October 19, 1999

To: Toronto Community Council

From: Acting Commissioner of Urban Planning and Development Services

Subject: Preliminary Report on 201 Carlaw Avenue - Rezoning Application No. 199024 to permit the conversion of an existing 2 storey industrial building to residential

(Don River)

Purpose:

To report on an application to permit the conversion of an existing 2 storey industrial building at 201 Carlaw Avenue to140 live/work units with underground parking.

Financial Implications and Impact Statement:

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

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 120 metres of the site and the Ward Councillors; and

(2) the owner be advised that, prior to final City Council approval of this project, the owner may be required to submit a Noise Impact Statement in accordance with City Council 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 Carlaw Avenue just north of Queen Street East.

Proposal:

The project involves the conversion of an existing industrial building to 140 residential live/work units. Four different unit types are proposed including one storey units, two storey units and one storey with lofts. The units surround a landscaped interior courtyard. An atrium type amenity space is proposed to be located in the middle of the ground floor and 92 parking spaces are to be located in the basement. Access is to be provided off Carlaw Avenue through an existing driveway.

Applicable Planning Controls:

The Official Plan designation for this site is Mixed Industrial-Residential Area. It permits industrial uses up to a density of 3 times the area of the lot and residential projects, through rezoning, up to a density of 2 times the area of the lot. Proposals to convert existing buildings, which already exceed the permitted density, are exempt from the maximum density provisions of the Official Plan. The zoning of the property is I2 D3 which permits industrial uses at 3 times the area of the lot. The height limit is 18.0 metres.

Comments:

This project involves the conversion of an older industrial building to residential with underground parking. The Official Plan envisions the retention of the older industrial buildings on Carlaw Avenue and encourages the reuse of these buildings for residential purposes. In considering rezoning applications to permit residential units, Council must be satisfied that the building 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. Given the context and other changes taking place in the neighbourhood, this project should be given further consideration.

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

(a) The provision of 92 parking spaces for 140 units in this form of accommodation in this area.

(b) The internal landscape plan should be reviewed with the future residents of the building in mind.

(c) The relationship of the east elevation of the building to Boston Avenue.

(d) Impact on the existing parkland in the area.

Conclusion:

This application should be discussed with the community.

Contact: 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\to992013.pln)-tm

List of Attachments:

Application Data Sheet

Key Map

Maps 1-4

APPLICATION DATA SHEET

Site Plan Approval:	N		Application Number:	199024
Rezoning:	Y		Application Date:	September 15, 1999
O. P. A.:	N		Date of Revision:

Confirmed Municipal Address: 201 Carlaw Ave.

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:	8167.0 m2		Height:	Storeys:		2
Frontage:	97.5 m			Metres:		12.50
Depth:	84.1 m
				Indoor		Outdoor
Ground Floor:	5717.3 m2		Parking Spaces:	92
Residential GFA:	16335.0 m2		Loading Docks:	1	G
Non-Residential GFA:			(number, type)
Total GFA:	18000.0 m2

DWELLING UNITS					FLOOR AREA BREAKDOWN
Tenure:	Condo				Land Use	Above Grade	Below Grade
Total Units:	140				Residential	16335.0 m2

PROPOSED DENSITY
Residential Density: 2.00	Non-Residential Density:	Total Density: 2.00

COMMENTS

Status:

Application received.

Data valid:

September 15, 1999

Section:

CP South District

Phone:

392-7333