October 21, 1999

To: Toronto Community Council

From: Acting Commissioner of Urban Planning and Development Services

Subject: Preliminary Report on Application 299006 for an Official Plan Amendment, Rezoning and Site Plan Approval to permit the conversion of the existing industrial building at No. 48 Abell Street into 156 live/work units and commercial self storage lockers in the basement

(Ward 20 - Trinity-Niagara)

Purpose:

To introduce a proposal to convert an existing industrial building into 156 live / work units with commercial self storage lockers in the basement.

Financial Implications and Impact Statement:

There are no financial implications resulting from the adoption of this report.

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.

Background:

Site

The site is located just south of Queen Street West, east of Dufferin Street, fronting on the closed portion of Abell Street. There is currently a three storey multi-use industrial building on the site. To the south is a large tract of vacant land known as 38 Abell Street. This site is also the subject of an Official Plan amendment and rezoning application for residential townhouses. The owners of both properties have been consulting on shared access routes and other matters.

A small corner of the property fronts onto the CNR rail corridor. The surrounding properties are industrial.

The Proposal

The application is for the conversion of the building to create 156 live/work dwelling units with commercial self storage in the basement. Additional floor area would be added by constructing new floors within a portion of the existing building currently used for metal fabrication and by constructing an addition on a portion of the roof.

Reasons for the Application

The site is designated under the Garrison Common North Part II Plan as Mixed Industrial - Residential Area B. Within this designation, residential uses are permitted by way of rezoning to a maximum of two times the lot area. Buildings containing both industrial and residential uses are permitted to a maximum of three times the lot area. The Official Plan requires that Council consider the impact residential conversion will have on existing employment in the area and the resulting interface between industrial and potential residential uses.

A zoning amendment is required to permit the proposed live/work units. Several zoning variances would be required to permit the proposal including floor area, parking, loading, use, bicycle parking and amenity space.

Comments:

Planning Issues

Uses

The building currently contains several illegal dwelling units and there is a lengthy history of inspections by City staff. Residential uses are not permitted by the industrial zoning. However, the Part II Official Plan permits residential uses provided that City Council is satisfied that the application satisfactorily addresses certain criteria, including:

1. the need for retaining industrial jobs in the area;

2. any impact on adjacent land uses; and

3. the design of the building adequately addresses issues such as the separation of pedestrian traffic from truck activity; adequate parking; adequate residential amenities; the provision of a satisfactory noise environment; and appropriate environmental standards.

The applicant will be requested to provide information on these matters.

The proposal to permit self storage lockers in the basement raises issues such as traffic, parking, loading and security which need to be carefully considered.

Access and Parking

The proposed site plan indicates a large amount of surface parking adjacent to the railway corridor. Further parking is proposed in various locations around the building. From an urban design and safety perspective, the proposed parking arrangement is less than ideal. Discussions are underway with the applicant to move as much of this parking into the building as possible. As part of the circulation of the plans, the Fire Department will also be providing comments on the issue of access to and around the building.

Amenity Space

The zoning requirements include standards for indoor and outdoor amenity space. The proposal is deficient in both. Given the dual purpose nature of the live/work space, adequate amenity space should be available within the development to provide recreation space which may not be possible within the dwelling unit. As part of the review of the application, options for securing amenity space for residents should be explored.

Streetscape

Discussions have occurred with respect to improving the closed portion of Abell Street as part of the rezoning process at 38 Abell Street. While the City does not own this portion of the road, future development of the streetscape should be consistent with City standards. Discussions are ongoing with the applicant regarding options for improving this right of way.

Conclusions:

This application should be discussed by the community.

There are a number of issues that must be resolved prior to the introduction of the Final Report to Toronto Community Council.

Contact:

Rollin Stanley

Senior Planner

Telephone: 392-0424

Fax: 392-1330

E-Mail: rstanley@toronto.ca

Beate Bowron

Director, Community Planning, South District

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List of Attachments:

Application Data Sheet

Maps (6)

APPLICATION DATA SHEET

Confirmed Municipal Address: 48 Abell Street.

PLANNING CONTROLS (For verification refer to Chief Building Official)

Official Plan Designation:		Site Specific Provision:	No
Zoning District:	I1 D3	Historical Status:	No
Height Limit (m):	18.0	Site Plan Control:	Yes

PROJECT INFORMATION

Site Area:	7597.2 m2		Height:	Storeys:		3
Frontage:				Metres:		14.50
Depth:
				Indoor		Outdoor
Ground Floor:	4483.1 m2		Parking Spaces:			120
Residential GFA:	12978.6 m2		Loading Docks:
Non-Residential GFA:			(number, type)
Total GFA:	12978.6 m2

DWELLING UNITS					FLOOR AREA BREAKDOWN
Tenure:	Live/Work				Land Use	Above Grade	Below Grade
1 Bedroom:	156				Residential	12978.6 m2
Total Units:	156

PROPOSED DENSITY
Residential Density: 1.71	Non-Residential Density:	Total Density: 1.71

COMMENTS

Status:

Application received.

Data valid:

June 24, 1999

Section:

CP South District

Phone:

392-7333