(Report dated June 4, 1998, to Toronto Community Council, from the Commissioner of Urban Planning and Development Services.)

Subject:Preliminary Report on Rezoning Application 198007 to permit the construction of 62 live/work units and eleven detached and semi-detached houses with basement apartments at 35 Golden Avenue, 30/36 Morrow Avenue (Ward 19 - High Park)

Purpose:

This report introduces a residential and live/work proposal for a site at 30/36 Morrow Avenue and 35 Golden Avenue, which is adjacent to the CP-CN rail corridor, south-east of Bloor and Dundas Streets West. The report also seeks direction to hold a public meeting in the area.

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 the tenants and owners within 120 metres of the site and the Roncesvalles/Macdonell Residents Association;

(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 Works and Emergency Services.

(3)The owner immediately conduct a detailed historical review of the site to identify all existing and past land uses which could have resulted in negative environmental effects to the site. This report should be submitted to the Commissioner of Urban Planning and Development Services for approval by the Medical Officer of Health, prior to the introduction of a bill in Council.

Background:

This 7,602 sq.m. site has frontage on both Morrow Street to the south and Golden Street to the north. To the west, it backs onto houses on Silver Avenue. The site currently contains 2 vacant industrial buildings. The applicant proposes to convert the smaller building to 12 live/work units, demolish the larger building and construct 50 new live/work units in its place. The buildings are to be separated by a landscaped courtyard. In addition, the proposal is to construct 10 semi-detached houses and one detached house with basement apartments fronting on Golden Avenue.

Immediately to the north and west of the site is a low density residence area. To the south is a light industrial area.

Comments:

Further consideration of the proposal is recommended because the Mixed Industrial/Residential Area Official Plan designation permits conversions of this kind through the rezoning process. The current I2 D2 zoning permits industrial, but not residential uses. The proposed 12.5 metre height is within the allowable 14 metre height limit.

Issues to be resolved include the built-form and location of the new live/work units, pedestrian and vehicular access and circulation patterns, the appropriate non-residential uses to be permitted in conjunction with the residential use, the provision of landscaping and parking and the possible remediation of adverse environmental conditions.

Contact Name: Helen Coombs

Telephone: (416) 392-7613

Fax: (416) 392-1330

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

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          APPLICATION DATA SHEET

Confirmed Municipal Address:30, 36 Morrow Ave. and 35 Golden Ave.

 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.)