December 23, 1999

To: Toronto Community Council

From: Acting Commissioner of Urban Development Services

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

Don River

Purpose:

To report on a revised application for 235 Carlaw Avenue to permit the conversion of the third, fourth and fifth floors of an existing 6 storey industrial building for 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 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 66 live/work units on the third, fourth and fifth floors of the building. The sixth floor is proposed to be used as photography studios.

Applicable Planning Control:

The Official Plan designation for this site falls within the Mixed Commercial-Residential Area. It permits industrial uses up to a density of 3 times the area of the lot and maximum residential densities 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 three times coverage provided that the residential portion does not exceed two times coverage. Proposals to convert existing industrial buildings which already exceed the permitted densities will be 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 of photography studios and residential units. The Official Plan envisions the retention of the older industrial buildings located on Carlaw Avenue and encourages the reuse of the buildings for residential purposes provided that Council is satisfied that the building will provide a satisfactory living enviornment, as well as provide for adequate residential amenities, there is sufficient parking spaces, provision of a satisfactory noise environment and appropriate environmental standards. This project should be given further 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.

Conclusions:

This application has been revised and should be discussed with the community. A community meeting has been set up for January 27, 2000.

Contact:

Denise Graham

Community Planning Division, 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 1-7

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:		6 + 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:	4943.2 m2		(number, type)
Total GFA:	10969.1 m2