June 10, 1998

 To:Toronto Community Council

 From:Commissioner of Urban Planning and Development Services.

 Subject:Preliminary Report: Rezoning Application No. 198010 for the conversion of a light industrial building to 71 live/work units at 52 St. Lawrence Street. (Don River)

 Purpose:To provide a preliminary analysis of the development proposal at 52 St. Lawrence Street, to recommend certain revisions to the design of the project, and to authorize a public meeting on the application in the neighbourhood.

 Source of Funds:

 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 local business and residents associations of the meeting.

 2The owner be advised that prior to City Council approval of this project, the owner may be required to submit a Noise Impact Statement in accordance with City Council's requirements. The owner will be further advised of these requirements by the Commissioner of City Works and Emergency Services.

 Background:

 The project is to convert a vacant 6,050 square metre light industrial building to 71 live/work units. The site is located on the west side of St. Lawrence Street south of King Street East (see Map 1). It is occupied by a 17.0 metre high light industrial building which covers most of the property. The building is located close to the property lines except along St. Lawrence Street. A 3.0 metre wide right- of- way separates the building from two one storey light industrial buildings which front onto King Street East. A series of rowhouses are located along Percy Street just west of the site. To the south of the site is Dixon Hall Hostel and a City owned property at 30 St. Lawrence Street which will soon be redeveloped for rowhousing. The Richmond/Adelaide Street flyover is also located south of the site.

 The zoning of the site is I1D3, and therefore only light industrial uses are permitted on the property. The height limit on the site is 12.0 metres. The site is located within the Corktown Mixed Industrial-Residential Area of the King-Parliament Part II Official Plan area. Its policies encourage the conversion of light industrial buildings, including those exceeding the height limit, to residential or live/work uses through rezoning approval, provided that the development achieves a high quality living environment, and issues respecting parking and loading are dealt with.

 Comments:

 The development proposal requires revision or further information in respect to certain issues discussed below.

 a) Parking

 Ten surface parking spaces will be provided on site adjacent to St. Lawrence Street to serve the development. The development will likely require additional parking spaces to satisfy the expected parking demand. The Commissioner of City Work and Emergency Services, as part of his review of the proposal, will recommend how many parking spaces are to be provided for the development. Additional parking could be provided through one of the following means:

 - on the first floor of the building adjacent to St. Lawrence Street;

-on the western portion of 30 St. Lawrence Street to the immediate south of the site secured through a lease or sale of the lands by the City to the developer; or

- at another location within 300 metres of the site.

 b) Privacy

 Primary windows of the live/work units will face onto the property lines and, if unmitigated, privacy intrusion between the properties will occur, particularly along the Percy Street side of the site and on its south limit where 30 St. Lawrence is proposed for redevelopment. The applicant has discussed the matter with the Percy Street residents and has agreed that the lower portions of windows along the west wall of the building will be translucent glass while the upper portions above head height will be clear. I am requiring that the windows on the south side of the building, opposite to the building proposed for 30 St. Lawrence Street, be treated the same way.

 c) Residential Amenity Space

 The Zoning By-law requires that common indoor and outdoor residential amenity space be provided. The proposal lacks any outdoor residential amenity space and needs to be revised to provide it. The residential amenity space could be located on the roof of the building provided it is located adjacent to St. Lawrence Street. The outdoor residential amenity space could also be located at grade next to St. Lawrence Street provided the proposed surface parking area is relocated. Due to noise concerns of the residents along Percy Street the applicant has agreed to relocate the indoor amenity space to the eastern end of the building adjacent to St. Lawrence Street.

 d) Landscaping

 The applicant needs to submit a detailed landscape plan showing the landscaping and surfacing of the areas at grade around the building edge, the open area adjacent to St. Lawrence Street, and the outdoor residential amenity space.

 e) Rights-of-Way

 Percy Street residents have stated that they have easements over a private lane located along the northern limit of the property. Once I am in receipt of a Reference Plan of Survey this issue will be reviewed as it may require the applicant to gain the permission of the Grantors to maintain a loading dock which currently encumbers the lane.

 Contact Name:

 Lance Alexander

Planner

East Section

City Planning

Phone: (416) 392-7573

Fax: (416) 392-1330

e-mail: lalexand @ city.toronto.on.ca

Beate Bowron

Acting Director, City Planning

Toronto Community

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APPLICATION DATA SHEET

 Confirmed Municipal Address:52 St. Lawrence Street.

 PLANNING CONTROLS (For verification refer to Chief Building Official)

 PROJECT INFORMATION