May 6, 1999

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services

Subject:Preliminary Report on Application No. 199008 for an Official Plan Amendment and a Rezoning, to permit the construction of an apartment building on a portion of 45 Lisgar Street (Ward 20 - Trinity Niagara)

Purpose:

To introduce a proposal to construct a nine storey rental apartment building, and to give this proposal further consideration including a public meeting in the community.

Source of Funds:

Not applicable

Recommendation:

It is recommended that I be requested to hold a public meeting in the community to discuss the application and to notify owners and residents within 300 metres of the site and the Ward Councillors.

Comments:

1.Site

The site is located south of Queen Street West, a few blocks east of Dufferin Street. The site is bounded by Lisgar Street; the laneway at the rear of the Queen Street West properties; a north-south lane on the east property line; and Sudbury Street to the south. An existing building on the south portion of the site will be retained by the applicant; the proposed application involves only the north, vacant portion of the lot.

2.The Proposal

The application is for a rental apartment building containing a total of 122 dwelling units (92 one bedroom and 30 two bedroom). The design of the building includes articulation of the facade along Lisgar Street, to provide a townhouse form with small front yards along the street frontage. The 9 storey apartment tower is set slightly back.

The applicant proposes to sever the vacant portion of the lot from the existing building. Development options for the south part of the lot are undetermined at this time.

3.Reasons for the Application

The lands are designated under the Official Plan as being within the Mixed Industrial - Residential Area "B". Under this designation residential uses are permitted up to a density of two times the area of the lot. The proposed apartment building would have a floor area of 4.3 times the area of the lot. An Official Plan amendment is required to exceed the floor area limits.

The project would also require several amendments to the zoning provisions. The proposed residential use is not permitted under the zoning and the height limit is being exceeded. The rezoning application is required to address the proposed variances to the zoning provisions.

4.Planning Issues

4.1Density

The current zoning for the site is industrial which does not include residential uses. The Garrison Common North Part II Official Plan provisions allow for residential uses through a rezoning process. The proposed residential density of 4.3 times the lot area is twice the amount permitted (2.0 times the lot area) under the Part II Plan. While the Plan anticipates residential uses in the area, it also addresses the need to ensure there is a mix of uses. The proposed use is only residential.

The proposed density increase needs to be considered in terms of its impact on the existing and anticipated community service needs of the neighbourhood, as well as the physical impact of the extra massing of the building on the adjacent properties.

4.2Height

The recent Garrison Common North Part II Plan introduced the current height limit of 18 m on this site. Any increase beyond this limit must be evaluated in terms of the rationale for the 18 m height limit.

The applicant is proposing a nine storey building, at a height of 24.4 m to the top of the ninth floor, with a 4.2 metre mechanical penthouse. The design has been revised to narrow the top of the building to reduce the bulk of the additional height. Shadow diagrams have been requested in order to further assess the impact of the proposed height.

The applicant also owns the remaining portion of the site. Any height established for this application should be evaluated in terms of any future development on the remaining portion of the site.

4.3Parking and Loading

Vehicular access to both the loading and parking is from the lanes to the side and rear of the site. The current drawings reflect discussions with staff which resulted in the separation of the parking entrance from the loading area. By moving the parking garage entrance to the south part of the site, the area behind the building accommodates additional landscaping. Also, future development of the south portion of the lot, may utilize the proposed garage entrance as access to that site.

Further discussions are required to refine the site plan to minimize potential conflicts between traffic movement on the two lanes and traffic moving in and out of the site.

4.4Massing

Discussions are ongoing with respect to the massing of the building. The proposed height would result in the north wall of the building having high visibility from Queen Street West. The applicant is working to articulate this facade, rather than having a nine storey blank wall facing Queen Street West.

4.5Public Benefits

The Part II Plan identifies the need for encouraging community uses in the area. The permitted density for buildings combining residential uses with community services and facilities, is three times the lot area. This permission is an incentive to attract community services and facilities to meet the existing and future needs of the neighbourhood.

The proposed residential density is double that anticipated by the Part II Plan. This increase must be considered in light of the need for community services and facilities. As development occurs, an increasing number of new residents will add to the existing needs of the community. Efforts are currently underway to achieve community space in a different project a few blocks away.

Contact Name:Rollin Stanley

Telephone: (416) 392-0424

Fax: (416) 392-1330

E-Mail: rstanley@toronto.ca

Beate Bowron

Director, Community Planning, South District

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APPLICATION DATA SHEET