August 24, 1999

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services

Subject:Preliminary Report on 401 Logan Avenue - Application No. 299007 for Rezoning and Site Plan Approval to permit a mixed-use building 4 storeys in height, (Ward 25 - Don River).

Purpose:

To permit the construction of a mixed-use building four storeys in height at 401 Logan Avenue. The building will contain live/work units, work studios, retail at grade and underground parking. The proposal will provide surface parking spaces at the rear of the building for visitors.

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 Works and Emergency Services.

Background:

Site:

The site falls within a block bounded on the north by Dickens Street, on the south by Dundas Street East, on the west by Logan Avenue and on the east by a former rail spur known as 1142 Dundas Street East.

Proposal:

A 4 storey mixed-use building containing 72 live/work units, and a 250 m2 restaurant and retail space at grade are proposed for the site. There are 52 parking spaces proposed below grade with 15 surface visitor parking spaces and 2 loading spaces.

Applicable Planning Controls:

The Official Plan designation for 401 Logan Avenue is Mixed Industrial-Residential Area which permits industrial uses up to 3 times the area of the lot and a variety of residential uses through rezoning with a density up to 2 times the lot area. The zoning on the site is I2 D3 which permits industrial uses up to three times the area of the lot. The height limit is 18.0 metres.

Comments:

The proposal involves a site 3823 m2 in size located on the northeast corner of Logan Avenue and Dundas Street East. The project is a 4 storey mixed-use building with mezzanine levels. Following the planning study in 1998, the Official Plan envisions the retention of older industrial buildings and encourages the conversion of these buildings to residential. This is the first application for a mixed-use building under the new by-law. The proposal requires an amendment to the Official Plan.

Many of the existing industrial buildings have converted or are in the process of seeking permission to convert to residential uses leaving the area undergoing a very interesting transition at the present time. To date, the changes that are underway are very positive. Some concerns that have been expressed at public meetings indicate that there may be a need for small convenience stores within the vicinity for the new and existing residents in the neighbourhood. Potential commercial uses for the north side of Dundas Street East should be discussed with the residents.

The project shows a well landscaped open space at the corner where Logan Avenue meets Dundas and a proposed tree lined city boulevard on the north side of Dundas and east side of Logan. This would be a beneficial addition to the area. The addition of new residents, where industry has been the predominant land use for many years, means that the future parkland requirements must be reviewed carefully. Future parkland needs are being identified already for the area where the residential transformation is underway.

Further consideration of this application will involve discussion of the following issues:

1. Future commercial permission on the north side of Dundas Street East.
2. The proposed total density of the project exceeding 3 times the area of the lot in an area that permits consideration of residential uses up to 2 times by the newly approved Official Plan policy for the area.
3. The indoor and outdoor amenity space should be provided in a contiguous manner.
4. The proposed height of the building exceeds the 18 metre height limit by .85 metres plus the mechanical penthouse.
5. The additional access from Dundas Street East instead of solely from Dickens Street.
6. Parkland dedication to meet the needs of the future residents.

Conclusion:

This application should be discussed with the community.

Contact Name:Denise Graham

Community Planning, East Section

Fax:392-1330

E-Mail:dgraham1@toronto.ca

Beate Bowron

Director, Community Planning, South District

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APPLICATION DATA SHEET

Site Plan Approval:	Y		Application Number:	299007
Rezoning:	Y		Application Date:	July 19, 1999
O. P. A.:	N		Date of Revision:

Confirmed Municipal Address:401 Logan Avenue.

Nearest Intersection:	Northeast corner of Logan Avenue and Dundas Street East.
Project Description:	To construct live/work building with retail and restaurant space at grade.

Applicant: G. C. Jain 276 Carlaw Av. #200 469-1109

Agent: G. C. Jain 276 Carlaw Av. #200 469-1109

Architect: Turner Fleischer 953A Eglinton Ave. E. 425-2222

PLANNING CONTROLS (For verification refer to Chief Building Official)

Official Plan Designation:	Mixed Industrial-Residential Area	Site Specific Provision:	No
Zoning District:	I2 D3	Historical Status:	No
Height Limit (m):	18.0	Site Plan Control:	Yes

PROJECT INFORMATION

Site Area:	3823.0 m2		Height:	Storeys:		4
Frontage:				Metres:		18.85
Depth:
				Indoor		Outdoor
Ground Floor:	1910.0 m2		Parking Spaces:	52		15
Residential GFA:	8932.0 m2		Loading Docks:	2
Non-Residential GFA:	2892.0 m2		(number, type)
Total GFA:	11824.0 m2

DWELLING UNITS					FLOOR AREA BREAKDOWN
Tenure:	Live/Work				Land Use	Above Grade	Below Grade
Total Units:	72				Residential	8932.0 m2
					Retail	395.0 m2
					Restaurant	248.0 m2
					Industrial	2249.0 m2

PROPOSED DENSITY
Residential Density: 2.34	Non-Residential Density: 0.76	Total Density: 3.11

COMMENTS

Data valid:

July 19, 1999

Section:

CP South District

Phone:

392-7333