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Toronto City Hall
100 Queen Street West
Toronto, Ontario
Canada M5H 2N2
www.city.toronto.on.ca
Tel: 416-392-7613
Fax: 416-392-1330
File No.198013
Urban Planning and Development Services
August 20, 1998
To: Toronto Community Council
From: Commissioner of Urban Planning and Development Services
Subject: Preliminary Report on Official Plan Amendment and Rezoning Application 198013 to permit the conversion of, and additions to, an existing non-residential building for the purpose of 56 live/work units at 239 Sorauren Avenue (Ward 19 - High Park)
Purpose:
This report introduces a live/work proposal for an existing, four storey, non-residential building at 239 Sorauren Avenue, south of Dundas Street 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; and
(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 1957.1 square metre site fronts onto the east side of Sorauren Avenue south of Dundas Street West. A City of Toronto parkette abuts it to the east and to the north. North and east of the parkette are non-residential buildings, some of which have been converted to live/work. To the south and west is an area of low density, two and two-and-a-half storey houses.
The site currently contains a U-shaped, non-residential building now used for workshops and commercial purposes. The south and west portions of the building are four storeys in height. The applicant is proposing 2 storey units beginning on the fourth floor and projecting one floor above the existing roof, but set back from the building edge. The east portion is one storey in height, and the applicant proposes to increase this to two storeys to create two storey units. The total number of units in the enlarged building would be 56 including 38 one storey and 18 two storey units. All units would be permitted for live/work.
Eleven parking spaces are proposed for the south side of the site with access from Sorauren Avenue.
The central courtyard, meeting and laundry rooms would provide amenity space.
Comments:
Further consideration of the proposal is recommended because the Mixed Industrial-Residential Area Official Plan designation permits conversion of this kind through the rezoning process. In this case, an Official Plan Amendment is also required because the density, at 2.13 times the area of the lot, exceeds the maximum permitted in the Official Plan of two times the area of the lot. The current I1 D2 zoning permits industrial, but not residential uses. The proposed 19 metre height exceeds the allowable 14 metre height limit.
Issues yet to be resolved include the impact of the additional density and height on the existing building and the adjacent lands, including the parkette. The surrounding neighbourhood consists predominantly of 2 to 2 1/2 storey buildings. Shadow drawings should be prepared prior to the public meeting.
Contact Name: Helen Coombs
Telephone: (416) 392-7613
Fax: (416) 392-1330
E-Mail: hcoombs@city.toronto.on.ca
Beate Bowron
Director, Community Planning, South District
(p:\1998\ug\uds\pln\to981687.pln) - smc
APPLICATION DATA SHEET
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Site Plan Approval: |
Y |
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Application Number: |
198013 |
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Rezoning: |
Y |
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Application Date: |
July 7, 1998 |
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O. P. A.: |
Y |
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Date of Revision: |
August 18, 1998 |
Confirmed Municipal Address: 239 Sorauren Avenue
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Nearest Intersection: |
East side of Sorauren Avenue; north of Wright Avenue. |
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Project Description: |
To convert the non-residential building to live/work apartments and to construct a 5th. floor addition. |
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Applicant:
Bernard Rasch
300 Sheppard Av. W. #300
730-0300 |
Agent:
Bernard Rasch
300 Sheppard Av. W. #300
730-0300 |
Architect:
Bernard Rasch Arch.
300 Sheppard Av. W. #300
730-0300 |
PLANNING CONTROLS (For verification refer to Chief Building Official)
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Official Plan Designation: |
Mixed Industrial Residential Area. |
Site Specific Provision: |
No |
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Zoning District: |
I1 D2 |
Historical Status: |
No |
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Height Limit (m): |
14.0 |
Site Plan Control: |
Yes |
PROJECT INFORMATION
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Site Area: |
1957.1 m2 |
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Height: |
Storeys: |
5 |
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Frontage: |
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Metres: |
19.10 |
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Depth: |
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Indoor |
Outdoor |
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Ground Floor: |
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Parking Spaces: |
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15 |
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Residential GFA: |
4181.5 m2 |
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Loading Docks: |
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Non-Residential GFA: |
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(number, type) |
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Total GFA: |
4181.5 m2 |
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DWELLING UNITS |
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FLOOR AREA BREAKDOWN |
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Tenure: |
Condo |
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Land Use |
Above Grade |
Below Grade |
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Total Units: |
56 |
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Residential |
4181.5 m2 |
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PROPOSED DENSITY |
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Residential Density: 2.13 |
Non-Residential Density: |
Total Density: 2.13 |
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Status: |
Preliminary Report submitted to Toronto Community Council September 1998. |
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Data valid: |
August 18, 1998 |
Section: |
CP West |
Phone: |
392-7333 |
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