(Report dated May 25, 1998, addressed toToronto Community Council, from the Commissioner of Urban Planning and Development Services.)

SUBJECT:Preliminary Report on Official Plan and Zoning By-law Amendment Application No. 198008 to covert an existing industrial building to 15 live-work units at 99 Chandos Avenue (Davenport)

Purpose:

To introduce a proposal to convert the existing industrial building at 99 Chandos Avenue into 15 live-work units and to seek authority to hold a public meeting.

Financial Implications:

N/A.

Recommendations:

It is recommended that:

I be requested to hold a public meeting in the community to discuss the applications and to notify owners and tenants within 300 metres of the site and the Ward Councillors.

Background:

Project Description:

The applicant is proposing to convert an existing two-storey industrial building into 15 live-work units. Five boulevard parking spaces are proposed in front of the building and 10 outdoor surface parking spaces are proposed at the rear of the building. The rear parking spaces are accessed via a private driveway which runs north from Brandon Avenue. The existing building has a total gross floor area of 1716 m2 and a density of 1.3 times the area of the lot.

Site and Area Description:

This irregularly shaped parcel is occupied by a two-storey industrial building which extends to a depth of 54 metres. The site is currently surrounded by low density residential uses. Over the past few years, industrial properties in the Brandon-Chandos area have been converted to residential use, primarily new semi-detached dwellings.

Current Official Plan and Zoning:

The site is designated in the Official Plan Part II for the Dufferin-Davenport Area as a Mixed Industrial-Residential Area. Although residential uses are permitted under this designation, an Official Plan Amendment is required for this application because the existing building exceeds the permitted residential density of 1.0 times the lot area. The site is primarily zoned I1 D2 (light industrial). The laneway accessing the rear parking is zoned R2 Z0.6 (low density residential).

Prior to permitting a change in use from industrial to residential, the Official Plan requires regard be had for the following: compatibility of new residential buildings with the existing neighbourhood in terms of height, form and siting; ensuring adequate residential living conditions; and the extent to which a change in use would adversely affect the continued compatibility of neighbouring uses.

Planning Issues:

Land Use:

This site contains one of the last industrial buildings along Chandos Avenue. Its development for residential purposes will help complete the residential land use pattern on the street and eliminate industrial uses in the building, which were a nuisance in the neighbourhood. The work component of the residential units will be restricted to office, studio and workshop uses that are compatible with residential uses. There are no existing industrial operations which will be adversely affected by the proposal.

Impact on Adjacent Residential Uses:

The proposed rear units and excess depth of the building raise some concerns in terms of loss of privacy, diminished views, and sense of enclosure for abutting property owners. These issues will be explored more fully at the public meeting in the neighbourhood.

Parking:

A total of 15 parking spaces are proposed - 10 in a surface parking lot at the rear of the building accessed from a rear lane and 5 boulevard parking spaces. The relative merits of maintaining these boulevard parking spaces versus the potential of a landscaped boulevard in front of the building will need to be evaluated further by City staff and discussed at the public meeting in the neighbourhood.

Environmental:

Given the previous industrial uses on the site, I will be requesting the applicant to conduct a detailed historical review of the site, to identify all existing and past on-site and surrounding land uses which could result in negative environmental effects to the subject site, for the review of the Medical Officer of Health. A Phase II Environmental Assessment involving soil testing and an environmental remediation plan may also be required. A Building Audit identifying any hazardous materials within the building and appropriate disposal methods, if required, are also required to be submitted.

If approved, the site-specific by-law to permit the development should restrict the type of work allowed in each unit to ensure adequate living conditions for future residents of the building and neighbouring residential properties.

Conclusion:

The development of this site for low density residential purposes logically completes the residential land use pattern of the area. A public meeting is recommended to discuss the application with area residents.

Contact Name:Michael Major

Telephone: (416) 392-0760

Fax: (416) 392-1330

E-Mail: mmajor@city.toronto.on.ca

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APPLICATION DATA SHEET

 Confirmed Municipal Address:99 Chandos Avenue.

 PLANNING CONTROLS (For verification refer to Chief Building Official)

 PROJECT INFORMATION

(Copies of maps attached, are on file in the office of the City Clerk.)