Site Plan Approval -
365 Dundas Street East (Don River)
The Toronto Community Council recommends the adoption of the following report (July6,1998) from the
Commissioner of Urban Planning and Development Services:
Purpose:
To recommend approval of the site plan application, subject to certain conditions of approval.
Funding Sources, Financial Implications and Impact Statement:
Not applicable.
Recommendations:
(1)That City Council approve the plans and drawings submitted with this application, namely
drawings A1, A3, A6 and A7 date stamped as received April 28, 1998, and drawings A4 and A5 date stamped as
received April 28, 1998 as redlined on June 3, 1998, all as prepared by Oleson Worland Architects, as on file with the
Commissioner of Urban Planning and Development Services.
(2)That as a condition of approval, the owner be required to enter into a Development Agreement with the City
pursuant to Section 41 of the Planning Act, requiring that the owner:
(a)undertake and maintain the development, including the landscaping, substantially, in accordance with the drawings
referred to above;
(b)provide and maintain a garbage and recyclables materials storage room, with a minimum size of 10m5, which is
accessible to all occupants of the building;
(c)provide and maintain a concrete base pad on the site, with a slope not exceeding 2% and level with the pavement of
the abutting public lane, for the storage of at least 2 container bins on collection day;
(d)agree to pay for the cost of repairing any damage to the public lane that may be caused through the regular use of
the area by the refuse collection activity, and that the owner be advised that any repairs must be completed prior to the
continuation of City refuse collection services;
(e)convey to the City, at nominal cost, prior to the issuance of a building permit, a 1.52m wide strip of land to the full
extent of the north limit of the east-west public lane, save and except for the portion of these lands to be encumbered
by the existing building to be retained, such lands to be free and clear of all encumbrances, save and except for utility
poles, and subject to a right-of-way for access purposes in favour of the Grantor, until such time as the said lands are
laid out and dedicated for public highway purposes;
(f)submit, to the Commissioner of Works and Emergency Services, a Reference Plan of Survey, in metric units and
integrated with the Ontario Co-ordinate System, delineating thereon by separate PARTS the lands to be conveyed to
the City and the remainder of the site;
(g)provide and maintain an access control gate to serve the surface parking area for the development; and
(h) light the surface parking area to ensure its safety and security.
(3)That, the City Solicitor be authorized to prepare a Collateral Agreement between the City and the owner and that as
a condition of approval, the owner be required to enter into the Collateral Agreement requiring that the owner:
(a)submit an application for improvements to the public sidewalk, generally as shown on drawing L-2 date stamped as
received April 28, 1998, as prepared by Oleson Worland Architects, as on file with the Commissioner of Urban
Planing and Development Services, to the Commissioner of Works and Emergency Services and carry out the
improvements within a reasonable period of time, or at the request of the Commissioner of Works and Emergency
Services, make a cash contribution to the City equal to the value of the improvements for the Commissioner to
undertake the improvements as part of a comprehensive program;
(b)agree to demolish the overhead walkway joining 365 Dundas Street East to 270 Ontario Street as part of the project;
and
(c)agree the parking spaces provided on the site will be used solely by occupants of the project and visitors to it.
(4)That the lands conveyed to the City under recommendation 2 f) above, be laid out, and thereafter dedicated by the
City, for public highway purposes.
(5)That the owner be advised that:
(a)issuance of a building permit for the proposal is contingent upon its full compliance with all the relevant provisions
of the Ontario Building Code;
(b)the proposal requires the conveyance of lands for parks purposes, or payment thereof pursuant to Section 42 of the
Planning Act; and
(c)the approval of the Commissioner of Works and Emergency Services is required for any work to be carried out
within the street allowance.
Council Reference/Background/History:
The site is located on the south side of Dundas Street East between Ontario Street and Seaton Street.
A vacant two-storey industrial building occupies the property. The proposal is to convert the 4,330 m5 building to 39
live/work units. The existing building will be partially demolished to accommodate a surface parking area for the
building. As a result, the floor area of the building is reduced to 3,500m5. Twenty-two parking spaces and a Type B
loading space will be provided to serve the development. Loading for City garbage removal will occur from the public
lane at the south limit of the site.
There has been some controversy in the neighbourhood regarding this application as area residents were concerned that
the existing building would be converted to a rooming house. Their worries arose when a small two-storey annex
adjacent to this site was illegally converted to a rooming house by the owner. At least two meetings were held with
area residents to discuss the application. In the past, anti-poverty activists have argued that the building should be used
as a large rooming house.
Comments:
a)Parking and Loading
The Commissioner of Works and Emergency Services estimates the parking demand for the development at 17 parking
spaces, while 22 are provided. As a result of discussions between the owner and the community, the owner has agreed
not to lease the balance of the parking spaces to off-site users. This commitment is a condition of approval.
The City will provide containerized garbage collection from the public lane. Requirements are being imposed to ensure
that the garbage containers are stored in a garbage room prior to collection day.
b)Compliance with the Zoning By-law
The Chief Building Official reviewed the proposal and noted two variances from the Zoning By-law. On June 3, 1998
the project architect revised the plans to be rid of the variances. Building=s staff have advised me that the changes are
acceptable.
The proposal was granted minor variances to the loading requirements for the project and the floor area limit used for
live/work purposes. The Committee imposed a condition of approval requiring that the residential gross floor area be
used as dwelling units.
The City's General Zoning By-law limits the use of rooming houses in MCR zoning districts to 25 dwelling rooms. A
legal conversion of the entire building to rooming house usage would be difficult to achieve.
Conclusions:
Conversion of the building to 39 live/work units is feasible from a planning perspective. I am recommending site plan
approval of this project.
Contact Name:
Lance Alexander
City Planning Division, East Section
Telephone: 416-392-7573
Fax: 416-392-1330
E-mail: lalexand@city.toronto.on.ca
Application Data Sheet
Site Plan Approval: |
Y |
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Application Number: |
397125 |
Rezoning: |
N |
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Application Date: |
September 30, 1997 |
O. P. A.: |
N |
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Date of Revision: |
April 28, 1998 |
Confirmed Municipal Address:365 Dundas Street East.
Nearest Intersection: |
South side of Dundas Street East; east of Seaton Street. |
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Project Description: |
Alteration and conversion of existing manufacturing building to live-work
use. |
Applicant:
Oleson Worland Arch.
819 Yonge St. #300
929-9696 |
Agent:
Oleson Worland Arch.
819 Yonge St. #300
929-9696 |
Architect:
Oleson Worland Arch.
819 Yonge St. #300
929-9696 |
Planning Controls (For verification refer to Chief Building Official)
Official Plan
Designation: |
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Site Specific
Provision: |
No |
Zoning District: |
MCR T1.5 C1.0 R1.0 |
Historical Status: |
No |
Height Limit (m): |
12.0 |
Site Plan Control: |
Yes |
Project Information
Site Area: |
2524.0 m2 |
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Height: |
Storeys: |
2 |
Frontage: |
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Metres: |
9.50 |
Depth: |
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Indoor |
Outdoor |
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Ground Floor: |
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Parking
Spaces: |
22 |
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Residential
GFA: |
3505.0 m2 |
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Loading
Docks: |
1 |
B |
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Non-Residential GFA: |
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(number,
type) |
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Total GFA: |
3505.0 m2 |
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Dwelling Units |
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Floor Area Breakdown |
Tenure: |
Live-work |
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Land Use |
Above
Grade |
Below
Grade |
Bachelors: |
39 |
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Residential |
3505.0
m2 |
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Total Units: |
39 |
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Proposed Density |
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Residential Density: 1.39 |
Non-Residential Density: |
Total Density: 1.39 |
Status: |
Application revised. |
Data
valid: |
April 28, 1998 |
Section: |
CP East |
Phone: |
392-7333 |
Appendix A
Comments from Civic Officials
1.Urban Planning and Development Services, Buildings and Inspections, May 29, 1998
AOur comments concerning this proposal are as follows:
Description:Conversion of light manufacturing building to a building containing 39 live/work units
Zoning Designation:MCR T1..5 C1.0 R1.0Map:51H-312
Applicable By-law(s):438-86, as amended
Plans prepared by:Oleson Worland ArchitectsPlans dated: September 29, 1997
Zoning Review
A review of the information submitted indicates the proposal will comply with the City=s zoning by-laws, as varied by
the Committee of Adjustment, if the plans are revised as follows:
1.The length of the six parking spaces directly accessible from the lane are increased from 5.8 metres to 5.9 metres.
The layout of the dwelling units appear to be one-bedroom units and all 22 parking spaces are required to have the
minimum dimensions of 2.6 metres by 5.9 metres.
2.The layout of the indoor residential amenity space should be changed to remove what appears to be a proposed
bedroom area.
Other Applicable Legislation and Required Approvals
1.The proposal requires conveyance of land for parks purposes, or payment in lieu thereof pursuant to Section 42 of the
Planning Act.
2.The proposal DOES NOT require City Council=s approval pursuant to the provisions of the Rental Housing
Protection Act, 1989.
3.The proposal DOES NOT require the approval of Heritage Toronto under the Ontario Heritage Act.
4.The issuance of any permit by the Chief Building Official will be conditional upon the proposal=s full compliance
with all relevant provisions of the Ontario Building Code.
5.The proposal requires the approval of City Works Services regarding ramp approval and curb cuts.
6.All work within the City=s road allowance will require a separate approval by City Works Services.@
2.Works and Emergency Services, June 15, 1998
"Comments:
The proposal for the above-noted site, located on the south side of Dundas Street East, between Seaton Street and
Ontario Street, was dealt with in a Departmental consolidated report dated February 19, 1998.
The project has now been revised to:
-eliminate the retail component;
-increase the number of residential units from 28 to 39;
-increase the parking supply from 20 spaces to 22 spaces, including 6 substandard spaces with a length of 5.8 m;
-eliminate the on-site Type B loading space and designate a Type G loading space within the public lane abutting the
south limit of the site; and
-relocate the garbage and recycling storage room into the southwest corner of the building.
Parking
The proposed provision of 22 parking spaces satisfies the estimated parking demand generated by this project for 17
spaces, including 15 spaces for the residents and 2 spaces for residential visitors and, as far as can be ascertained, the
Zoning By-law requirement for 22 spaces. The proposed parking supply is acceptable.
Refuse Collection
The City will provide this project with the bulk lift method of refuse collection in accordance with the Municipal Code,
Chapter 309 (Solid Waste). This will require the provision of a Type G loading space, a garbage/recyclable materials
storage room at least 10 m5 in size and a concrete pad for the storage of container bins on collection day. Recognizing
the constraints imposed by the retention of the existing building, it would be acceptable for the loading activity to take
place within the public lane abutting the rear property line, provided that the required concrete storage pad is located
entirely on private property, adjacent to the front of the loading space and level with the existing lane pavement. The
refuse and recyclable materials collection facilities shown on the plans are acceptable, however, the owner will be
responsible for repairs to any damage within the public lane that may be caused by the loading activity. These repairs
must be completed in order for City collection to continue.
As a result of the foregoing, Recommendation Nos. 1(a) and 1(c) contained in the February 19, 1998 Departmental
consolidated report are no longer applicable and Recommendation No. 1(f) and 1(g) should be added as follows:
1(f)Provide and maintain a concrete base pad on site, with a slope not exceeding 2% and level with the pavement of the
abutting public lane, for the storage of at least 2 container bins on collection day; and
1(g)Agree to pay for the cost of repairing any damage to the public lane that may be caused through the regular use of
that area by the refuse collection activity, and that the owner be advised that any repairs must be completed prior to the
continuation of City refuse collection services."
3.Works and Emergency Services, February 19, 1998
"Recommendations:
1.That the owner be required, as a condition of approval of the plans and drawings for the project, to:
(a)Designate the substandard parking space for use by small cars only with visible signage;
(b)Provide and maintain a garbage and recyclable materials storage room, with a minimum size of 10 m2, which is
accessible to all occupants of the building;
(c)Provide and maintain minimum inside and outside turning radii of 8.6 m and 13.4 m at all turns to be negotiated by
trucks using the Type B loading space;
(d)Convey to the City, at nominal cost, prior to the issuance of a building permit, a 1.52 m wide strip of land to the full
extent of the site abutting the north limit of the east-west public lane, save and except for the portion of these lands
encumbered by the existing building to be retained, such lands to be free and clear of all encumbrances, save and
except for utility poles, and subject to a right-of-way for access purposes in favour of the Grantor until such time as
said lands have been laid out and dedicated for public highway purposes;
(e)Submit to the Commissioner of City Works Services, a Reference Plan of Survey, in metric units and integrated
with the Ontario Co-ordinate System, delineating thereon by separate PARTS the lands to be conveyed to the City and
the remainder of the site;
2.That the owner be advised of the need to receive the approval of the Commissioner of City Works Services for any
work to be carried out within the street allowance; and
3.That the lands conveyed to the City under Recommendation No. 1(d) above, be laid out and thereafter dedicated by
the City, for public highway purposes.
Comments:
Location
South side of Dundas Street East, between Seaton Street and Ontario Street.
Proposal
Conversion of the existing building which is used for light manufacturing to a mixed-use building comprising 728 m2
of retail space and 28 residential condominium units.
The proposal was dealt with in a Departmental report dated December 11, 1997. The above consolidated
recommendations supersede the recommendations contained in the previous report, including the recommendation
requiring the submission of revised plans, which has been satisfied.
Parking and Access
The proposed provision of 20 parking spaces located at grade within the south-west portion of the building satisfies the
estimated parking demand generated by this project for 16 parking spaces, including 14 spaces for the residents and 2
spaces for residential visitors and, as far as can be ascertained, the Zoning By-law requirement for a like amount. The
parking supply includes one substandard parking space measuring 2.6 m x 5.23 m, which is acceptable provide that it
is signed for use by small cars only.
Access to the parking spaces is proposed from the east-west public lane abutting the south property boundary, which is
acceptable.
Loading
The plans show the provision of one Type B loading space at the rear of the site, within the south-west corner of the
building. This satisfies the estimated loading demand generated by this project for 1 Type B loading space and, as far
as can be ascertained, the Zoning By-law requirement for a like amount. The configuration of the loading space is
acceptable.
Refuse Collection
The City will provide the residential and retail components of this project with curb side refuse and recyclable
materials collection in accordance with the Municipal Code, Chapter 309 (Solid Waste). This will require the provision
of a garbage and recycling storage room, with a minimum size of 10 m2, which is accessible to all residents and
occupants of the building. The storage room shown on the plans is acceptable.
Lane Widening
The site abuts a substandard east-west public lane which has a width of 3.96 m and, in accordance with City policy for
lanes serving residential/commercial properties, should ultimately be widened to 6.0 m. In this regard, a 1.52 m wide
strip of land along the full extent of the site abutting the north limit of the public lane must be conveyed to the City.
However, the conveyance should exclude the portion of the lands encumbered by the existing building to be retained
which is set back between 0.92 m and 0.95 m from the existing lane limit."
4.Works and Emergency Services, December 11, 1997
ARecommendations:
1.That the owner be required, as a condition of approval of the plans and drawings for the project, to:
(a)Provide and maintain a garbage and recyclable materials storage room, with a minimum size of 10m5, which is
accessible to all occupants of the building;
(b)Provide and maintain minimum inside and outside turning radii of 8.6 m and 13.4 m at all turns to be negotiated by
trucks using the Type B loading space;
(c)Convey to the City, at nominal cost, prior to the issuance of a building permit, a 1.52 m wide strip of land to the full
extent of the site abutting the north limit of the east-west public lane, save and except for the portion of these lands
encumbered by the existing building to be retained, such lands to be free and clear of all encumbrances, save and
except for utility poles, and subject to a right-of-way for access purposes in favour of the Grantor until such time as
said lands have been laid out and dedicated for public highway purposes;
(d)Submit to the Commissioner of City Works Services, a Reference Plan of Survey, in metric units and integrated
with the Ontario Co-ordinate System, delineating thereon by separate PARTS the lands to be conveyed to the City and
the remainder of the site;
(e)Submit revised drawings with respect to Recommendation Nos.1(a) and 1(b) above, for the review and approval of
the Commissioner of City Works Services;
2.That the owner be advised of the need to receive the approval of the Commissioner of City Works Services for any
work to be carried out within the street allowance; and
3.That the lands conveyed to the City under Recommendation No. 1(c) above, be laid out and thereafter dedicated by
the City, for public highway purposes.
Comments:
Location
South side of Dundas Street East, between Seaton Street and Ontario Street.
Proposal
Conversion of the existing building which is used for light manufacturing to a mixed-use building comprising 728m5
of retail space and 28 residential condominium units.
Parking and Access
The proposed provision of 24 parking spaces located at grade within the southwest portion of the building satisfies the
estimated parking demand generated by this project for 16 parking spaces, including 14 spaces for the residents and 2
spaces for residential visitors and, as far as can be ascertained, the Zoning By-law requirement for a like amount.
Access to the parking spaces is proposed from the east-west public lane abutting the south property boundary, which is
acceptable.
Loading
The plans show the provision of one Type B loading space at the rear of the site, approximately mid-way between
Ontario Street and Seaton Street, with access directly from the abutting public lane. This satisfies the estimated loading
demand generated by this project for 1 Type B loading space and, as far as can be ascertained, the Zoning By-law
requirement for a like amount. However, in order to provide sufficient room for trucks to manoeuvre into and out of
the loading space, the abutting bicycle parking and the vehicular parking space adjacent to the south half of the bicycle
parking should be eliminated/relocated.
Refuse Collection
The City will provide the residential and retail components of this project with curb side refuse and recyclable
materials collection in accordance with the Municipal Code, Chapter 309 (Solid Waste). This will require the provision
of a garbage and recycling storage room, with a minimum size of 10m5, which is accessible to all residents and
occupants of the building. The storage room must be shown on the plans.
Lane Widening
The site abuts a substandard east-west public lane which has a width of 3.96 m and, in accordance with City policy for
lanes serving residential/commercial properties, should ultimately be widened to 6.0 m. In this regard, a 1.52 m wide
strip of land along the full extent of the site abutting the north limit of the public lane must be conveyed to the City.
However, the conveyance should exclude the portion of the lands encumbered by the existing building to be retained
which is set back between 0.92 m and 0.95 m from the existing lane limit."
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