(Report dated June 16, 1998, addressed to Toronto Community Council, from the Commissioner of Urban Planning and Development Services.)

Subject:Status Report on Official Plan Amendment and Rezoning Application No. 197018 to permit a four-storey mixed-use building containing ground floor retail space and 36 residential units at 1117 Dundas Street West (Ward 20 - Trinity-Niagara)

Purpose:

This report recommends that a second public meeting be held on an improved application to construct a four-storey mixed-use building at 1117 Dundas Street West near Ossington Avenue.

Funding Sources, Financial Implications and Impact Statement:

Not applicable.

Recommendation:

It is recommended that:

I be requested to hold a second public meeting in the area to discuss the revised application.

Council Reference/Background/History:

The site is located on the south side of Dundas Street West, east of Ossington Avenue. It is currently being used as a parking lot.

The original proposal was for a four-storey AMain Street Building@ with ground floor retail, and 40 residential units with both underground and surface parking.

My Preliminary Report (January 8, 1998) identified problems with the proposal but recommended a public meeting. The public meeting was held in the area on April 22, 1998 and concerns were raised about the relationship of the proposal to adjacent buildings, density, unit mix, traffic, size of commercial units and general impact of the proposed building on the are (see Appendix A) .

The project has now been reduced in size to 36 residential units, with smaller commercial units, and increased parking. The design and layout of the units have also been revised, so that the two-bedroom family type units face onto, and have access to, the interior courtyard.

Comments and/or Discussion and/or Justification:

The revisions submitted address many of the planning concerns listed in the January 7, 1998 Preliminary Report. A second public meeting is being held in the area on June 29, 1998 to discuss the revised proposal.

Contact Name:

Susanne Pringle

Telephone: 416-392-0413

Fax: 416-392-1330

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

 (P:\1998\ug\uds\pln\to981637.pln) - ap

    APPENDIX A

APPLICATION TO AMEND THE OFFICIAL PLAN AND ZONING BY-LAW

FOR 1117 DUNDAS STREET WEST

MINUTES OF MEETING

APRIL 22, 1998

7:00 P.M.

St. Christopher House Community Hall

248 Ossington Avenue

ATTENDANCE:

30 area residents

Councillor Mario Silva

Councillor Joe Pantalone

Susanne Pringle, City of Toronto, Area Planner

Denise Gendron, City of Toronto, Urban Designer

Opening Comments

Susanne Pringle made the opening comments, and explained the purpose of the public meeting.

She also explained the process that the application was going through and further opportunities for public comments on the project.

The architect for the project proceeded to describe the proposal in detail, with questions and comments following the presentation.

Comment:

General concern that the public meeting notice was not received by all the community.

Answer:

There were 4,000 notices sent out to notify tenants and owners within 300 metres of the site and to the Ward Councillors.

Comment:

Request of the architect to present a streetscape picture of that portion of Dundas Street West, to show how the proposed building fits in and demonstrate the real impact on the street.

Comment:

Concern about the impact of a 4-storey building when a 2-storey building presently exists next door to the proposal.

Comment:

As a resident of the area, would like to see a AMainstreet A building on this portion of Dundas Street West.

Comment:

A resident to the south of the project is concerned about the impact of this building on his property on Halton Street, in terms of traffic, usage of lanes etc.

Comment:

Are the lanes going to be widened?

Answer:

The lanes will be widened to City standards which is 6 metres wide.

Comment:

How is the access to the building being dealt with?

Answer:

The building design allows for loading and truck access off the lane and access to the parking garage is also off the lane.

Comment:

This type of building is not appropriate for this area. The intersection at Ossington Avenue and Dundas Street West is already too busy and chaotic to be able to handle another building with 40 residential units. The type of building, mixed commercial- residential, is also not appropriate for this area.

Comment:

The area has problems with regard to parking, the nature of some uses on Ossington Avenue (the Portuguese smoke house), traffic congestion etc. The parking lot as a temporary measure is a good idea, however the community does not want the site to remain a parking facility forever. What would be more appropriate would be a smaller project, with less units, which in turn would be a better fit into the existing neighbourhood.

Comment:

Creating a housing project on the site is a good idea, but it has to be quality housing, housing that will provide people with homes for a longer period than a few months. Would like to see more family-type units in the project facing into the proposed courtyard.

Comment:

Density and height is also a problem. Would like the project reduced in height and density and in the number of units. Concern with the project as it is.

Comment:

What would the community like to see on the site? The general feeling of the group was that they would like to see a housing project on the site with reduced commercial units at grade and all parking enclosed in the building. They would also like the density reduced and the mix of units changed to provide for more family-type units.

Meeting was adjourned at 9:30 p.m.

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