April 28, 1999

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services upon application by Victor Hipolito, Ambient Designs Limited, 1579 Dupont Street, Toronto, Ontario M6P 3S5 upon behalf of Carl and Boris Nodel, 368 Jane Street, Toronto, Ontario M6J 3Z5.

Subject:Final Report: Rezoning Application No. 98010 for the renovation and re-use of a light industrial building at 52 St. Lawrence Street for 71 live-work units. (Don River)

Purpose:To recommend approval of a site specific Zoning By-law amendment to permit the conversion of an existing vacant light industrial building to 71 live-work units.

Source of Funds:Not applicable

Recommendations:

It is recommended that:

1. That the Zoning By-law, By-law No. 438-86, as amended, be amended so as to:

(a)exempt the site from Sections 4(5)(b), 4(8)(b), 4(12), 4(13) and 9(1)(f) of By-law 438-86, as amended;

(b)permit the erection and use of a maximum of 71 live-work units within the existing building on the lot as shown on Map 1of this report provided that:

(i) a minimum of 130 square metres of indoor residential space is provided and maintained within the building;

(ii)a minimum of 60 square metres of outdoor residential amenity space is provided and maintained on the lot between the east wall of the building and St. Lawrence Street;

(iii)a minimum of 8 parking spaces are provided and maintained on the lot, including 4 parking spaces designated for the exclusive use of visitors to the building;

(iv)a minimum of 20 parking spaces are provided and maintained within 300 metres of the lot to serve residents of the building;

(v)an outdoor loading space is provided and maintained on the lot having a minimum width of 3 metres and minimum length of 12 metres; and

(vi)at least 30 bicycle parking spaces - occupant are provided and maintained within the building.

2.For the purposes of this By-law:

a)"live-work unit," "bicycle parking space - occupant" and "lot" shall have the same meaning as in By-law 438-86 as amended;

b) indoor residential amenity space means a room located on the first floor above grade of the building wholly situated within 20 metres of the east limit of the building for the exclusive, common use of residents for recreational or social purposes and which contains kitchen and washroom facilities;

c)outdoor residential amenity space means a landscaped outdoor area located between the east wall of the building and St. Lawrence Street for the exclusive, common use of residents of the building for recreational and social purposes, and which is directly accessible from the indoor residential amenity space;

d)outdoor loading space means an outdoor area located adjacent the north wall of the building, situated within 60 metres of the east limit of the lot which is used for collecting garbage from the building; and

e)parking space shall have the same meaning as in By-law 438-86 as amended except that up to 4 parking spaces provided and maintained on the lot may have a minimum width of 2.4 metres.

3.That the City Solicitor amend the appropriate City By-law to prevent the erection of a roof sign at 52 St. Lawrence Street.

4.That the owner 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 under application and any rights-of-way appurtenant to, and such plans should be submitted at least 3 weeks prior to the introduction of a Bill in Council.

5.That the owner submit to, and have approved by, the Commissioner of Urban Planning and Development Services, prior to the introduction of a Bill in Council, a Noise Impact Statement in accordance with City Council's requirements.

Background

The applicant seeks permission to convert a vacant 6,500 square metre industrial building to 71 live-work units. The applicant has addressed the planning concerns associated with the proposal and I am prepared to recommend its approval.

Comments:

1.Site and Surrounding Area (Map 1)

The site is located on the west side of St. Lawrence Street just south of King Street East. It is occupied by a vacant three storey industrial building which was most recently used for garment manufacturing. The footprint of the building occupies most of the site except for a right-of-way to its north and a paved area along its St. Lawrence Street frontage. To the north of the property is a mix of older low scale light industrial and residential buildings. The site is bordered on the south by a vacant industrial property which is intended for re-use as a low rise affordable housing project. The Richmond/Adelaide Street flyover is located to its immediate south. To the west of 52 St. Lawrence Street is a series of rowhouses along Percy Street. To the east of the site is a large vacant cement plant which forms the northern limit of the West Don Lands.

2.Existing Planning Controls

The I1D3 zoning of the property does not permit the use of 52 St. Lawrence Street for live-work units as proposed, and instead contemplates the use of the property for light industrial purposes which are environmentally compatible with adjacent residential uses. The height limit affecting the site is 12.0 metres while the existing building is somewhat higher.

The King-Parliament Part II Official Plan encourages the gradual redevelopment of the Corktown area in which the site is located, in a manner that reinforces the scale and physical character of the neighbourhood. The Plan permits City Council to rezone light industrial buildings to permit their conversion to residential or live-work uses provided the development does not include any additions, it creates a good quality living environment, and adequate parking and loading is provided.

3.Reason for the Application

The proposed live-work units are not a permitted use in an I1D3 zone.

4.Public Consultation

A public meeting was held on the application at Enock Turner Schoolhouse on October 26, 1998. Approximately 10 area residents attended the meeting. They generally support the introduction of more residents into the neighbourhood. However, residents felt certain issues needed to be addressed. They included issues of potential overlook and privacy intrusion, and noise from the building's loading and amenity spaces. They requested that the loading and amenity areas be relocated closer to St. Lawrence Street. One adjacent land owner, who could not attend the meeting, wrote to express concern about the amount of parking provided with the development.

5.Planning Issues

5.1.Appropriateness of the Land Use

The King-Parliament Part II Official Plan permits the conversion of existing industrial buildings to live-work uses. The proposed land use is consistent with the objectives of the Plan.

5.2 Parking

The existing building covers the majority of the site, and as such it is not feasible to provide all of the required parking on the site. The Commissioner of Works and Emergency Services requires that 28 parking spaces, including 4 parking spaces for visitors be provided to serve the project. The parking proposed meets the minimum parking requirements of the Zoning By-law for dwelling units within the downtown. Only 8 of the 28 parking spaces required can be provided on site without seriously compromising the design of the project, including the outdoor amenity space. As a result the applicant was required to seek a lease for 20 off site parking spaces. The applicant has secured the off site parking on St. Lawrence Street underneath the Richmond/Adelaide Street flyover. The Commissioner of Works and Emergency Services is satisfied with the form of the lease and the layout of the off site parking.

5.3 Garbage Removal

The building requires a an indoor garbage storage room and a loading space for garbage collection from bulk lift vehicles. The garbage room is proposed midway along the north side of building. A 3m by 12m outdoor loading area is proposed adjacent to the storage area. On collection days bins will be placed along a right-of-way to the north of the building for private garbage pick up. Once pick up occurs the collection bins will be transferred back into the storage area for refilling. The applicant, in conjunction with two adjacent property owners has modified the terms and conditions of usage of the right-of-way to permit the loading to occur off the right-of-way. The modifications to the right-of-way have been registered against the title of the property.

5.4.Residential Amenity Spaces

The proposal includes the provision of a common indoor amenity area for the residents of the building. The common room is approximately 130 square metres in size and includes washroom and kitchen facilities. The common room is located on the ground floor adjacent to St. Lawrence Street.

A common outdoor landscaped area for the use of residents is located just east of the building next to St. Lawrence Street. The location of the indoor and outdoor amenity areas has been moved adjacent to St. Lawrence in order to accommodate concerns of area residents.

5.5Privacy

The existing building is located close to its south, west and north property lines. Existing windows overlook areas where proposed or existing residential buildings are located. As such the re-use of 52 St. Lawrence Street requires the mitigation of privacy intrusion to surrounding properties. The applicant has proposed a plan for opaque glazing on the lower half of windows along the west side and portions of the north and south sides of the existing buildings. The window glazing will be clear on the upper half of the windows. The undertaking for the development will secure the window treatment.

5.6Environmental

The Medical Officer of Health requested that the applicant prepare environmental studies related to the soil and groundwater conditions on the site, demolition and dust control protocols, and the presence of any hazardous materials within the building. The studies were submitted and they indicate that there are no environmental issues associated with the use of the site for live/work purposes. The Medical Officer of Health finds the studies acceptable.

6.Roof Sign

Prior to submission of this rezoning application, an individual who declared himself as the property owner, applied and received a demolition permit for a non-conforming roof sign at 52 St. Lawrence Street. The roof sign was then removed. Since that time a sign company and the current owner of the site have expressed interest in replacing the roof sign. Initially, a sign company requested permission to construct a larger roof sign on the site. This is not permitted by the Sign By-law and the request was denied by the City. Subsequently it was argued that the City issued the demolition permit in error as the declared owner was not the actual property owner. City staff indicated that the roof sign was non-conforming to the Sign By-law and therefore cannot be replaced without a variance. After discussions with City Legal Services staff, I am recommending that the City Solicitor introduce appropriate legislation to prevent the erection of a roof sign at 52 St. Lawrence Street.

Conclusions

The proposed rezoning of 52 St. Lawrence Street to permit 71 live-work units is consistent with the objectives of the King-Parliament Part II Official Plan. The proposed Zoning By-law amendment is acceptable to me, and I am therefore recommending its approval.

Contact Name:Lance Alexander

Planner, Community Planning, South District, East Section

Phone: (416) 392-7573

Fax: (416) 392-1330

e-mail: Lalexand@toronto.ca

Beate Bowron

Director, Community Planning, South District

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APPLICATION DATA SHEET

Confirmed Municipal Address:52 St. Lawrence Street.

PLANNING CONTROLS (For verification refer to Chief Building Official)

Official Plan Designation:		Site Specific Provision:	No
Zoning District:	I1 D3	Historical Status:	No
Height Limit (m):	12.0	Site Plan Control:	Yes

PROJECT INFORMATION

Site Area:	2680.0 m2		Height:	Storeys:		3
Frontage:				Metres:		17.10
Depth:
				Indoor		Outdoor
Ground Floor:	50.4 m2		Parking Spaces:			8
Residential GFA:	6057.0 m2		Loading Docks:
Non-Residential GFA:			(number, type)
Total GFA:	6057.0 m2

DWELLING UNITS					FLOOR AREA BREAKDOWN
Tenure:	Live/Work				Land Use	Above Grade	Below Grade
Total Units:	71				Live/Work	6057.0 m2

PROPOSED DENSITY
Residential Density: 2.26	Non-Residential Density:	Total Density: 2.26

Appendix A

Comments from Civic Officials

1.Urban Planning and Development Services, February 18, 1999

"Our comments concerning this proposal are as follows:

Description:Make interior alterations

Zoning Designation:I1 D3Map:51G 323

Applicable By-law(s):438-86, as amended

Plans prepared by:Ambient Designs Limited

Zoning Review

The list below indicates where the proposal does not comply with the City's Zoning By-law 438-86, as amended, unless otherwise referenced.

1.The minimum required 28 parking spaces have not been provided entirely on the "lot", as required. 20 parking spaces are provided offsite at #33 St Lawrence St.. (Section 4(5)(f)(i))

2.The by-law requires one loading space - type G to be provided on the same "lot". The loading space provided will not be a "loading space - type G"and it will not be provided on the same "lot", as required.. (Section 4(8)(b))

3.The by-law requires 142 square metres of outdoor residential amenity space. Proposed is 63.83 sq metres. (Section 4(12))

4.The by-law requires at least 42 bicycle parking spaces for the occupants of the building and 11 bicycle parking spaces for visitors. No bicycle parking spaces are proposed. (Section 4(13)(a) and (c))

5.The proposed use, "live-work unit", is not permitted. (Section 9(1)(f))

6.Any encroachment into the right-of-way will be required to be registered on title.

Other Applicable Legislation and Required Approvals

1.The proposal requires Site Plan approval under Section 41 of the Planning Act.

2.The proposal requires conveyance of land for parks purposes, or payment in lieu thereof pursuant to Section 42 of the Planning Act.

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."

2.Works and Emergency Services, February 25, 1999

"Recommendations:

1. That the owner be required to:

(a)Provide space within the development for the construction of any transformer vaults, Hydro and Bell maintenance holes and sewer maintenance holes required in connection with the development;

(b)Submit to, and have approved by, the Commissioner of Works and Emergency Services, prior to the introduction of a bill in Council, a Noise Impact Statement in accordance with City Council's requirement;

(c)Have a qualified Architect/Acoustical Consultant certify, in writing, to the Commissioner of Works and Emergency Services that the development has been designed and constructed in accordance with the Noise Impact Statement approved by the Commissioner of Works and Emergency Services;

(d)Provide, maintain and operate the noise impact measures, facilities and strategies stipulated in the plan approved by the Commissioner of Works and Emergency Services;

(e)Provide and maintain a minimum of 28 parking spaces, consisting of 24 residential spaces and 4 visitor spaces, to serve the project, of which the on-site spaces can have dimensions of 2.4 m by 5.9 m and the remaining spaces can be provided off-site, within 300 m of the site;

(f)Provide and maintain private refuse collection services for this project;

(g)Agree to advise all tenants/owners of the units that refuse and recyclable material generated by this building must be collected by a private refuse collection firm;

(h)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 under application and any rights-of-way appurtenant thereto, and such plans should be submitted at least 3 weeks prior to the introduction of bills in Council;

(i)File an application for an Encroachment Agreement, prior to the issuance of a building permit, for the existing encroachment on St. Lawrence Street;

2. That the owner be advised:

(a)That the storm water run-off originating from the site should be disposed of through infiltration into the ground and that storm connections to the sewer system will only be permitted subject to the review and approval by the Commissioner of Works and Emergency Services of an engineering report detailing that site or soil conditions are unsuitable, the soil is contaminated or that processes associated with the development on the site may contaminate the storm run-off; and

(b)Of the need to receive the approval of the Commissioner of Works and Emergency Services for any work to be carried out within the street allowance.

Comments:

Location

West side of St. Lawrence Street, south of King Street East.

Proposal

Conversion of an existing light industrial building into a residential building containing 71 live/work units.

The proposal was dealt with in a Departmental report dated August 18, 1998. 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 owner is proposing to provide 8 on-site parking spaces and 20 off-site parking spaces. The provision of 8 surface parking spaces located at the front of the site and 20 off-site parking spaces satisfies the estimated parking demand generated by the proposed conversion for 28 spaces, consisting of 24 spaces to serve the residents and 4 visitor spaces and, as far as can be ascertained, the Zoning By-law requirement for 23 spaces. Given the retention of the existing building it is not practical to provide all the required parking on the site. Accordingly, the provision of leased parking in the vicinity of the site to satisfy the parking demand is satisfactory provided that the leased parking on the donor site is surplus to the requirements of the Zoning By-law. In this regard, the owner forwarded to this department, under date of February 22, 1999, a copy of a lease arrangement for the provision of 20 off-site parking spaces at Premises No. 33 St. Lawrence Street on City owned land underneath the Richmond/Adelaide structure, which is located within 300 m of the subject site. This is satisfactory.

The layout of the on-site and off-site parking spaces is generally acceptable. The plans show that the 8 on-site parking spaces will have widths of 2.4 m whereas 2.6 m is required under the By-law. Given the site constraints, the substandard width of the parking spaces is acceptable.

Access to the on-site and off-site parking spaces is provided from St. Lawrence Street, which is acceptable.

Refuse Collection

Residential developments of this size are typically serviced by the bulk lift method of refuse handling and disposal, which requires, among other things, the provision of a Type G loading space and sufficient manoeuvring area for trucks to safely enter and exit the site. The owner and the owner's representative have indicated in several meetings with our staffs, that they are unwilling to provide the facilities necessary for garbage and recyclable material collection by the City. Under these circumstances, the City is unable to provide any collection service to this building. As a result, there appears to be no other alternative but to have the garbage generated by the building collected by a private hauler. The owner indicated that he is willing to provide this project with private garbage collection. However, the tenants/owners of the residential units must be advised that refuse and recyclable generated by this building will be collected by a private refuse collection firm. Garbage must not be stored within the City road allowance. Garbage must be stored within the garbage room with the private hauler having access to the room in order to remove garbage and recyclable material.

In the event that the owner wishes to receive City refuse collection service for the project, the owner would be required, in accordance with the Municipal Code, Chapter 309, Solid Waste, to provide the following facilities:

_a Type G loading space on the site;

_a garbage room with a minimum size of 20 mē, equipped with a stationary compactor;

_a recyclable material storage room with a minimum size of 10 mē;

_a concrete pad adjacent to the front of the Type G loading space for the storage of 4 container bins on collection day;

Encroachments

It is noted that the plan of survey submitted with the application shows the existing building and a door, when open, encroaching onto the St. Lawrence Street road allowance. The owner is required to enter into an encroachment agreement with the City, if the encroachments are to remain.

Municipal Services and Storm Water Management

The existing water distribution and sanitary sewer system are adequate to serve this development.

It is the policy of City Council to require the infiltration of storm water run-off into the ground for all new buildings, whenever possible. Therefore, storm connections to the City sewer system will only be permitted if it can be demonstrated that infiltrating storm water into the ground is not feasible. Further information regarding storm drainage can be obtained by contacting the Engineering Section (telephone no. 392-6787) of this Department."

August 18, 1998

"Recommendations:

1. That the owner be required to:

(a)Provide space within the development for the construction of any transformer vaults, Hydro and Bell maintenance holes and sewer maintenance holes required in connection with the development;

(b)Submit to, and have approved by, the Commissioner of Works and Emergency Services, prior to the introduction of a bill in Council, a Noise Impact Statement in accordance with City Council's requirement;

(c)Have a qualified Architect/Acoustical Consultant certify, in writing, to the Commissioner of Works and Emergency Services that the development has been designed and constructed in accordance with the Noise Impact Statement approved by the Commissioner of Works and Emergency Services;

(d)Provide, maintain and operate the noise impact measures, facilities and strategies stipulated in the plan approved by the Commissioner of Works and Emergency Services;

(e)Provide and maintain a minimum of 54 parking spaces to serve the project, of which the on-site spaces can have dimensions of 2.4 m by 5.9 m and the remaining spaces can be provided off-site, within 300 m of the site;

(f)Provide and maintain a garbage room at least 20 square metres in size to serve the project and install and maintain a stationary compactor unit in the garbage room;

(g)Provide and maintain a recyclable material drop-off/storage room at least 10 mē in size within the building;

(h)Provide and maintain 1 Type G loading space on the site, with a generally level surface;

(i)Provide and maintain a concrete base pad with a slope not exceeding 2% adjacent to the front of the Type G loading space for the storage of at least 4 compactor containers on collection day;

(j)Construct the Type G loading space and all driveways and passageways providing access thereto to the requirements of the Ontario Building Code, including allowance for City of Toronto bulk lift and rear bin vehicle loading with impact factors where they are to be built as supported structures;

(k)Construct all driveways and passageways providing access to and egress from the Type G loading space with a minimum width of 3.5 m (4 m where enclosed), a minimum vertical clearance of 4.3 m and minimum inside and outside turning radii of 9 m and 16 m;

(l)Install a garbage chute in order to connect the upper floors of the project to the garbage room;

(m)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 under application and any rights-of-way appurtenant thereto, and such plans should be submitted at least 3 weeks prior to the introduction of bills in Council;

(n)File an application for an Encroachment Agreement, prior to the issuance of a building permit, for the existing encroachment on St. Lawrence Street;

(o)Submit revised drawings with respect to Recommendation Nos.1(e), 1(f), 1(g), 1(h), 1(i) and 1(l) above, for the review and approval of the Commissioner of Works and Emergency Services;

2. That the owner be advised:

(a)That the storm water run-off originating from the site should be disposed of through infiltration into the ground and that storm connections to the sewer system will only be permitted subject to the review and approval by the Commissioner of Works and Emergency Services of an engineering report detailing that site or soil conditions are unsuitable, the soil is contaminated or that processes associated with the development on the site may contaminate the storm run-off; and

(b)Of the need to receive the approval of the Commissioner of Works and Emergency Services for any work to be carried out within the street allowance.

Comments:

Location

West side of St. Lawrence Street, south of King Street East.

Proposal

Conversion of an existing light industrial building into a residential building containing 71 live/work units.

Parking and Access

The plans show that 11 spaces are provided, however, the application indicates that 10 spaces are proposed. The provision of 11 surface parking spaces located at the front of the site is less than the estimated parking demand generated by the proposed conversion for 54 spaces and, as far as can be ascertained, the Zoning By-law requirement for 40 spaces. The parking supply should be increased to satisfy the estimated parking demand. Given the site constraints and the retention of the existing building, it does not appear practical to provide additional parking on site. Therefore, this Department is prepared to accept the provision of leased off-site parking spaces for the remaining spaces to serve the project, subject to these spaces being located within 300 m of the site and surplus to the Zoning By-law requirements of the donor site.

The layout of the on-site parking spaces is generally acceptable. The plans show that the 10 parking spaces parallel to St. Lawrence Street will have widths of 2.4 m whereas 2.6 m is required under the By-law. Given the site constraints, the substandard width of the parking spaces is acceptable.

Access to the parking spaces is provided from St. Lawrence Street, which 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 the storage and handling facilities identified in Recommendation Nos. 1(f) to 1(l), above. The size of the garbage room is too small and should be increased to 20 mē and, as well, a separate recyclable material drop-off/storage room at least 10 mē in size should be provided. A double door or an overhead door leading to the loading facility from each room must also be provided. Furthermore, a garbage chute has not been shown connecting the upper floors to the garbage room.

The plans do not indicate the provision of a Type G loading space. However, the plans show a loading platform and garbage room at the west end of the building, which would require garbage trucks to enter from St. Lawrence Street using the 3.0 m wide right-of-way along the north property line to access these facilities. The trucks would then have to back-up for approximately 60 metres along this narrow driveway to exit the site, which is problematic. Recognizing the constraints imposed by the retention of the existing building, a back-up manoeuvre onto St. Lawrence Street to exit the site is acceptable, however, the proposed length of this manoeuvre is unacceptable. Furthermore, a level concrete pad bordering the front of the Type G loading space where a total of 4 containers are to be stored has not been indicated on the plans. The plans should be redesigned to incorporate the above.

It is the policy of City Council to levy a service charge on all new developments, payment of which is a condition for receiving City containerized garbage and recycling collection. The levy is currently $34.50 per month, including taxes, multiplied by the number of garbage containers on site. The levy includes the provision and maintenance of City garbage and recycling containers. Should the owner choose to provide private garbage containers, the levy will still be charged and the containers must meet City specifications and be maintained privately at the expense of the building owner. Further information regarding the above can be obtained by contacting the Operations and Sanitation Division at 392-1517.

Encroachments

It is noted that the plan of survey submitted with the application shows the existing building and a door, when open, encroaching onto the St. Lawrence Street road allowance. The owner is required to enter into an encroachment agreement with the City, if the encroachments are to remain.

Municipal Services and Storm Water Management

The existing water distribution and sanitary sewer system are adequate to serve this development.

It is the policy of City Council to require the infiltration of storm water run-off into the ground for all new buildings, whenever possible. Therefore, storm connections to the City sewer system will only be permitted if it can be demonstrated that infiltrating storm water into the ground is not feasible. Further information regarding storm drainage can be obtained by contacting the Engineering Section (telephone no. 392-6787) of this Department."

3.Public Health, March 2, 1999

"Further to our letter dated January 13, 1999 our Department has received a Soil Testing Program (February 20, 1999) prepared by Soil Eng Limited. Staff at Environmental Health Services (EHS) have reviewed this document and offer the following comments.

Comments:

The testing consisted of 6 test pits which were excavated to depths ranging from 1.2m-3.0m below grade. One representative sample from within the industrial building was selected for analysis of the general and inorganic parameters outlined in the MOE Guideline for Use at Contaminated Sites (revised February 1997), Table B residential/parkland land use criteria. A review of the certificates of analysis has indicated no exceedances of the soil quality criteria for residential use in a non-potable groundwater condition. Based on these results, the consultant states that past land usage and the environmental quality of on-site soils are considered to have had no significant environmental impact on the site and that there is low potential for environmental liability, and as such, the site is suitable for residential development. The report has also provided an adequate dust control plan that will be implemented during all site activities.

Based on the information provided, I would indicate to you that I have no objection to the issuance of a building permit at this time. By copy of this letter I have advised the owner/applicant accordingly.

If you have any questions, please do not hesitate to contact me at 392-7685."

August 31, 1998

"Thank you for your request of May 29, 1998 to review and comment on the above referenced site. Staff at Environmental Health Services (EHS) have reviewed this application and offer the following comments.

Comments:

The applicant proposes the construction/conversion of a light industrial building for live/work purposes containing 3-storeys and 10 parking spaces. A review of the files available to us indicate that the site was zoned industrial in 1949. Additional information is required by EHS staff in order to conduct a review of the environmental conditions at the site. This should include a Historical Review, Site and Building Audit, Soil and Groundwater Management Plan, and a Dust Control Plan. This information will identify any environmental concerns with respect to soil and groundwater on the site.

Recommendations:

1.That 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 subject site. This report should be submitted to the Commissioner of Urban Development Services for review by the Medical Officer of Health, prior to the introduction of a Bill in Council.

2.That the owner conduct a site and building audit for the identification of all hazardous materials on the site and in existing buildings. The removal of these materials should be conducted in accordance with Ministry of Labour and Ministry of Environment Guidelines. A report on the site and building audit should be submitted to the Commissioner of Urban Development Services for review by the Medical Officer of Health, prior to the introduction of a Bill in Council.

3.(i) That the owner shall conduct a soil and groundwater testing program and produce a Soil and Groundwater Management Plan which characterizes soil and groundwater conditions and proposes remediation options, to be submitted to the Commissioner of Urban Development Services, for review and approval by the Medical Officer of Health, prior to the introduction of a Bill in Council.

(ii) That the owner implement under the supervision of an on-site qualified environmental consultant, the Soil and Groundwater Management Plan as stipulated in the report approved by the Medical Officer of Health, and upon completion, submit a report from the on-site environmental consultant, to the Medical Officer of Health, certifying that the remediation has been completed in accordance with the Soil and Groundwater Management Plan.

4.(i) That the owner prepared a Demolition and Excavation Dust Control Plan and submit this plan to the Commissioner of Urban Development Services for approval by the Medical Officer of Health, prior to the issuance of any permit.

(ii) That the owner implement the measures in the Demolition and Excavation Dust Control Plan approved by the Medical Officer of Health.

By copy of this letter I have advised the owner/applicant accordingly. If you have any questions please do not hesitate to contact me at 392-7685."

4.The Toronto and Region Conservation Authority, June 11, 1998

"Authority staff has reviewed the above noted application and we offer the following comments.

The subject property is located within the fill regulation area and the regional storm flood plain for the Lower Don River. In accordance with Ontario Regulation 158 a permit is required from the Authority prior to any of the following works taking place:

(a)construct any building or structure or permit any building or structure to be constructed in or on a pond or swamp or in any area susceptible to flooding during a regional storm;

(b)place or dump fill or permit fill to be placed or dumped in the areas described int he schedules whether such fill is already located in or upon such area, or brought to or on such area from some other place or places.

We note that the subject property is located within an area which has been recognized as a Special Policy Area (SPA). The SPA concept recognizes that, for a community which has historically existed in the flood plain, strict adherence to province-wide policies prohibiting development in the flood plain wold result in social and economic hardships. Therefore, under the SPA criteria, development is permitted in the flood plain provided that floodproofing measures are incorporated and a permit is obtained from the Authority.

Based upon the above, we wold have no objections to the approval of this application as submitted. Please note, a permit is required under Ontario Regulation 158 prior to the issuance of building permits.

We trust this is satisfactory. However, should you have any questions please do not hesitate to contact the undersigned or Gaspare Ritacca at extension 324."

5.Toronto Catholic District School Board, September 24, 1998

"Further to your letter of July 29, 1998, regarding the above-noted proposal, please be advised that although the Board does not object to this application, it would like to express its concern regarding the overcrowding and lack of permanent facilities at Notre Dame Catholic Secondary School.

In addition, elementary students residing in the subject area could be accommodated at St. Paul Catholic School while male secondary students could be accommodated at Neil McNeil Catholic Secondary School.

Should you require additional information regarding this matter, please contact Joe Ruscitti at 222-8282, extension 2281."