October 19, 1999

To: Toronto Community Council

From: Acting Commissioner of Planning and Development Services

Subject: Preliminary Report on 235 Carlaw Avenue - Rezoning Application No. 199026 to permit the conversion of three floors of an existing industrial building for live/work units.

(Don River)

Purpose:

To report on an application to permit the conversion of the upper 3 floors of an existing 5 storey industrial building at 235 Carlaw Avenue to 66 live/work units with 60 parking spaces.

Financial Implications:

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.

Proposals:

The project involves the conversion of an existing industrial building to 66 live/work units on the third, fourth and fifth floors of the building.

Applicable Planning Controls:

The Official Plan designation for this site falls within the 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. In addition, mixed-use buildings of industrial and residential uses are permitted up to a maximum of 3 times coverage, provided that the residential portion does not exceed 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 proposal involves the mix of existing industrial uses namely photography studios on the first and second floors with newly created live/work units proposed for the third to fifth floors. The Official Plan envisions the retention of the older industrial buildings located on Carlaw Avenue and encourages the reuse of these buildings for residential purposes provided that Council is satisfied that the building will provide a satisfactory living environment, as well as provide for adequate residential amenities, there are sufficient parking spaces, the provision of a satisfactory noise environment and appropriate environmental standards. Other applications to permit live/work units are also under review in the adjacent industrial buildings located at 201 Carlaw Avenue and 250 Carlaw Avenue. This project should be given futher consideration.

The following issues will require further consideration:

(a) the layout of 60 parking spaces for 66 units;

(b) the provision of amenity space;

(c) the relationship of the building to Boston Avenue; and

(d) the impact of the proposal on existing parkland in the area.

Conclusion:

This application should be discussed with the community.

Contact:

Denise Graham

Senior Planner, East Section

Telephone: 392-0871

Fax: 392-1330

E-mail: dgraham1@toronto.ca

Beate Bowron

Director, Community Planning, South District

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List of Attachments:

Application Data Sheet

Key Map

Maps 1-6

APPLICATION DATA SHEET

Confirmed Municipal Address: 235 Carlaw Avenue

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:	2508.0 m2		Height:	Storeys:		5 + Bsmt.
Frontage:	31.7 m			Metres:
Depth:	83.5 m
				Indoor		Outdoor
Ground Floor:	1985.7 m2		Parking Spaces:	60		7
Residential GFA:	6025.9 m2		Loading Docks:
Non-Residential GFA:	4017.3 m2		(number, type)
Total GFA:	10043.2 m2

DWELLING UNITS					FLOOR AREA BREAKDOWN
Tenure:	Live/Work				Land Use	Above Grade	Below Grade
Bachelors:	66				Residential	6025.9 m2
Total Units:	66				Industrial	4017.3 m2

PROPOSED. DENSITY
Residential Density: 2.40	Non-Residential Density: 1.60	Total Density: 4.00

COMMENTS

Status:

Application received.