Draft Zoning By-law and Draft Sign By-law
- 52 St. Lawrence Street (Don River)
The Toronto Community Council recommends that:
(1)the Draft By-laws attached to the report (May10,1999) of the City Solicitor be
approved and that authority be granted to introduce the necessary bills in Council to
give effect thereto;
(2)Recommendations Nos. 1-5, as amended, of the report of the Commissioner of
Urban Planning and Development Services (April28,1999) be adopted; and
(3)the Commissioner of Urban Planning and Development Services be instructed to
include in a Registered Agreement to be drawn up as part of the site plan approval, a
provision requiring that the owner of the building provide a minimum of once-a-week
garbage pick-up, restricted to weekdays from 9:00 a.m. to 9:00 p.m.
The Toronto Community Council reports, for the information of Council, that notice of the
public meeting was given in accordance with the Planning Act and the Municipal Act. The
public meeting was held on May 26, 1999, and no one addressed the Toronto Community
Council.
The Toronto Community Council submits the following report (May 10, 1999) from the
City Solicitor:
Purpose:
The attached Draft By-law (1) is a draft zoning by-law to permit the conversion of the existing
vacant industrial building to 71 live-work units. Draft By-law (2), also attached, amends the
Sign provisions of the Municipal Code of the former City of Toronto to provide that a roof
sign may not be erected or displayed on the subject property. Both by-laws implement
recommendations contained in the report of the Commissioner of Urban Planning and
Development Services (April28,1999) with one addition orally requested by the
Commissioner of Urban Planning and Development Services being that the draft zoning
by-law provide that all 8, rather than 4, of the on-site parking spaces be permitted a minimum
width of 2.4 metres.
Funding Sources, Financial Implications and Impact Statement:
The enactment of the Draft By-laws has no financial implications for the City. It requires no
funding.
Recommendations:
It is recommended that:
(1)the Toronto Community Council hold a public meeting in respect of Draft By-law (1) in
accordance with the provisions of the Planning Act and in respect of Draft By-law (2) in
accordance with the provisions of the Municipal Act.
Following the public meeting and in the event the Toronto Community Council wishes to
approve the Draft By-laws, it could recommend that:
(2)the Draft By-laws attached to the report (May10,1999) of the City Solicitor be approved
and that authority be granted to introduce the necessary bills in Council to give effect thereto;
(3)Recommendations 1-5, as amended, of the report of the Commissioner of Urban Planning
and Development Services (April28,1999) be adopted.
Council Reference/Background/History:
Toronto Community Council will have before it the final report of the Commissioner of Urban
Planning and Development Services (April28,1999) at its meeting to be held on May26,1999
concerning the above noted subject. That report recommends, inter alia, that a Draft By-law be
prepared by the City Solicitor to amend the General Zoning By-law to permit the conversation
of the existing industrial building to 71 live-work units and to prohibit a roof sign which
prohibition has been implemented through a by-law amendment to the Sign provisions of the
Municipal Code of the former City of Toronto.
Comments and/or Discussion and/or Justification:
This report contains the necessary Draft By-laws, which, if enacted, will give effect to the
planning report.
Contact Name:
William Hawryliw, Solicitor
Telephone:392-7237
Fax:392-0024
E-mail:whawryli@toronto.ca
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DRAFT BY-LAW (1)
Authority:Toronto Community Council Report No. , Clause No. ,
as adopted by City of Toronto Council on
Enacted by Council:
CITY OF TORONTO
BY-LAW No. -1999
To amend Zoning By-law No. 438-86 of the former City of Toronto
with respect to lands known as No. 52 St. Lawrence Street.
The Council of the City of Toronto HEREBY ENACTS as follows:
1.None of the provisions of Sections 4(5)(b), 4(5)(f)(I), 4(8)(b), 4(12), 4(13) and 9(1)(f) of
By-law No. 438-86, being "A By-law To regulate the use of land and the erection, use, bulk,
height, spacing of and other matters relating to buildings and structures and to prohibit certain
uses of lands and the erection and use of certain buildings and structures in various areas of
the City of Toronto", as amended, shall apply to prevent the conversion of the building
existing in the year 1998 and known municipally as No. 52 St. Lawrence Street to 71
live-work units, provided:
(1)the lot on which the building is located comprises the lands shown outlined by heavy
lines on the attached Plan;
(2)indoor residential amenity space at least to the extent of 130 square metres is provided
and maintained;
(3)outdoor residential amenity space at least to the extent of 60 square metres is provided
and maintained on the lot;
(4)at least 8 parking spaces of a minimum width of 2.4 metres each, notwithstanding the
minimum width requirement of the definition of parking space contained in Section 2 of
By-law No. 438-86, are provided and maintained on the lot including 4 parking spaces
designated for the exclusive use of visitors to the building;
(5)at least 20 parking spaces are provided and maintained within 300 metres of the lot to
serve the residents of the building;
(6)an outdoor loading space is provided and maintained on the lot having a minimum width
of 3 metres and a minimum length of 12 metres; and
(7)at least 30 bicycle parking spaces - occupant are provided and maintained on the lot.
2.For the purpose of this By-law:
(1)"indoor residential amenity space" means a room located on the first floor above grade
of the building wholly situated within 20 metres of the east limit of the building for the
exclusive, common use of residents for recreational or social purposes and which contains
kitchen and washroom facilities;
(2)"outdoor residential amenity space" means a landscaped outdoor area located between
the east wall of the building and St. Lawrence Street for the exclusive, common use of
residents of the building for recreational and social purposes, and which is directly accessible
from the indoor residential amenity space; and
(3) "outdoor loading space" means an outdoor area located adjacent to the north wall of the
building, situated within 60 metres of the east limit of the lot which is used for collecting
garbage from the building.
3.Except as otherwise provided in this By-law, the definition of the words "lot" and "grade"
and of the expressions "live-work unit", "parking space" and "bicycle parking space -
occupant" contained in this By-law shall have the same meaning as such words and
expressions as defined in By-law No. 438-86, as amended.
--------
DRAFT BY-LAW (2)
Authority:Toronto Community Council Report No. , Clause No. ,
as adopted by City of Toronto Council on
Enacted by Council:
CITY OF TORONTO
BY-LAW No. -1999
To amend the former City of Toronto Municipal Code Ch. 297, Signs,
respecting No. 52 St. Lawrence Street.
The Council of the City of Toronto HEREBY ENACTS as follows:
1.Section 297-11 of Chapter 297, Signs, of the Municipal Code of the former City of
Toronto is amended by adding the following subsection:
HH.No person shall, on the lands known in the year 1998 as No. 52 St. Lawrence Street,
erect or display a roof sign.
The Toronto Community Council also submits the following report (April 28, 1999)
from the Commissioner of Urban Planning and Development Services:
Purpose:
To recommend approval of a site specific Zoning By-law amendment to permit the conversion
of an existing vacant light industrial building to 71 live-work units.
Source of Funds:
Not applicable
Recommendations:
It is recommended that:
(1)That the Zoning By-law, By-law No. 438-86, as amended, be amended so as to:
(a)exempt the site from Sections 4(5)(b), 4(8)(b), 4(12), 4(13) and 9(1)(f) of By-law 438-86,
as amended;
(b)permit the erection and use of a maximum of 71 live-work units within the existing
building on the lot as shown on Map 1 of this report provided that:
(i) a minimum of 130 square metres of indoor residential space is provided and maintained
within the building;
(ii)a minimum of 60 square metres of outdoor residential amenity space is provided and
maintained on the lot between the east wall of the building and St. Lawrence Street;
(iii)a minimum of 8 parking spaces are provided and maintained on the lot, including 4
parking spaces designated for the exclusive use of visitors to the building;
(iv)a minimum of 20 parking spaces are provided and maintained within 300 metres of the
lot to serve residents of the building;
(v)an outdoor loading space is provided and maintained on the lot having a minimum width
of 3 metres and minimum length of 12 metres; and
(vi)at least 30 bicycle parking spaces - occupant are provided and maintained within the
building; and
(2)For the purposes of this By-law:
(a)"live-work unit," "bicycle parking space - occupant" and "lot" shall have the same
meaning as in By-law 438-86 as amended;
(b)indoor residential amenity space means a room located on the first floor above grade of
the building wholly situated within 20 metres of the east limit of the building for the
exclusive, common use of residents for recreational or social purposes and which contains
kitchen and washroom facilities;
(c)outdoor residential amenity space means a landscaped outdoor area located between the
east wall of the building and St. Lawrence Street for the exclusive, common use of residents
of the building for recreational and social purposes, and which is directly accessible from the
indoor residential amenity space;
(d) outdoor loading space means an outdoor area located adjacent the north wall of the
building, situated within 60 metres of the east limit of the lot which is used for collecting
garbage from the building; and
(e)parking space shall have the same meaning as in By-law 438-86 as amended except that
up to 4 parking spaces provided and maintained on the lot may have a minimum width of 2.4
metres; and
(3)That the City Solicitor amend the appropriate City By-law to prevent the erection of a
roof sign at 52 St. Lawrence Street;
(4)That the owner submit to the Commissioner of Works and Emergency Services a
Reference Plan of Survey, in metric units and integrated with the Ontario Co-ordinate System,
delineating thereon by separate PARTS the lands under application and any rights-of-way
appurtenant to, and such plans should be submitted at least 3 weeks prior to the introduction
of a Bill in Council; and
(5)That the owner submit to, and have approved by, the Commissioner of Urban Planning
and Development Services, prior to the introduction of a Bill in Council, a Noise Impact
Statement in accordance with City Council's requirements.
Background:
The applicant seeks permission to convert a vacant 6,500 square metre industrial building to
71 live-work units. The applicant has addressed the planning concerns associated with the
proposal and I am prepared to recommend its approval.
Comments:
1.Site and Surrounding Area (Map 1):
The site is located on the west side of St. Lawrence Street just south of King Street East. It is
occupied by a vacant three storey industrial building which was most recently used for
garment manufacturing. The footprint of the building occupies most of the site except for a
right-of-way to its north and a paved area along its St. Lawrence Street frontage. To the north
of the property is a mix of older low scale light industrial and residential buildings. The site is
bordered on the south by a vacant industrial property which is intended for re-use as a low rise
affordable housing project. The Richmond/Adelaide Street flyover is located to its immediate
south. To the west of 52 St. Lawrence Street is a series of rowhouses along Percy Street. To
the east of the site is a large vacant cement plant which forms the northern limit of the West
Don Lands.
2.Existing Planning Controls:
The I1D3 zoning of the property does not permit the use of 52 St. Lawrence Street for
live-work units as proposed, and instead contemplates the use of the property for light
industrial purposes which are environmentally compatible with adjacent residential uses. The
height limit affecting the site is 12.0 metres while the existing building is somewhat higher.
The King-Parliament Part II Official Plan encourages the gradual redevelopment of the
Corktown area in which the site is located, in a manner that reinforces the scale and physical
character of the neighbourhood. The Plan permits City Council to rezone light industrial
buildings to permit their conversion to residential or live-work uses provided the development
does not include any additions, it creates a good quality living environment, and adequate
parking and loading is provided.
3.Reason for the Application:
The proposed live-work units are not a permitted use in an I1D3 zone.
4.Public Consultation:
A public meeting was held on the application at Enock Turner Schoolhouse on October 26,
1998. Approximately 10 area residents attended the meeting. They generally support the
introduction of more residents into the neighbourhood. However, residents felt certain issues
needed to be addressed. They included issues of potential overlook and privacy intrusion, and
noise from the building's loading and amenity spaces. They requested that the loading and
amenity areas be relocated closer to St. Lawrence Street. One adjacent land owner, who could
not attend the meeting, wrote to express concern about the amount of parking provided with
the development.
5.Planning Issues:
5.1.Appropriateness of the Land Use:
The King-Parliament Part II Official Plan permits the conversion of existing industrial
buildings to live-work uses. The proposed land use is consistent with the objectives of the
Plan.
5.2 Parking:
The existing building covers the majority of the site, and as such it is not feasible to provide
all of the required parking on the site. The Commissioner of Works and Emergency Services
requires that 28 parking spaces, including 4 parking spaces for visitors be provided to serve
the project. The parking proposed meets the minimum parking requirements of the Zoning
By-law for dwelling units within the downtown. Only 8 of the 28 parking spaces required can
be provided on site without seriously compromising the design of the project, including the
outdoor amenity space. As a result the applicant was required to seek a lease for 20 off site
parking spaces. The applicant has secured the off site parking on St. Lawrence Street
underneath the Richmond/Adelaide Street flyover. The Commissioner of Works and
Emergency Services is satisfied with the form of the lease and the layout of the off site
parking.
5.3 Garbage Removal:
The building requires a an indoor garbage storage room and a loading space for garbage
collection from bulk lift vehicles. The garbage room is proposed midway along the north side
of building. A 3m by 12m outdoor loading area is proposed adjacent to the storage area. On
collection days bins will be placed along a right-of-way to the north of the building for private
garbage pick up. Once pick up occurs the collection bins will be transferred back into the
storage area for refilling. The applicant, in conjunction with two adjacent property owners has
modified the terms and conditions of usage of the right-of-way to permit the loading to occur
off the right-of-way. The modifications to the right-of-way have been registered against the
title of the property.
5.4Residential Amenity Spaces:
The proposal includes the provision of a common indoor amenity area for the residents of the
building. The common room is approximately 130 square metres in size and includes
washroom and kitchen facilities. The common room is located on the ground floor adjacent to
St. Lawrence Street.
A common outdoor landscaped area for the use of residents is located just east of the building
next to St. Lawrence Street. The location of the indoor and outdoor amenity areas has been
moved adjacent to St. Lawrence in order to accommodate concerns of area residents.
5.5Privacy:
The existing building is located close to its south, west and north property lines. Existing
windows overlook areas where proposed or existing residential buildings are located. As such
the re-use of 52 St. Lawrence Street requires the mitigation of privacy intrusion to surrounding
properties. The applicant has proposed a plan for opaque glazing on the lower half of windows
along the west side and portions of the north and south sides of the existing buildings. The
window glazing will be clear on the upper half of the windows. The undertaking for the
development will secure the window treatment.
5.6Environmental:
The Medical Officer of Health requested that the applicant prepare environmental studies
related to the soil and groundwater conditions on the site, demolition and dust control
protocols, and the presence of any hazardous materials within the building. The studies were
submitted and they indicate that there are no environmental issues associated with the use of
the site for live/work purposes. The Medical Officer of Health finds the studies acceptable.
6.Roof Sign:
Prior to submission of this rezoning application, an individual who declared himself as the
property owner, applied and received a demolition permit for a non-conforming roof sign at 52
St. Lawrence Street. The roof sign was then removed. Since that time a sign company and the
current owner of the site have expressed interest in replacing the roof sign. Initially, a sign
company requested permission to construct a larger roof sign on the site. This is not permitted
by the Sign By-law and the request was denied by the City. Subsequently it was argued that
the City issued the demolition permit in error as the declared owner was not the actual
property owner. City staff indicated that the roof sign was non-conforming to the Sign By-law
and therefore cannot be replaced without a variance. After discussions with City Legal
Services staff, I am recommending that the City Solicitor introduce appropriate legislation to
prevent the erection of a roof sign at 52 St. Lawrence Street.
Conclusions:
The proposed rezoning of 52 St. Lawrence Street to permit 71 live-work units is consistent
with the objectives of the King-Parliament Part II Official Plan. The proposed Zoning By-law
amendment is acceptable to me, and I am therefore recommending its approval.
Contact Name:
Lance Alexander
Planner, Community Planning, South District, East Section
Phone: (416) 392-7573
Fax: (416) 392-1330
e-mail: Lalexand@toronto.ca
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Application Data Sheet
Site Plan Approval: |
Y |
|
Application Number: |
198010 |
Rezoning: |
Y |
|
Application Date: |
May 26, 1998 |
O. P. A.: |
N |
|
Date of Revision: |
February 1, 1999 |
Confirmed Municipal Address:52 St. Lawrence Street.
Nearest Intersection: |
West side of St. Lawrence Street; south of King Street East. |
|
|
Project Description: |
To convert of a light industrial building to a live/work residential
building. |
Applicant:
Victor Hipolito
1579 Dupont St.
537-8531 |
Agent:
Ambient Designs Ltd.
1579 Dupont St.
537-8531 |
Architect:
Ambient Designs Ltd.
1579 Dupont St.
537-8531 |
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): |
12.0 |
Site Plan Control: |
Yes |
Project Information
Site Area: |
2680.0 m2 |
|
Height: |
Storeys: |
3 |
Frontage: |
|
|
|
Metres: |
17.10 |
Depth: |
|
|
|
|
|
|
|
|
|
Indoor |
Outdoor |
|
|
Ground Floor: |
50.4 m2 |
|
Parking
Spaces: |
|
8 |
|
|
Residential
GFA: |
6057.0 m2 |
|
Loading
Docks: |
|
|
|
|
|
|
Non-Residential GFA: |
|
|
(number,
type) |
|
|
|
|
|
|
Total GFA: |
6057.0 m2 |
|
|
|
|
|
|
|
|
Dwelling Units |
|
Floor Area Breakdown |
Tenure: |
Live/Work |
|
|
|
Land Use |
Above
Grade |
Below
Grade |
Total Units: |
71 |
|
|
|
Live/Work |
6057.0
m2 |
|
Proposed Density |
|
|
Residential Density: 2.26 |
Non-Residential Density: |
Total Density: 2.26 |
Status: |
Preliminary Report dated June 10, 1998 adopted by TCC on July 22, 1998.
Application revised February 01, 1999. |
Data
valid: |
February 01, 1999 |
Section: |
CP South District |
Phone: |
392-7333 |
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Appendix A
Comments from Civic Officials
1.Urban Planning and Development Services, February 18, 1999:
"Our comments concerning this proposal are as follows:
Description:Make interior alterations
Zoning Designation:I1 D3Map:51G 323
Applicable By-law(s):438-86, as amended
Plans prepared by:Ambient Designs Limited
Zoning Review:
The list below indicates where the proposal does not comply with the City's Zoning By-law
438-86, as amended, unless otherwise referenced.
1.The minimum required 28 parking spaces have not been provided entirely on the "lot", as
required. 20 parking spaces are provided offsite at No. 33 St Lawrence St.. (Section 4(5)(f)(I))
2.The by-law requires one loading space - type G to be provided on the same "lot". The
loading space provided will not be a "loading space - type G"and it will not be provided on the
same "lot", as required.. (Section 4(8)(b))
3.The by-law requires 142 square metres of outdoor residential amenity space. Proposed is
63.83 sq metres. (Section 4(12))
4.The by-law requires at least 42 bicycle parking spaces for the occupants of the building
and 11 bicycle parking spaces for visitors. No bicycle parking spaces are proposed. (Section
4(13)(a) and (c))
5.The proposed use, "live-work unit", is not permitted. (Section 9(1)(f))
6.Any encroachment into the right-of-way will be required to be registered on title.
Other Applicable Legislation and Required Approvals:
1.The proposal requires Site Plan approval under Section 41 of the Planning Act.
2.The proposal requires conveyance of land for parks purposes, or payment in lieu thereof
pursuant to Section 42 of the Planning Act.
3.The proposal DOES NOT require the approval of Heritage Toronto under the Ontario
Heritage Act.
4.The issuance of any permit by the Chief Building Official will be conditional upon the
proposal's full compliance with all relevant provisions of the Ontario Building Code."
2.Works and Emergency Services, February 25, 1999
"Recommendations:
1. That the owner be required to:
(a)Provide space within the development for the construction of any transformer vaults,
Hydro and Bell maintenance holes and sewer maintenance holes required in connection with
the development;
(b)Submit to, and have approved by, the Commissioner of Works and Emergency Services,
prior to the introduction of a bill in Council, a Noise Impact Statement in accordance with
City Council's requirement;
(c)Have a qualified Architect/Acoustical Consultant certify, in writing, to the Commissioner
of Works and Emergency Services that the development has been designed and constructed in
accordance with the Noise Impact Statement approved by the Commissioner of Works and
Emergency Services;
(d)Provide, maintain and operate the noise impact measures, facilities and strategies
stipulated in the plan approved by the Commissioner of Works and Emergency Services;
(e)Provide and maintain a minimum of 28 parking spaces, consisting of 24 residential
spaces and 4 visitor spaces, to serve the project, of which the on-site spaces can have
dimensions of 2.4 m by 5.9 m and the remaining spaces can be provided off-site, within 300 m
of the site;
(f)Provide and maintain private refuse collection services for this project;
(g)Agree to advise all tenants/owners of the units that refuse and recyclable material
generated by this building must be collected by a private refuse collection firm;
(h)Submit to the Commissioner of Works and Emergency Services a Reference Plan of
Survey, in metric units and integrated with the Ontario Co-ordinate System, delineating
thereon by separate PARTS the lands under application and any rights-of-way appurtenant
thereto, and such plans should be submitted at least 3 weeks prior to the introduction of bills
in Council; and
(i)File an application for an Encroachment Agreement, prior to the issuance of a building
permit, for the existing encroachment on St. Lawrence Street; and
2.That the owner be advised:
(a)That the storm water run-off originating from the site should be disposed of through
infiltration into the ground and that storm connections to the sewer system will only be
permitted subject to the review and approval by the Commissioner of Works and Emergency
Services of an engineering report detailing that site or soil conditions are unsuitable, the soil is
contaminated or that processes associated with the development on the site may contaminate
the storm run-off; and
(b)Of the need to receive the approval of the Commissioner of Works and Emergency
Services for any work to be carried out within the street allowance.
Comments:
Location:
West side of St. Lawrence Street, south of King Street East.
Proposal:
Conversion of an existing light industrial building into a residential building containing 71
live/work units.
The proposal was dealt with in a Departmental report dated August 18, 1998. The above
consolidated recommendations supersede the recommendations contained in the previous
report, including the recommendation requiring the submission of revised plans, which has
been satisfied.
Parking and Access:
The owner is proposing to provide 8 on-site parking spaces and 20 off-site parking spaces.
The provision of 8 surface parking spaces located at the front of the site and 20 off-site
parking spaces satisfies the estimated parking demand generated by the proposed conversion
for 28 spaces, consisting of 24 spaces to serve the residents and 4 visitor spaces and, as far as
can be ascertained, the Zoning By-law requirement for 23 spaces. Given the retention of the
existing building it is not practical to provide all the required parking on the site. Accordingly,
the provision of leased parking in the vicinity of the site to satisfy the parking demand is
satisfactory provided that the leased parking on the donor site is surplus to the requirements of
the Zoning By-law. In this regard, the owner forwarded to this department, under date of
February 22, 1999, a copy of a lease arrangement for the provision of 20 off-site parking
spaces at Premises No. 33 St. Lawrence Street on City owned land underneath the
Richmond/Adelaide structure, which is located within 300 m of the subject site. This is
satisfactory.
The layout of the on-site and off-site parking spaces is generally acceptable. The plans show
that the 8 on-site parking spaces will have widths of 2.4 m whereas 2.6 m is required under the
By-law. Given the site constraints, the substandard width of the parking spaces is acceptable.
Access to the on-site and off-site parking spaces is provided from St. Lawrence Street, which
is acceptable.
Refuse Collection:
Residential developments of this size are typically serviced by the bulk lift method of refuse
handling and disposal, which requires, among other things, the provision of a Type G loading
space and sufficient manoeuvring area for trucks to safely enter and exit the site. The owner
and the owner's representative have indicated in several meetings with our staffs, that they are
unwilling to provide the facilities necessary for garbage and recyclable material collection by
the City. Under these circumstances, the City is unable to provide any collection service to this
building. As a result, there appears to be no other alternative but to have the garbage generated
by the building collected by a private hauler. The owner indicated that he is willing to provide
this project with private garbage collection. However, the tenants/owners of the residential
units must be advised that refuse and recyclable generated by this building will be collected by
a private refuse collection firm. Garbage must not be stored within the City road allowance.
Garbage must be stored within the garbage room with the private hauler having access to the
room in order to remove garbage and recyclable material.
In the event that the owner wishes to receive City refuse collection service for the project, the
owner would be required, in accordance with the Municipal Code, Chapter 309, Solid Waste,
to provide the following facilities:
-a Type G loading space on the site;
-a garbage room with a minimum size of 20 mē, equipped with a stationary compactor;
-a recyclable material storage room with a minimum size of 10 mē; and
_a concrete pad adjacent to the front of the Type G loading space for the storage of 4
container bins on collection day.
Encroachments:
It is noted that the plan of survey submitted with the application shows the existing building
and a door, when open, encroaching onto the St. Lawrence Street road allowance. The owner
is required to enter into an encroachment agreement with the City, if the encroachments are to
remain.
Municipal Services and Storm Water Management:
The existing water distribution and sanitary sewer system are adequate to serve this
development.
It is the policy of City Council to require the infiltration of storm water run-off into the ground
for all new buildings, whenever possible. Therefore, storm connections to the City sewer
system will only be permitted if it can be demonstrated that infiltrating storm water into the
ground is not feasible. Further information regarding storm drainage can be obtained by
contacting the Engineering Section (telephone no. 392-6787) of this Department."
August 18, 1998:
"Recommendations:
1. That the owner be required to:
(a)Provide space within the development for the construction of any transformer vaults,
Hydro and Bell maintenance holes and sewer maintenance holes required in connection with
the development;
(b)Submit to, and have approved by, the Commissioner of Works and Emergency Services,
prior to the introduction of a bill in Council, a Noise Impact Statement in accordance with
City Council's requirement;
(c)Have a qualified Architect/Acoustical Consultant certify, in writing, to the Commissioner
of Works and Emergency Services that the development has been designed and constructed in
accordance with the Noise Impact Statement approved by the Commissioner of Works and
Emergency Services;
(d)Provide, maintain and operate the noise impact measures, facilities and strategies
stipulated in the plan approved by the Commissioner of Works and Emergency Services;
(e)Provide and maintain a minimum of 54 parking spaces to serve the project, of which the
on-site spaces can have dimensions of 2.4 m by 5.9 m and the remaining spaces can be
provided off-site, within 300 m of the site;
(f)Provide and maintain a garbage room at least 20 square metres in size to serve the project
and install and maintain a stationary compactor unit in the garbage room;
(g)Provide and maintain a recyclable material drop-off/storage room at least 10 mē in size
within the building;
(h)Provide and maintain 1 Type G loading space on the site, with a generally level surface;
(i)Provide and maintain a concrete base pad with a slope not exceeding 2 percent adjacent to
the front of the Type G loading space for the storage of at least 4 compactor containers on
collection day;
(j)Construct the Type G loading space and all driveways and passageways providing access
thereto to the requirements of the Ontario Building Code, including allowance for City of
Toronto bulk lift and rear bin vehicle loading with impact factors where they are to be built as
supported structures;
(k)Construct all driveways and passageways providing access to and egress from the Type G
loading space with a minimum width of 3.5 m (4 m where enclosed), a minimum vertical
clearance of 4.3 m and minimum inside and outside turning radii of 9 metres and 16 metres;
(l)Install a garbage chute in order to connect the upper floors of the project to the garbage
room;
(m)Submit to the Commissioner of Works and Emergency Services a Reference Plan of
Survey, in metric units and integrated with the Ontario Co-ordinate System, delineating
thereon by separate PARTS the lands under application and any rights-of-way appurtenant
thereto, and such plans should be submitted at least 3 weeks prior to the introduction of bills
in Council;
(n)File an application for an Encroachment Agreement, prior to the issuance of a building
permit, for the existing encroachment on St. Lawrence Street; and
(o)Submit revised drawings with respect to Recommendation Nos.1(e), 1(f), 1(g), 1(h), 1(I)
and 1(l) above, for the review and approval of the Commissioner of Works and Emergency
Services; and
2. That the owner be advised:
(a)That the storm water run-off originating from the site should be disposed of through
infiltration into the ground and that storm connections to the sewer system will only be
permitted subject to the review and approval by the Commissioner of Works and Emergency
Services of an engineering report detailing that site or soil conditions are unsuitable, the soil is
contaminated or that processes associated with the development on the site may contaminate
the storm run-off; and
(b)Of the need to receive the approval of the Commissioner of Works and Emergency
Services for any work to be carried out within the street allowance.
Comments:
Location:
West side of St. Lawrence Street, south of King Street East.
Proposal:
Conversion of an existing light industrial building into a residential building containing 71
live/work units.
Parking and Access:
The plans show that 11 spaces are provided, however, the application indicates that 10 spaces
are proposed. The provision of 11 surface parking spaces located at the front of the site is less
than the estimated parking demand generated by the proposed conversion for 54 spaces and, as
far as can be ascertained, the Zoning By-law requirement for 40 spaces. The parking supply
should be increased to satisfy the estimated parking demand. Given the site constraints and the
retention of the existing building, it does not appear practical to provide additional parking on
site. Therefore, this Department is prepared to accept the provision of leased off-site parking
spaces for the remaining spaces to serve the project, subject to these spaces being located
within 300 m of the site and surplus to the Zoning By-law requirements of the donor site.
The layout of the on-site parking spaces is generally acceptable. The plans show that the 10
parking spaces parallel to St. Lawrence Street will have widths of 2.4 m whereas 2.6 m is
required under the By-law. Given the site constraints, the substandard width of the parking
spaces is acceptable.
Access to the parking spaces is provided from St. Lawrence Street, which is acceptable.
Refuse Collection:
The City will provide this project with the bulk lift method of refuse collection in accordance
with the Municipal Code, Chapter 309, Solid Waste. This will require the provision of the
storage and handling facilities identified in Recommendation Nos. 1(f) to 1(l), above. The size
of the garbage room is too small and should be increased to 20 mē and, as well, a separate
recyclable material drop-off/storage room at least 10 mē in size should be provided. A double
door or an overhead door leading to the loading facility from each room must also be
provided. Furthermore, a garbage chute has not been shown connecting the upper floors to the
garbage room.
The plans do not indicate the provision of a Type G loading space. However, the plans show a
loading platform and garbage room at the west end of the building, which would require
garbage trucks to enter from St. Lawrence Street using the 3.0 metres wide right-of-way along
the north property line to access these facilities. The trucks would then have to back-up for
approximately 60 metres along this narrow driveway to exit the site, which is problematic.
Recognizing the constraints imposed by the retention of the existing building, a back-up
manoeuvre onto St. Lawrence Street to exit the site is acceptable, however, the proposed
length of this manoeuvre is unacceptable. Furthermore, a level concrete pad bordering the
front of the Type G loading space where a total of 4 containers are to be stored has not been
indicated on the plans. The plans should be redesigned to incorporate the above.
It is the policy of City Council to levy a service charge on all new developments, payment of
which is a condition for receiving City containerized garbage and recycling collection. The
levy is currently $34.50 per month, including taxes, multiplied by the number of garbage
containers on site. The levy includes the provision and maintenance of City garbage and
recycling containers. Should the owner choose to provide private garbage containers, the levy
will still be charged and the containers must meet City specifications and be maintained
privately at the expense of the building owner. Further information regarding the above can be
obtained by contacting the Operations and Sanitation Division at 392-1517.
Encroachments:
It is noted that the plan of survey submitted with the application shows the existing building
and a door, when open, encroaching onto the St. Lawrence Street road allowance. The owner
is required to enter into an encroachment agreement with the City, if the encroachments are to
remain.
Municipal Services and Storm Water Management:
The existing water distribution and sanitary sewer system are adequate to serve this
development.
It is the policy of City Council to require the infiltration of storm water run-off into the ground
for all new buildings, whenever possible. Therefore, storm connections to the City sewer
system will only be permitted if it can be demonstrated that infiltrating storm water into the
ground is not feasible. Further information regarding storm drainage can be obtained by
contacting the Engineering Section (telephone no. 392-6787) of this Department."
3.Public Health, March 2, 1999:
"Further to our letter dated January 13, 1999 our Department has received a Soil Testing
Program (February 20, 1999) prepared by Soil Eng Limited. Staff at Environmental Health
Services (EHS) have reviewed this document and offer the following comments.
Comments:
The testing consisted of 6 test pits which were excavated to depths ranging from 1.2
metres-3.0 metres below grade. One representative sample from within the industrial building
was selected for analysis of the general and inorganic parameters outlined in the MOE
Guideline for Use at Contaminated Sites (revised February 1997), Table B
residential/parkland land use criteria. A review of the certificates of analysis has indicated no
exceedances of the soil quality criteria for residential use in a non-potable groundwater
condition. Based on these results, the consultant states that past land usage and the
environmental quality of on-site soils are considered to have had no significant environmental
impact on the site and that there is low potential for environmental liability, and as such, the
site is suitable for residential development. The report has also provided an adequate dust
control plan that will be implemented during all site activities.
Based on the information provided, I would indicate to you that I have no objection to the
issuance of a building permit at this time. By copy of this letter I have advised the
owner/applicant accordingly.
If you have any questions, please do not hesitate to contact me at 392-7685."
August 31, 1998:
"Thank you for your request of May 29, 1998 to review and comment on the above referenced
site. Staff at Environmental Health Services (EHS) have reviewed this application and offer
the following comments.
Comments:
The applicant proposes the construction/conversion of a light industrial building for live/work
purposes containing 3-storeys and 10 parking spaces. A review of the files available to us
indicate that the site was zoned industrial in 1949. Additional information is required by EHS
staff in order to conduct a review of the environmental conditions at the site. This should
include a Historical Review, Site and Building Audit, Soil and Groundwater Management
Plan, and a Dust Control Plan. This information will identify any environmental concerns with
respect to soil and groundwater on the site.
Recommendations:
1.That the owner immediately conduct a detailed historical review of the site to identify all
existing and past land uses which could have resulted in negative environmental effects to the
subject site. This report should be submitted to the Commissioner of Urban Development
Services for review by the Medical Officer of Health, prior to the introduction of a Bill in
Council.
2.That the owner conduct a site and building audit for the identification of all hazardous
materials on the site and in existing buildings. The removal of these materials should be
conducted in accordance with Ministry of Labour and Ministry of Environment Guidelines. A
report on the site and building audit should be submitted to the Commissioner of Urban
Development Services for review by the Medical Officer of Health, prior to the introduction
of a Bill in Council.
3.(i) That the owner shall conduct a soil and groundwater testing program and produce a
Soil and Groundwater Management Plan which characterizes soil and groundwater conditions
and proposes remediation options, to be submitted to the Commissioner of Urban
Development Services, for review and approval by the Medical Officer of Health, prior to the
introduction of a Bill in Council.
(ii)That the owner implement under the supervision of an on-site qualified environmental
consultant, the Soil and Groundwater Management Plan as stipulated in the report approved
by the Medical Officer of Health, and upon completion, submit a report from the on-site
environmental consultant, to the Medical Officer of Health, certifying that the remediation has
been completed in accordance with the Soil and Groundwater Management Plan.
4.(i) That the owner prepared a Demolition and Excavation Dust Control Plan and submit
this plan to the Commissioner of Urban Development Services for approval by the Medical
Officer of Health, prior to the issuance of any permit.
(ii) That the owner implement the measures in the Demolition and Excavation Dust Control
Plan approved by the Medical Officer of Health.
By copy of this letter I have advised the owner/applicant accordingly. If you have any
questions please do not hesitate to contact me at 392-7685."
4.The Toronto and Region Conservation Authority, June 11, 1998:
"Authority staff has reviewed the above noted application and we offer the following
comments.
The subject property is located within the fill regulation area and the regional storm flood
plain for the Lower Don River. In accordance with Ontario Regulation 158 a permit is
required from the Authority prior to any of the following works taking place:
(a)construct any building or structure or permit any building or structure to be constructed in
or on a pond or swamp or in any area susceptible to flooding during a regional storm; and
(b)place or dump fill or permit fill to be placed or dumped in the areas described int he
schedules whether such fill is already located in or upon such area, or brought to or on such
area from some other place or places.
We note that the subject property is located within an area which has been recognized as a
Special Policy Area (SPA). The SPA concept recognizes that, for a community which has
historically existed in the flood plain, strict adherence to province-wide policies prohibiting
development in the flood plain wold result in social and economic hardships. Therefore, under
the SPA criteria, development is permitted in the flood plain provided that floodproofing
measures are incorporated and a permit is obtained from the Authority.
Based upon the above, we wold have no objections to the approval of this application as
submitted. Please note, a permit is required under Ontario Regulation 158 prior to the issuance
of building permits.
We trust this is satisfactory. However, should you have any questions please do not hesitate to
contact the undersigned or Gaspare Ritacca at extension 324."
5.Toronto Catholic District School Board, September 24, 1998:
"Further to your letter of July 29, 1998, regarding the above-noted proposal, please be advised
that although the Board does not object to this application, it would like to express its concern
regarding the overcrowding and lack of permanent facilities at Notre Dame Catholic
Secondary School.
In addition, elementary students residing in the subject area could be accommodated at St.
Paul Catholic School while male secondary students could be accommodated at Neil McNeil
Catholic Secondary School.
Should you require additional information regarding this matter, please contact Joe Ruscitti at
222-8282, extension 2281."
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The Toronto Community Council reports, for the information of Council, having also had
before it during consideration of the foregoing matter, the following communications, which
were forwarded to Members of Council under separate cover:
-(May 20, 1999) from R. Ross Reid, The Lung Association; and
-(May 25, 1999) from Ms. Suzan Hinds.
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