May 11, 1999
To:Toronto Community Council
From:Commissioner of Urban Planning and Development Services
Subject:Preliminary Report on 1142 Dundas Street East - Application No. 298002 for a Zoning By-law Amendment and
Site Plan Approval to permit a 4 storey live/work building. (Don River - Ward 25)
Purpose:
To permit the construction of a 4 storey building, containing 1 work studio, 7 live/work units with 3 open parking spaces.
Source of Funds:
Not applicable.
Recommendations:
It is recommended that:
1.I be requested to hold a public meeting in the community to discuss the application and to notify owners and tenants
within 300 metres of the site and the Ward Councillors.
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 in accordance with City Council's requirements. The owner will be further advised of these requirements,
as they relate to this project, by the Commissioner of City Works Services.
Background:
Site:
The site is located on the north side of Dundas Street East, between Carlaw Avenue and Logan Avenue and is
approximately 274 square metres in size. The land was an old spur of the CNR line recently purchased from the Canadian
National Railway Company. To the east of the site is a small industrial building containing what appears to be converted
residential units and to the west is an industrial building owned by the applicant.
Proposal:
This application is for permission to construct a new 4 storey mixed-use building, containing 7 live/work units and 1 work
studio on the ground floor, adjacent to 401 Logan Avenue. The proposed gross floor area of the building would be 1269
square metres. Parking for 3 cars is proposed for the building at the rear in open parking spaces.
Applicable Planning Controls:
Following a planning study, By-law 238-1998 designated this site within a Mixed Industrial Residential Area. This permits
through rezoning residential uses up to two times the area of the lot or industrial uses up to three times the lot area. With a
mix of industrial and residential uses, a maximum of 3 times coverage is permitted provided the residential portion of the
building does not exceed 2 times the lot area. In view of the fact that the density for the residential live/work uses exceeds
the limit of 2 times the lot area, in my opinion an Official Plan Amendment is required for this application.
The site is zoned I2 D3 which permits industrial uses up to three times the lot area. To change the industrial zoning to
residential requires an amendment to the zoning by-law. The maximum height limit for this site is 18.0 metres.
Comments:
The Official Plan permits consideration of residential uses at this location. A zoning by-law amendment is required in order
to permit this change in use and will be reviewed in accordance with the usual circulation process, including holding a
public meeting in the area. Site Plan Approval would occur concurrently with any proposed zoning by-law amendment.
The following issues will require review and resolution prior to final reporting:
1.An Official Plan Amendment is required for this proposal as the residential density exceeds 2 times the lot area.
2.The relationship of the proposed building to the adjacent properties needs to be reviewed. Both properties to the east
and to the west contain windows on their side lot lines. The applicant has indicated that his property to the west may be
redeveloped in the future and as such a proposal for 401 Logan Avenue may be forthcoming soon.
3.Further to the east on the east side of 45 Dickens Street is a gas station with a propane filling tank situated on the west
corner of the property known as 1160 Dundas Street East. Given the close proximity of this tank to the Dundas Street East
frontage, consideration of the appropriateness of residential uses in such close proximity must be discussed with the
Environmental Protection Office and Ministry staff.
4.The relationship of the new building to Dundas Street East should reflect the stepped back pattern already established to
the west.
5.Three parking spaces are proposed for the 7 live/work units and 1 work unit space.
Conclusions:
This application should be discussed with the community.
Contact Name:Denise Graham
Community Planning, South District - East Section
Telephone:392-0871
Fax:392-1330
E-Mail:dgraham1@toronto.ca
Beate Bowron
Director, Community Planning, South District
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APPLICATION DATA SHEET
