618.2 m2 |
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Parking Spaces: |
15 |
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Residential GFA: |
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Loading Docks: |
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1 |
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Non-Residential GFA: |
3862.9 m2 |
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(number, type) |
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Total GFA: |
3862.9 m2 |
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FLOOR AREA BREAKDOWN |
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Land Use |
Above Grade |
Below Grade |
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Existing office |
1854.6 m2 |
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Office addition |
1012.0 m2 |
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Existing restaurant |
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996.3 m2 |
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PROPOSED DENSITY |
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Residential Density: |
Non-Residential Density: 0.78 |
Total Density: 0.78 |
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COMMENTS |
Historical status: Within East Annex Heritage Conservation District. The proposed addition would increase the density on the property from 2.2 X to 3.0 X. |
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Status: |
Application received. |
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Data valid: |
December 31, 1997 |
Section: |
CP North |
Phone: |
392-7333 |
The Toronto Community Council also submits the following report (February 17, 1998) from the Commissioner, Urban Development Services:
Purpose:
This report provides additional relevant information pertaining to the application and its relationship to an up-coming Ontario Municipal Board hearing.
Recommendations:
(1) That the Recommendations of my Preliminary Report (January 30, 1998) be adopted, and
(2) (a) That, in the event that the applicant appeals Application No. 197033 for Official Plan and Zoning By-law amendments and requests that such an appeal be consolidated with the Committee of Adjustment appeal scheduled for April 14, 1998, the City Solicitor request the Ontario Municipal Board to adjourn the hearing.
(b) That, in the event that the Board does not agree to adjourn the hearing as per Recommendation (2) a) above, the City Solicitor and appropriate civic staff be instructed to attend the hearing in opposition, on the grounds that the planning issues set out in the Preliminary Report have not been resolved.
(c) That, in the event that outside consultants are required, the City Solicitor be authorized to retain them.
(d) That, if it is necessary, the City Solicitor and/or the Commissioner of Urban Development Services be requested to report directly to the Toronto Community Council for further instructions.
Background:
On February 19, 1998, the Toronto Community Council will give consideration to Item 61, my Department=s Preliminary Report respecting 14 Prince Arthur Avenue. The Preliminary Report introduces an application for Official Plan and Zoning By-law amendments and Site Plan Approval to permit a two-storey addition to an existing commercial-office building. The Preliminary Report recommends that a City-sponsored public meeting be held.
In the Preliminary Report, I commented that: a Shadow Impact Study be submitted; more information pertaining to exterior wall materials and window locations is required; a review of the parking and loading arrangements will be undertaken by the Commissioner of City Works Services; and improvements to the existing landscaping are necessary.
In the Preliminary Report, I also advise the Community Council that the applicant had previously sought minor variances from the Committee of Adjustment to permit a similar but slightly larger two-storey addition. The Committee of Adjustment refused that application and an Ontario Municipal Board hearing is scheduled for April 14, 1998 to hear the matter. In the interim, the applicant filed the subject application for amendments to the Official Plan and Zoning By-law.
Comments:
Subsequent to the submission of the Preliminary Report, I have been advised by the City Solicitor=s office that it is possible that the applicant will appeal the subject application and request the Ontario Municipal Board to consolidate the appeal with the Committee of Adjustment hearing scheduled for April 14, 1998. Under this scenario, it might be difficult or impossible to obtain Council instructions, because of the timing of meeting dates of Community Council and City Council.
At this stage in the planning process, I am not in a position to comment on the planning merits of the application. As discussed above, I require information and possible plan revisions from the applicant. In addition, I have not obtained the direct input of the community respecting this application.
Accordingly, the City Solicitor=s office advises me it would be prudent to add Recommendation (2) of this report before your Committee.
Contact Name:
Michael Mizzi
City Planning Division, North Section
Telephone: 392-1324
Fax: 392-1330
E-mail: mmizzi@city.toronto.on.ca
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