September 27, 1999
To:Toronto Community Council
From:Commissioner of Urban Planning and Development Services
Subject:Preliminary Report on 250 Carlaw Avenue and 1143 Dundas Street East - Application No. 299009 for Rezoning
and Site Plan Approval to permit a mixed-use building 4 storeys in height, (Ward 25 - Don River).
Purpose:
To permit the renovation and the construction of a four storey mixed-use building with mezzanine levels at 250 -320
Carlaw Avenue.
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 situated on the west side of Carlaw Avenue just south of Dundas Street East and north of Colgate Avenue. The
west portion of the development site includes a former CN railway line spur that runs south from Dundas Street East the
whole length of the property.
Proposal:
The project involves retention of a three storey part of the existing building at 260 Carlaw Avenue and the addition of a
new portion, 4 storeys in height, with mezzanine levels at 250 Carlaw Avenue. The mixed-use building will contain 155
live/work units, retail space at grade and 80 parking spaces located below grade.
Applicable Planning Controls:
The Official Plan designation for 250 Carlaw Avenue is Mixed Industrial-Residential Area which permits industrial uses
up to 3 times the area of the lot area and residential through rezoning with a density up to 2 times the lot area. The plan is
silent on commercial uses. 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 approximately 10,655 m2 in size located on the west side of Carlaw Avenue situated between
Dundas Street and Colgate Avenue. The project is a 4 storey mixed-use building with mezzanine levels and underground
parking. The building will contain 155 live/work units, with work studios and retail at grade.
Following a planning study in 1998, the Official Plan set out the future policy framework for an area undergoing a
significant transition. The new Plan envisions the retention of the older industrial buildings and encourages the conversion
of these buildings to residential. This mixed-use building approach, however, does not contemplate commercial uses for
this area. With these new Official Plan policies recently put in place, the intent of the by-law must be carefully reviewed. In
considering rezoning applications to permit residential use, Council must be satisfied that the buildings will provide a
satisfactory living environment, provide for adequate residential amenities, sufficient parking spaces, the provision of a
satisfactory noise environment and appropriate environmental standards. Justification of this project at this location
requires further consideration given the context and the other changes taking place in the neighbourhood. An Official Plan
Amendment would be required to permit this project.
The owners of many of the existing industrial buildings have converted or are in the process of seeking permission to
convert to residential uses. To date, the changes that are underway are very positive, although 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. At this time, commercial uses for Carlaw Avenue are emerging and this
trend should be discussed further.
In an area where industry has been the predominant land use for many years, the emerging need for parkland means that the
situation must be reviewed carefully. Future parkland requirements are already being identified for the area where the
residential transformation is underway.
The proposal utilizes a proposed new public lane to be constructed in conjunction with the subdivision proposal on the
west side of the site. Given that the public lane abutting the south side of the site has not been constructed, the project
design should provide for the contingency that the Subdivision on the west side of the site is not completed. Furthermore, it
is likely that the Commissioner of Works and Emergency Services will require a conveyance for lane widening purposes
from 5m to 6m to accommodate the live work units and retail uses.
The proposal also involves a number of driveways. The southerly driveway is adjacent to a driveway and ramp proposed in
connection with the development abutting the south side of the site. In order to avoid excessive access points on Carlaw
Avenue, while providing for the access requirements for the development, consideration should be given to conveying the
proposed east-west lane abutting the south side of the project to the City for public lane purposes. In the event that the
applicant requires below grade rights for the purpose of an underground garage, consideration could be given to allowing
this lane to be constructed as a "private lane" with a right-of-way in favour of the abutting property to the south.
These matters will be reviewed in more detail in order to provide for integration of the proposed public and private lane
systems for the adjoining development sites.
Consideration of this application will involve discussion of the following issues.
1.Future commercial permission on the west side of Carlaw Avenue.
2.The proposed total density of the project exceeds 2 times the area of the lot. An Official Plan Amendment would be
required as well as the associated fee.
3.The indoor and outdoor amenity space should be consolidated and provided in a contiguous manner.
4.The proposed height of the building including the mechanical penthouse exceeds the 18 metre height limit by 2 metres
plus the mechanical penthouse.
5.A section of Dundas Street East was purchased by the owner from CN with the rail line spur. This situation should be
rectified and that portion of the street given to the City.
6.The contribution of parkland to meet the needs of the future residents.
7.Provision of a public and private lane system integrated with the projects surrounding the site, while meeting the needs
of the development.
8.The provision of only 99 parking spaces for 155 live/work units.
Conclusions:
This application should be discussed with the community.
Contact Name:Denise Graham
Community Planning, East Section
Telephone:392-0871
Fax:392-1330
E-Mail:dgraham1@toronto.ca
Beate Bowron
Director, Community Planning, South District
[p:\1999\ug\uds\pln\to991982.pln] - tm
APPLICATION DATA SHEET
| Site Plan Approval: |
Y |
|
Application Number: |
299009 |
| Rezoning: |
Y |
|
Application Date: |
July 19, 1999 |
| O. P. A.: |
N |
|
Date of Revision: |
|
Confirmed Municipal Address:250 Carlaw Avenue
| Nearest Intersection: |
West side of Carlaw Avenue; south of Dundas Street East. |
| |
|
| Project Description: |
To build an addition to the existing building for live-work, commercial
and industrial uses. |
| Applicant:
G.C. Jain
276 Carlaw Av. #200
469-1109 |
Agent:
G. C. Jain
276 Carlaw Av. #200
469-1109 |
Architect:
Turner Fleischer Architects
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: |
10653.0
m2 |
|
Height: |
Storeys: |
4 |
| Frontage: |
|
|
|
Metres: |
20.10 |
| Depth: |
|
|
|
|
|
| |
|
|
|
Indoor |
Outdoor |
|
|
| Ground Floor: |
5493.0 m2 |
|
Parking
Spaces: |
99 |
|
|
|
| Residential
GFA: |
18271.0
m2 |
|
Loading
Docks: |
|
|
|
|
|
|
| Non-Residential GFA: |
3289.0 m2 |
|
(number,
type) |
|
|
|
|
|
|
| Total GFA: |
21560.0
m2 |
|
|
|
|
|
|
|
|
| DWELLING UNITS |
|
FLOOR AREA BREAKDOWN |
| Tenure: |
Live/Work |
|
|
|
Land Use |
Above
Grade |
Below
Grade |
| Total Units: |
155 |
|
|
|
Residential |
18271.0 m2 |
|
| |
|
|
|
|
Commercial |
1554.0
m2 |
|
| |
|
|
|
|
Industrial |
1735.0
m2 |
|
| PROPOSED DENSITY |
|
|
| Residential Density: 1.72 |
Non-Residential Density: 0.31 |
Total Density: 2.03 |
