TORONTO
January 7, 1998
To: Toronto Community Council
From: Commissioner of Urban Development Services
Subject: Preliminary Report on Official Plan Amendment and Rezoning Application No. 197018 to permit a 4-storey mixed-use building containing ground floor retail space and 40 residential units at 1117 Dundas Street West (Trinity-Niagara)
Purpose:
This report recommends that an application to construct a four storey mixed-use building on Dundas Street West near Ossington Avenue be given further consideration, including the holding of a public meeting in the area. The issues to be resolved include the number and mix of residential units, access to parking, design layout and adequacy of landscaped open space.
Funding Sources, Financial Implications and Impact Statement:
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 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 by the Commissioner of City Works.
Background:
A four-storey "Main Street Building" with ground floor retail, 40 residential units and underground and surface parking has been proposed for a site located in the south side of Dundas Street West, east of Ossington Avenue. The existing building on the site is vacant. Residential uses exist to the south of the site; and there are both commercial and residential uses on Dundas Street West. The site presently contains a vacant commercial building. Public lanes abut the site to the west and the south.
The Official Plan permits rezonings for residential development up to one times density, but the residential zoning requires amendments to permit the proposed commercial uses and to exceed the current 10 metre height limit. The 2.7 times proposed density of the project exceeds the Official Plan and Zoning By-law limits.
Comments:
The application should be circulated in the usual way including holding a public meeting in the area.
The following issues should be resolved prior to submission of the Final Report:
(a) relationship of the proposal to adjacent properties;
(b) details of landscaping, including streetscaping issues;
(c) vehicular access to the site, to ensure that there is minimal impact on Dundas Street West and the lane from this project;
(d) adequacy of rear setbacks and landscape open space;
(e) the size and layout of units should be discussed further so as not to have an over-concentration of small units;
(f) the relationship of the units to the proposed open space needs to be revised so that the two-bedroom family type units face onto, and have access to, the interior courtyard; and
(g) the design and lay-out of the project needs further consideration, in order to create a "Main Streets Building" which will improve the streetscape along this part of Dundas Street West and create a mix of residential units in the area.
Contact Name: Susanne Pringle
Telephone: (416) 392-0413
Fax:(416) 392-1330
E-Mail: hpringle@city.toronto.on.ca
John Morand
Commissioner
(p:\1998\ug\uds\pln\to981503.pln) - dw
APPLICATION DATA SHEET
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Site Plan Approval: |
Y |
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Application Number: |
197018 |
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Rezoning: |
Y |
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Application Date: |
June 30, 1997 |
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O. P. A.: |
Y |
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Date of Revision: |
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Confirmed Municipal Address: 1117 Dundas Street West
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Nearest Intersection: |
South side of Dundas Street West; east of Ossington Avenue. |
| |
|
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Project Description: |
To Construct a 4 storey mixed use building. |
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Applicant:
Pedro Pimentel
1116 Dundas St. W. #200
533-6075 |
Agent:
Pedro Pimentel
1116 Dundas St. W. #200
533-6075 |
Architect:
Pedro Pimentel
1116 Dundas St. W. #200
533-6075 |
PLANNING CONTROLS (For verification refer to Chief Building Official)
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Official Plan Designation: |
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Site Specific Provision: |
No |
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Zoning District: |
R4 Z1.0 |
Historical Status: |
No |
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Height Limit (m): |
10.0 |
Site Plan Control: |
Yes |
PROJECT INFORMATION
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Site Area: |
1494.3 m2 |
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Height: |
Storeys: |
4 |
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Frontage: |
|
|
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Metres: |
15.00 |
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Depth: |
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|
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Indoor |
Outdoor |
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|
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Ground Floor: |
1136.6 m2 |
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Parking Spaces: |
43 |
8 |
|
|
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Residential GFA: |
2351.7 m2 |
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Loading Docks: |
|
|
|
|
|
|
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Non-Residential GFA: |
1045.0 m2 |
|
(number, type) |
|
|
|
|
|
|
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Total GFA: |
3396.7 m2 |
|
|
|
|
|
|
|
|
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DWELLING UNITS |
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FLOOR AREA BREAKDOWN |
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Tenure: |
Private |
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|
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Land Use |
Above Grade |
Below Grade |
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Total Units: |
40 |
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|
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Residential |
2351.7 m2 |
|
| |
|
|
|
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Non-residential (Commercial) |
1045.0 m2 |
|
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PROPOSED DENSITY |
|
|
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Residential Density: 1.57 |
Non-Residential Density: 0.70 |
Total Density: 2.27 |
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Status: |
Application received. |
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Data valid: |
June 30, 1997 |
Section: |
CP West |
Phone: |
392-7333 |
