August 17, 1999

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services

Subject:Preliminary Report on 219 Broadview Avenue - Rezoning Application No. 299008 and Site Plan Approval Application No. 399038 to permit a 3 storey building with 23 live/work units. (Ward 25 - Don River).

Purpose:

To permit the conversion of an existing 2 storey industrial building and one storey addition for 23 live/work units. There are 4 parking spaces and a bicycle storage area proposed to be provided below grade.

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 is located on the east side of Broadview Avenue just south of Dundas Street East.

Proposal:

This application is for permission to construct a 3^rd floor addition to an existing 2 storey industrial building with 4 parking spaces and convert it to 23 live/work units. The proposed gross floor area of the building above grade is 1950 m2.

Applicable Planning Controls:

The Official Plan designation for this site is Low Density Mixed Commercial-Residential Area. It permits residential uses and mixed-use buildings up to a density of 2.5 times the area of the lot. The zoning for the property is MCR T2.5 C1.0 R2.5 which permits commercial uses at 1 times the area of the lot and residential uses at 2.5 times the area of the lot. Mixed-use buildings are permitted provided the commercial component does not exceed 1 times the lot area or the residential portion does not exceed the 2.5 times the lot area. The height limit is 14.0 metres.

Comments:

At the present time, there are 10 live/work units in the building that provide small affordable units in an area well served by public transit. The applicant is requesting that these units and additional renovations to the building be approved for 23 live/work units. There appears to be a demand for this type of accommodation in this area. Consideration of this application, including the reduction in the required parking spaces, is based on the assumption that people purchasing these units will choose to ride bikes and use the public transit available in this neighbourhood. Bicycle parking storage will be provided in the lower level of the building.

The following issues will require review and resolution prior to the final report:

1. An Official Plan Amendment is required if the density of the project exceeds 2.5 times the area of the lot.
2. The provision of 4 parking spaces for this type of accommodation in this area.
3. A rooftop landscape plan should be submitted showing the outdoor amenity space for the future residents of the building.

4.The middle residential units located on the second floor on the north side of the building should be combined into one unit or redesigned to ensure direct natural light into these suites.

5.Consideration of french balconies for the ground floor units facing south.

1. The ownership of the lane located on the east side of the building should be clarified for this proposal.

Conclusion:

This application should be discussed with the community.

Contact Name:Denise Graham

City Planning Division, 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

Site Plan Approval:	Y		Application Number:	399038 299008
Rezoning:	Y		Application Date:	May 3, 1999
O. P. A.:	N		Date of Revision:	July 19, 1999

Confirmed Municipal Address:219 Broadview Avenue.

Nearest Intersection:	East side of Broadview Avenue; south of Dundas Street East.
Project Description:	To carry out interior alterations to an existing building and construct a 3rd. floor addition and mezzanine.

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

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

Architect: Turner Fleisher Arch. Inc. 953A Eglinton Ave. E. 425-2222

PLANNING CONTROLS (For verification refer to Chief Building Official)

Official Plan Designation:	Low Density MCR Area	Site Specific Provision:	No
Zoning District:	MCR T2.5 C1.0 R2.5	Historical Status:	No
Height Limit (m):	14.0	Site Plan Control:	Yes

PROJECT INFORMATION

Site Area:	730.5 m2		Height:	Storeys:		3
Frontage:				Metres:		14.00
Depth:
				Indoor		Outdoor
Ground Floor:	679.4 m2		Parking Spaces:	4
Residential GFA:	1974.5 m2		Loading Docks:
Non-Residential GFA:			(number, type)
Total GFA:	1974.5 m2

DWELLING UNITS					FLOOR AREA BREAKDOWN
Tenure:	Live/Work				Land Use	Above Grade	Below Grade
Bachelors:	2				Live/Work	1950 m2
1 Bedroom:	19
2 Bedroom:	2
Total Units:	23

PROPOSED DENSITY
Residential Density: 2.70	Non-Residential Density:	Total Density: 2.70

COMMENTS

Status:

Rezoning application submitted.

Data valid:

July 19, 1999.

Section:

CP South District

Phone:

392-7333