166 Clinton Street Zoning Amendment Application Preliminary Report

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1 STAFF REPORT ACTION REQUIRED 166 Clinton Street Zoning Amendment Application Preliminary Report Date: May 4, 2011 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community Planning, Toronto and East York District Ward 19 Trinity-Spadina STE 19 OZ SUMMARY This application proposes to construct a second storey above the existing laneway building and convert the building from a garage and studio space into a residential dwelling. The applicants intend to sever the rear portion of the existing lot to create a house behind a house or "laneway house" situation. The existing two storey semi-detached dwelling fronting Clinton Street would be maintained. This report provides preliminary information on the above-noted application and seeks Community Council's directions on further processing of the applications and on the community consultation process. A Final Report on this application is targeted for the fourth quarter of RECOMMENDATIONS The City Planning Division recommends that: 1. Staff be directed to schedule a community consultation meeting for the lands at 166 Clinton Street together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the site. 3. Notice for the public meeting under the Planning Act be given according to the regulations under the Planning Act. Staff report for action Preliminary Report Clinton St 1

2 Financial Impact The recommendations in this report have no financial impact. DECISION HISTORY There are no previous applications or decisions related to the subject property. Pre-Application Consultation A pre-application consultation meeting was held with the applicant to discuss complete application submission requirements. ISSUE BACKGROUND Proposal The application proposes to convert the existing one storey building at the rear of 166 Clinton Street into a residential dwelling. The building is currently used as a private garage and artist studio space for the owner of the existing 2 storey dwelling that fronts Clinton Street. The owners of 166 Clinton Street intend to sever the rear portion of the lot so that the rear building can be held in separate ownership and function as a house behind a house or "laneway house". The application also proposes to build second storey additions above the existing one storey building and provide a private landscaped courtyard in the interior of the dwelling. The existing two storey dwelling, which will be maintained, and the renovated building at the rear of the lot will combine for a total gross floor area of 620.4m 2, which represents a total density of 0.65 times the area of the lot. Pedestrian access to the proposed laneway house will be provided via a pathway that will be incorporated into the driveway to the south of the existing two storey dwelling fronting Clinton Street. A parking space for the existing dwelling on Clinton Street will be provided between the dwelling and the rear building, which will be accessed via the existing driveway off Clinton Street. A parking space for the proposed laneway house will be located at the rear of the property, off the laneway. A portion of the lot between the laneway and rear building will also be landscaped as a private garden. Site and Surrounding Area The site, municipally referred to as 166 Clinton Street, is located on the west side of Clinton Street, between College Street and Harbord Street. The lot has an area of 948.8m 2, with 9.02 metres of frontage on Clinton Street and a depth of metres. The existing two storey semi-detached dwelling on site will be maintained while the existing one storey brick structure at the rear is proposed to be converted into a residential dwelling. Land uses surrounding the site are as follows: North: two and three-storey single and semi-detached dwellings along Clinton Street and Jersey Avenue. South: East: two and three-storey semi-detached dwellings along Clinton Street with multiple laneway houses and townhouses along the rear laneway system two and three-storey single and semi-detached dwellings to the rear of the lane Staff report for action Preliminary Report Clinton St 2

3 West: two and three-storey single and semi-detached dwellings and the Clinton Street Junior Public School across Clinton Street Provincial Policy Statement and Provincial Plans The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. The PPS sets the policy foundation for regulating the development and use of land. The key objectives include: building strong communities; wise use and management of resources; and, protecting public health and safety. City Council s planning decisions are required to be consistent with the PPS. The Growth Plan for the Greater Golden Horseshoe provides a framework for managing growth in the Greater Golden Horseshoe including: directions for where and how to grow; the provision of infrastructure to support growth; and protecting natural systems and cultivating a culture of conservation. City Council s planning decisions are required to conform, or not conflict, with the Growth Plan for the Greater Golden Horseshoe. Staff will review the proposed development for consistency with the PPS and for conformity with the Growth Plan for the Greater Golden Horseshoe. Official Plan The City of Toronto Official Plan designates the property as Neighbourhoods, which are considered physically stable areas made up of residential uses in lower scale buildings. The stability of our Neighbourhoods physical character is one of the keys to Toronto s success. Physical changes to our established Neighbourhoods must be sensitive, gradual and generally fit the existing physical character. To ensure development in established Neighbourhoods will respect and reinforce the existing physical character, policy of the Plan states that any proposal shall have regard for: a. patterns of streets, blocks and lanes, parks and public building sites; b. size and configuration of lots; c. heights, massing, scale and dwelling type of nearby residential properties; d. prevailing building type(s); e. setbacks of buildings from the streets or streets; f. prevailing patterns of rear and side yard setbacks and landscaped open space; g. continuation of special landscape or built-form features that contribute to the unique physical character of a neighbourhood; and h. conservation of heritage buildings, structures and landscapes. The Toronto Official Plan is available on the City s website at: Zoning Under Former City of Toronto Zoning By-law the subject site is zoned R2 Z0.6. The R2 zoning classification permits a wide range of residential uses up to a total density of 0.6 times the area of the lot. The maximum permitted height for the site is 10.0 metres (Attachment 3). Staff report for action Preliminary Report Clinton St 3

4 At its meeting of August 25-27, 2010, City Council adopted a new, harmonized, Zoning By-law for the City of Toronto. By-law has been appealed in its entirety and is now before the Ontario Municipal Board. The new Zoning By-law designates the property as R(d0.6)(x735), which continues to permit a wide range of residential uses up to a total density of 0.6 times the area of the lot. The maximum permitted height still remains at 10.0 metres (Attachment 4). Site Plan Control An application for Site Plan Control approval will be required but has not yet been filed. Reasons for the Application The applicant has submitted a proposal that conflicts with multiple by-law standards, including: - locating more than one residential building on a lot; - having a building located on a lot that is not capable of being conveyed in compliance with the Planning Act; - locating a residential building to the rear of another building. An Official Plan Amendment application will be required if it is determined that the proposed development does not comply with the Development Criteria outlined in the Neighbourhoods section of the Official Plan. COMMENTS Application Submission A Notification of Incomplete Application issued on March 8, 2011 identifies the outstanding material required for a complete application submission as follows: - Site Servicing Assessment Toronto Green Standard The Toronto Green Standard (TGS) is a tool to implement the broader environmental policies of the Official Plan. Several of the natural environment policies of the Official Plan encourage green development. These policies are geared to reduce the negative impacts of development on the natural environment through practices such as improved stormwater management, water and energy efficiency, and waste reduction and recycling. These policies also promote development that enhances the natural environment and supports green industry. The TGS Checklist has been submitted by the applicant and is currently under review by City staff for compliance with the Tier 1 performance measures. Issues to be Resolved On a preliminary basis, issues to be resolved prior to the presentation of a Final Report include the following: 1. Determining if the built form, massing and location of the proposed additions are appropriate and provide a suitable relationship with the adjacent properties and the neighbourhood context in accordance with the Official Plan; Staff report for action Preliminary Report Clinton St 4

5 2. Determining compliance with the recommendations in City Council's 2006 'Construction of Housing in Laneways' report; 3. Site servicing, garbage and fire safety issues; 4. Vehicular and pedestrian access and circulation; and 5. Suitability of permitting residential buildings that have a house behind a house relationship. Additional issues may be identified through the review of the application, agency comments and the community consultation process. CONTACT Jeff Markowiak, Planner Tel. No. (416) Fax No. (416) jmarkow@toronto.ca SIGNATURE Gregg Lintern, MCIP, RPP Director, Community Planning Toronto and East York District (p:\2011\cluster B\pln\teycc doc) - es ATTACHMENTS Attachment 1: Site Plan Attachment 2: Elevations Attachment 3: Zoning By-law (map) Attachment 4: Zoning By-law (map) Attachment 5: Application Data Sheet Staff report for action Preliminary Report Clinton St 5

6 Attachment 1: Site Plan Staff report for action Preliminary Report Clinton St 6

7 Attachment 2: Elevations Staff report for action Preliminary Report Clinton St 7

8 Attachment 3: Zoning By-law (map) Staff report for action Preliminary Report Clinton St 8

9 Attachment 4: Zoning By-law (map) Staff report for action Preliminary Report Clinton St 9

10 Attachment 5: Application Data Sheet Application Type Rezoning Application Number: STE 19 OZ Details Rezoning, Standard Application Date: February 8, 2011 Municipal Address: Location Description: Project Description: 166 CLINTON ST PLAN 75 PT LOT 10 **GRID S1903 Rezoning application to facilitate the use of the buildings on the lot for a residential detached dwelling and a live/work building. Proposal includes the making of alterations and additions to the existing buildings on the lands. A subsequent application to sever the lands into two distinct parcels, one having frontage on Clinton Street and one having access to a street via the rear public lane is proposed. Applicant: Agent: Architect: Owner: GAEA CREATIONS INC PLANNING CONTROLS GAEA CREATIONS INC HARRIET BRUSER Official Plan Designation: Neighbourhoods Site Specific Provision: Zoning: R2 Z0.6 Historical Status: Height Limit (m): 10 Site Plan Control Area: PROJECT INFORMATION Site Area (sq. m): Height: Storeys: 2 Frontage (m): 9.02 Metres: 6.32 Depth (m): Total Ground Floor Area (sq. m): Total Total Residential GFA (sq. m): Parking Spaces: 3 Total Non-Residential GFA (sq. m): 0 Loading Docks 0 Total GFA (sq. m): Lot Coverage Ratio (%): 77.9 Floor Space Index: 1.15 DWELLING UNITS FLOOR AREA BREAKDOWN (upon project completion) Tenure Type: Freehold Above Grade Below Grade Rooms: 0 Residential GFA (sq. m): Bachelor: 0 Retail GFA (sq. m): Bedroom: 2 Office GFA (sq. m): Bedroom: 0 Industrial GFA (sq. m): Bedroom: 0 Institutional/Other GFA (sq. m): 0 0 Total Units: 2 CONTACT: PLANNER NAME: Jeff Markowiak, Planner TELEPHONE: (416) Staff report for action Preliminary Report Clinton St 10