1001 ROSELAWN AVENUE, PRELIMINARY EVALUATION

REPORT ZONING BY-LAW AMENDMENT

APPLICANT: WESTSIDE DEVELOPMENTS LTD.

Ward 28, York-Eglinton

Director of Community Planning, West District

(September 28, 1999)

Purpose:

To provide preliminary comments on the processing of an application received September 2, 1999, from Westside Developments Ltd. to amend alteration and Zoning By-law 1-83 from PE-Prestige Employment Zone to Residential Multiple Zone 1 (RM1), to permit the conversion of a manufacturing/warehouse building to an apartment building containing 171 condominium live/work units and construction of 61 residential townhouse units.

Funding Sources, Financial Implications and Impact Statement:

City funding is not required. No impacts on capital or operating budgets have been identified at this time.

Recommendations:

It is recommended that:

(1)this report be received, and that the application continue to be circulated, and;

(2)upon completion of a Planning staff report, a public meeting to consider the application be scheduled for a meeting of Community Council.

(3)a community meeting be arranged in consultation with the local Councillors.

Comment:

Site Description and Context:

The 1.73 ha (4.3 ac.) parcel of land was formerly used for manufacturing/warehousing of yarns and wools and is located on the north side of Roselawn Avenue east of Dufferin Street (See Appendix 1 - Location Map). The site currently occupied by three individual buildings, including the manufacturing/warehouse building to be converted to live/work uses. The second building or "Die House" which is 4-storeys in height and directly abuts the Belt Line Park to the north will be altered to allow for vehicle parking in connection with the apartment building. The last building "Boiler House" including the smoke stack will be demolished. Industrial uses are located to the west. The Belt Line Park abuts the property to the south. Single family dwellings are located to the east, and opposite Roselawn Avenue to the north.

Reason for Application:

The site is designated Employment in the York Official Plan. This designation generally provides for a wide range of employment activities. Residential and live/work uses may, without amendment to the Official Plan, be introduced subject to certain criteria (contained within Section 12.8 of the Plan) for considering the appropriateness of the residential use. Staff are currently reviewing the application for compliance with the Official Plan. The site is zoned PE-Prestige Employment under Zoning By-law 1-83 which does not permit residential uses and therefore an amendment is required.

Project Information:

The applicant has proposed the conversion of the existing 4-storey manufacturing/warehouse building and the construction of a partial 5th storey, for a "loft style" 171-unit condominium live/work apartment building containing 1 and 2-bedroom apartments of approximately 78 to 112 m² (840 to 1, 210 sq.ft.) in size. Parking would be located within the existing below grade, portion of the building and would be accessed from Roselawn Avenue (Exhibit No. 2). The "Die House" building will be converted to allow for vehicle parking in connection with the apartment building with access also from Roselawn Avenue. In addition to the conversion and re-use of two of the existing buildings, a total of 61 townhouses will be constructed, flanking on both sides of the building. These units will be 4-storeys in height and average 186 m² (2, 000 sq. ft.) in area. The Townhouses will be accessed from Roselawn Avenue via a private condominium road with parking at the rear of the dwellings in the form of a carport/deck arrangement.

Existing Use:Industrial manufacturing/warehousing buildings

Official Plan:Employment

Zoning:PE - Prestige Employment

Gross Site Area:1.73 ha (4.3 ac.)

*Gross Floor Area:31 526 m²(339, 354 sq. ft.)

Parking Required:349 spaces

Parking Provided:342 spaces

Issues:

City-wide issues include the confirmation of compliance with the criteria set out in Section 12.8 of the Official Plan for the introduction of residential uses in Employment designations. Local issues include the mitigation of potential land use conflicts with existing industrial uses, separation distances and buffering.

Conclusion:

The application is currently in circulation. A staff report on the application will be distributed to Councillors and will be available to the public, prior to the Public Meeting. A Community Meeting is recommended to be arranged in consultation with the Ward Councillors. A Site Plan application for the proposal is being processed concurrently.

Contact Name:

Paulo Stellato, MCIP, RPP

Community Planning, West District

Tel: (416) 394-6004Fax: (416)394-6063