STAFF REPORT
January 28, 2000
To: Toronto Community Council
From: Acting Commissioner of Urban Development Services
Subject: Preliminary Report on Application No. 199036 for an Amendment to the Official Plan and Zoning By-law and
Plan of Subdivision Application No. 499001 to Permit the Construction of 35 Townhouses at 56 and 86 Osler Street.
(Davenport)
Purpose:
To introduce a proposal to construct 35 townhouses and seek Community Council endorsement to hold a public meeting.
Financial Implications and Impact Statement:
There are no financial implications resulting from the adoption of this report.
Recommendation:
It is recommended that I be requested to hold a public meeting in the community to discuss the application and notify
owners and residents within 300 metres of the site and the Ward Councillor.
Background:
1. Site
The 0.6 ha development site is located on the west side of Osler Street, north of Dupont Street. The site is currently
occupied by Straton Knitting Mills Corp., a clothing manufacturer.
Abutting the site to the south is a fish wholesaler, auto collision shop, a window manufacturer and a warehouse. Adjacent
to the north is an auto repair shop. Along Cariboo Avenue are several auto repair shops. To the east are residential
dwellings which front onto Osler Street. To the west is an abandoned CP spur line and the Canadian Pacific Limited and
Canadian National Limited rail lines.
2. The Proposal
The site is occupied by several attached one to three storey industrial buildings. The applicant is proposing to demolish the
existing buildings and construct 35, 2-storey, 3 bedroom, freehold townhouses. There will be one open surface parking
space provided at the rear of each unit with access from a new public lane.
The applicant is proposing a mix of lot widths ranging in size from 3.96 m to 4.42 m. The depth of the lots is 34.7 m. The
height of the proposed townhouses will be 7.5 m. The typical unit size is 125.5 m2. Total gross floor area is 4 324 m2 and
the density of the proposal is 0.68 fsi (floor space/lot size).
3. Current Official Plan and Zoning Designations
The land is currently designated Restricted Industrial Area in both the Part I and Junction Triangle Part II Official Plans.
This designation would not permit residential uses, and an Official Plan Amendment is therefore required.
The lands are currently zoned I2 D2 which permits a range of industrial uses at a density of 2 times the lot area. As
residential uses are not permitted in an "I2" zone, a rezoning would be required.
A site plan application will be required for this project. A subdivision application has been submitted.
Comments:
The following are the planning issues that will have to be addressed:
i) Retention of Industrial Lands for Industrial Purposes
This site is occupied by a number of industrial buildings. Sections 9.16, 9.17 and 9.18 of the Part I Official Plan for the
former City of Toronto set out Council's policy for seeking to ensure that sufficient land is available to accommodate
existing, new and relocating firms whose operations are suited to a city location.
Section 9.18 states that Council will not consider redesignation of industrially designated land so as to permit any
non-industrial use in Restricted Industrial Areas without first having considered a study of the area undertaken for the
purpose of recommending Part II Plan policies. This study would have regard for matters such as:
a) the number and types of industrial firms and employees in the area that could be adversely affected;
b) the impact on any surrounding industrial lands that would not be redesignated; and,
c) the environmental condition of the lands and the need for soil decommissioning.
This application has been circulated to Economic Development, Culture and Tourism (Economic Development Division)
staff for comment. Economic Development Division staff will also work with the applicant and Straton Knitting Mills Inc.
to facilitate the relocation of this clothing manufacturer to another site within the City.
ii) Compatibility with Adjacent Industrial Uses
As part of the Junction Triangle Part II Plan (Sections 2.2 (b), and 2.9), Council must ensure that new residential
development is environmentally compatible with adjacent industrial and railway uses. Appropriate safety measures and
adequate buffering (i.e. fencing, berms, walls or landscaping) are required. The Part II Plan also contains a policy (Section
2.10) that encourages a vehicular movement pattern in the Junction Triangle which serves to reduce conflicts between
industrial and residential uses.
iii) Environmental Issues
The application has been circulated to the Medical Officer of Health because of the industrial uses on the site, the adjacent
rail lines and the neighbouring automotive uses. The applicant has submitted both Phase I and II Environmental Studies
which identify all existing and past land uses which could result in negative environmental effects, and the required
environmental remediation measures. These are currently being reviewed by the Medical Officer of Health.
The applicant has submitted a noise study for the City's review.
iv) Compatibility with Adjacent Residential Development
This proposed development could function as an extension of the stable low rise residential area to the east by providing an
interesting streetscape through architectural variation of the house frontages and attractive front yard landscaping.
v) Parks, Potential Bike Trail and School Capacity
In accord with Section 4.18 of the Official Plan, the applicant will be required to provide the conveyance of land, or cash
payment in lieu of land for parks and public recreation purposes, equivalent to 5% of land value.
A potential bike trail may be built on the abandoned rail corridor which abuts this site to the west. The proposed 6.5 km
bike trail would run from Davenport Road to Strachan Avenue. Discussions between the City and Canadian Pacific and
Canadian National are ongoing. Economic Development, Culture and Tourism staff (Parks) have advised that, if the bike
path proceeds, they would anticipate a connection to the street system near this site. The potential for this connection, as
well as other detailed design issues (e.g. the rear of the units should be designed in such a way as to encourage "eyes" on
the bike trail), will be considered as part of the review of the proposal.
The application has been circulated to the Toronto District School Board and the Metropolitan Separate School Board for
their review as to school capacity.
Conclusions:
If this report is adopted, a community meeting will be held in March 2000. Subsequent to the meeting, the resolution of
planning issues outlined above and upon receipt of comments from the circulated agencies, staff will prepare a Final
Report, draft by-laws and approve the draft plan of subdivision. These will form the basis of a Public Meeting at Toronto
Community Council which I anticipate will occur during the third quarter of 2000. This timetable factors in time for
discussion and minor revisions to the plans. Substantial changes to the application may require additional time.
Contact:
Rhonda Petrella, West Section
Telephone: 392-0459
Fax: 392-1330
E-Mail: rpetrell@toronto.ca
Beate Bowron
Director, Community Planning, South District
(p:\2000\ug\uds\pln\to002111.pln) - smc
199036 and 499001
List of Attachments:
Application Data Sheet
Maps (1-7)
APPLICATION DATA SHEET
Site Plan Approval: Yes File Number: 199036
Rezoning: Yes Application Number: CMB19990052
O.P.A.: Yes Application Date: 11/22/1999
Municipal Address: 86 Osler St
62 Osler St
Nearest Intersection: Southwest corner of Osler Street and Cariboo Avenue.
Project Description: To sever the land into 35 lots, create a public lane and build 6 groups of 2 storey townhouses with
parking at rear.
Applicant: Agent: Architect: Owner:
G. BETTENCOURT DESIGNS LTD. G. BETTENCOURT DESIGNS LTD. G. BETTENCOURT DESIGNS LTD.
1112 Dundas St. W. 1112 Dundas St. W. 1112 Dundas St. W.
Toronto M6J1X2 Toronto M6J1X2 Toronto M6J1X2
(416) 532-2845 (416) 532-2845 (416) 532-2845
PLANNING CONTROLS (For verification refer to Chief Building Official)
Official Plan Designation: Restricted Industrial Site Specific Provision: No
Zoning District: I2 D2 Historical Status: No
Height Limit (m): 14 Site Plan Control Area: Yes
PROJECT INFORMATION
Site Area: 6358.58 Height: Storeys: 2
Frontage: 160.115 Meters: 7.467
Depth: 39.66 Indoor Outdoor
Ground Floor GFA: 2162 Parking Spaces: 0 35
Residential GFA: 4324 Loading Docks: 0
Non-Residential GFA: 0 Loading Docks Type:
Total GFA: 4324
DWELLING FLOOR AREA BREAKDOWN
Tenure Type: Freehold Above Grade Below Grade
Rooms: 0 Residential GFA: 4324
Bachelor: 0 Retail GFA: 0
1 Bedroom: 0 Office GFA: 0
2 Bedroom: 0 Industrial GFA: 0
3+ Bedroom: 35 Industrial/Other GFA: 0
Total Units: 35
Total Proposed Density: 0.68
COMMENTS Application received.
Current Status: Open Latest Event Target Date Actual Date Outcome
Received 11/22/1999
Data Valid: Nov 24, 1999 8:52:57 AM Planner: Rhonda Petrella Phone: 392-0459
Area: Unknown Planning Office: Toronto
