September 23, 1999
To:Toronto Community Council
From:Acting Commissioner of Urban Planning and Development Services
Subject:Preliminary Report: Official Plan and Rezoning Application No. 298005 to permit the conversion of the existing
building at 361 Symington Avenue for 76 live-work units and 4 studios [Ward 21- Davenport].
Purpose:
To introduce a proposal to convert an existing industrial building into 76 live-work units and 4 studios and seek
Community Council endorsement to hold a public meeting.
Source of Funds:
Not applicable.
Recommendations:
It is recommended that I be requested to hold a public meeting in the community to discuss the application and notify
owners and residents within 300 metres of the site and the Ward Councillors.
Comments:
1.Site
The site is located at the southeast corner of Symington Avenue and Adrian Avenue, north of Dupont Street. It is 0.8 ha in
size. It is bounded on the north by single family residential; on the south by the Canadian Pacific rail line; and, on the west
by NRI Industries Inc., a manufacturing firm. To the east is an industrial building that is currently being used for
workshops and studios but is now under application by the same owner for conversion into 33 live-work units and 40
workshops and studios.
Some of the previous occupants of the site were Bradshaw Printers (1950) and Dow Chemical (1964). In order to respond
to environmental issues, the applicant is undertaking an historical review to determine all the previous users of the site.
Currently, the building is being used for workshops and studios.
2.The Proposal
The applicant is proposing to convert the existing industrial building into 76 live-work and 4 studios. The existing gross
floor area is 8 724 m2. The applicant proposes to demolish a portion of the building in order to provide a central courtyard
for parking and landscaping. The proposed gross floor area will be 7 820 m2 with a resultant floor space index (fsi) of 1.0.
The four studios will be situated adjacent to the rail line. All the units will be rental. There will be a total of 39 outside
parking spaces including 27 within the courtyard and 12 spaces located along the private right-of-way leading to Wiltshire
Avenue.
3.Neighbouring Redevelopment Proposal
To the east of this site is an industrial building at 1 Wiltshire Avenue. A development application has been received to
convert it into 33 live-work units and 40 workshops and studios with 53 parking spaces. The development is designed so
that the studios will be situated adjacent to the rail corridor. The existing building has a gross floor area of 5,788 square
metres and an additional 892 square metres will be added, for a floor space index of 1.0.
4.Current Official Plan and Zoning Designations
The site is designated in the Part I Official Plan as a Restricted Industrial Area and is zoned I2D2. Neither the Official Plan
nor the Zoning By-law allows for residential uses. It is Council's policy not to consider redesignation of industrially
designated lands to non-residential purposes without first having considered a study of the area leading to a Part II Official
Plan amendment. Such a study should have regard for the number and types of firms and employees that would be
adversely affected, the impact of the proposal on the surrounding industrial lands, and the environmental condition of the
site and the need for soil decommissioning. Each of these issues is discussed in Section 5.0 of this report and will be dealt
with prior to a final recommendation on this application.
5.Planning Issues
i)Environmental Issues
The application was circulated to the Medical Officer of Health for review due to the past industrial uses on the site and its
proximity to the CPR main line. Environmental Health Services staff have informed the applicant that they require
additional information about the environmental condition of the site in order to conduct their review.
ii)Impacts of Redesignation From Industrial
Section 9.18 of the City's Part I Official Plan requires that the broader impacts on existing industrial areas and firms of
redesignating industrial lands to permit non-residential uses be considered. The changing nature of industrial activities in
the area, the current environmental clean-up programme, and this application itself provide an opportunity to review
planning objectives for this industrial pocket.
I will report further on the broader impacts of both this development and the proposal for 1 Wiltshire Avenue, as well as
the longer term planning objectives for the industrial lands adjacent to the CP and CN rail lines in conjunction with the
Final Report on this application.
iii)Defining Live-Work Uses
In the former City of Toronto Zoning By-law, the term "live-work unit" is defined as a dwelling unit that is also used for
work purposes, provided only the resident or residents of such accommodation work in the dwelling unit. Under this
definition, residents of the live-work units would be able to have industrial or other uses in their unit. These might create
noise, odours or other impacts on adjacent units, or create a visitor parking demand that can not be accommodated. I will
report further on the range of uses that are appropriate for this site in the Final Report.
iv)Setback from Rail line
Section 2.27 of the City's Official Plan requires, where residential projects are proposed adjacent to a rail corridor, that
regard shall be given to the provision of appropriate safety measures such as setback, berms and security fencing. The
applicant is having discussions with Canadian Pacific Railway and Canadian National Railway in an effort to resolve this
issue.
v)Streetscape
The proposed redevelopment of the existing industrial building should function as an extension to the residential
neighbourhood to the north. The applicant is providing a strong street-like landscape treatment along both the Adrian Street
frontage and the easterly private right-of-way by providing sidewalks, trees, shrubs, and ground cover and vines along the
building. The entrances onto Adrian Avenue will look like front street entrances. As well, to enhance personal safety,
appropriate lighting will be provided around the building and within the courtyard.
vi)Amenity Space
The zoning by-law requires 162 square metres of both indoor and outdoor amenity space. The applicant has suggested the
some indoor recreational space may be provided in the space adjacent to the rail line. There may be some limited
opportunities to provide outdoor amenity space through roof top or courtyard greenspace.
vi)Bicycle Parking
Given the constraints of the building, the motor vehicle parking is less than the by-law requires. Therefore, it is important
to supply bicycle parking for tenants and visitors.
Contact Name:Rhonda Petrella
Telephone: (416) 392-0459
Fax: (416) 392-1330
E-Mail: rpetrell@toronto.ca
Beate Bowron
Director, Community Planning, South District
(p:\1999\ug\uds\pln\to991968.pln) - smc
APPLICATION DATA SHEET
| Site Plan Approval: |
Y |
|
Application Number: |
298005 |
| Rezoning: |
Y |
|
Application Date: |
September 24, 1998 |
| O. P. A.: |
Y |
|
Date of Revision: |
|
Confirmed Municipal Address:361 Symington Avenue.
| Nearest Intersection: |
Southeast corner of Symington Avenue and Adrian Avenue. |
| |
|
| Project Description: |
To renovate an existing industrial building into 76 live/work units and 4
studios. |
| Applicant:
John Kirk
27 Marianfeld Av.
783-3615 |
Agent:
John Kirk
27 Marianfeld Av.
783-3615 |
Architect:
|
PLANNING CONTROLS (For verification refer to Chief Building Official)
| Official Plan
Designation: |
|
Site Specific
Provision: |
No |
| Zoning District: |
I2 D2 |
Historical Status: |
No |
| Height Limit (m): |
14.0 |
Site Plan Control: |
Yes |
PROJECT INFORMATION
| Site Area: |
7820.0 m2 |
|
Height: |
Storeys: |
2 |
| Frontage: |
|
|
|
Metres: |
11.20 |
| Depth: |
|
|
|
|
|
| |
|
|
|
Indoor |
Outdoor |
|
|
| Ground Floor: |
3875.0 m2 |
|
Parking
Spaces: |
|
42 |
|
|
| Residential
GFA: |
7520.0 m2 |
|
Loading
Docks: |
|
|
1 |
G |
|
|
| Non-Residential GFA: |
|
|
(number,
type) |
|
|
|
|
|
|
| Total GFA: |
7520.0 m2 |
|
|
|
|
|
|
|
|
| DWELLING UNITS |
|
FLOOR AREA BREAKDOWN |
| Tenure: |
Rental |
|
|
|
Land Use |
Above
Grade |
Below
Grade |
| Bachelors: |
81 |
|
|
|
Live/Work |
7520.0
m2 |
|
| Total Units: |
81 |
|
|
|
|
|
|
| PROPOSED DENSITY |
|
|
| Residential Density: 0.96 |
Non-Residential Density: |
Total Density: 0.96 |
