178R Ossington Avenue Official Plan and Zoning By-law Amendment Application Preliminary Report

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1 STAFF REPORT ACTION REQUIRED 178R Ossington Avenue Official Plan and Zoning By-law Amendment Application Preliminary Report Date: August 6, 2015 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community Planning, Toronto and East York District Ward 19 Trinity-Spadina STE 19 OZ (Official Plan and Zoning By-law Amendment) SUMMARY This application proposes to amend the Official Plan and Zoning By-law at 178R Ossington Avenue to permit the additional uses of office, workshop, performing arts studio, artist/photographer's studio, art gallery, caterer's shop, and other similar non-residential uses within the existing 2-storey building which was formerly an industrial baking operation. Three parking spaces, two loading spaces and a total of 11 bicycle parking spaces are proposed to be provided at-grade with access from Foxley Place. This report provides preliminary information on the above-noted application and seeks Community Council's directions on further processing of the application and on the community consultation process. The next step is to undertake a community engagement process and continue to work with the applicant to refine the proposal and address agency and community comments. Staff Report for Action Preliminary Report R Ossington Avenue 1

2 A final report is targeted for the 4 th quarter of 2015 provided all required materials are submitted in a timely manner and when all outstanding issues, which are detailed in this report, have been addressed. RECOMMENDATIONS The City Planning Division recommends that: 1. City Planning staff be directed to schedule a community consultation meeting for the lands at 178R Ossington Avenue together with the Ward Councillor. 2. Notice for the community consultation meeting be given to landowners and residents within 120 metres of the site. 3. Notice for the public meeting under the Planning Act be given according to the regulations of the Planning Act. Financial Impact The recommendations in this report have no financial impact. DECISION HISTORY A previous application was submitted in April 2011 to replace the existing building with 16 fourstorey townhouse dwellings. This application was withdrawn upon the submission of the application detailed in this report. Pre-Application Consultation A pre-application consultation meeting was held with the applicant to discuss complete application submission requirements. Planning staff noted they were generally supportive of retaining the existing building to provide employment uses within a neighbourhood-compatible format. In order to ensure that the proposed additional employment uses do not conflict with the surrounding neighbourhood, information on servicing requirements, loading operations, and vehicle movement was requested as part of the application. Ossington Avenue Planning Study The Ossington Avenue Planning Study was completed in The Study involved a review of the built-form, density, height, and heritage value of properties on Ossington Avenue between Dundas Street West and Queen Street West, in consultation with the community, to develop a planning framework for the study area. As the subject site is adjacent to the study area the conclusions of the Ossington Avenue Planning Study will be considered. Staff Report for Action Preliminary Report R Ossington Avenue 2

3 Link to Ossington Avenue Planning Study website: 71d60f89RCRD ISSUE BACKGROUND Proposal The applicant is proposing to repurpose the existing 2-storey building to allow for office, workshop, performing arts studio, artist/photographer's studio, art gallery, caterer's shop, and other similar non-residential uses. Three parking spaces, two loading spaces and a total of 11 bicycle parking spaces are proposed to be provided at-grade with access from Foxley Place. Site and Surrounding Area The subject site is a 1,300 square metre rectangle. The existing 2-storey, 1,710 square metre, C -shaped building, occupying most of the site, was formerly used as an industrial baking operation. The site is accessed by a 4.88 metre public laneway (Foxley Place) which is part of a laneway system within the block connecting Ossington Avenue, Grove Avenue, Foxley Street and Rolyat Street. The surrounding uses are as follows: North: West: South: East: Low-rise residential units including detached, semi-detached and townhouse dwellings fronting Rolyat Street. Lumber Yard, 2-storey building. Low-rise residential units including detached and semi-detached dwellings fronting Foxley Street. Mixed-use buildings (2-storeys) fronting Ossington Avenue. Provincial Policy Statement and Provincial Plans Section 2 of the Planning Act sets out matters of provincial interest which City Council shall have regard to in carrying out its responsibilities, including: the orderly development of safe and healthy communities; the conservation of features of significant architectural, cultural and historical interest; the adequate provision of employment opportunities; and the appropriate location of growth and development. The Provincial Policy Statement (PPS), 2014, provides policy direction on matters of provincial interest related to land use planning and development. These policies support the goal of enhancing the quality of life for all Ontarians. Key policy objectives include: building strong healthy communities by accommodating a range and mix of uses; wise use and management of Staff Report for Action Preliminary Report R Ossington Avenue 3

4 resources; and protecting public health and safety. The PPS recognizes that local context and character is important. Policies are outcome-oriented, and some policies provide flexibility in their implementation provided that provincial interests are upheld. City Council s planning decisions are required to be consistent with the PPS. The Growth Plan for the Greater Golden Horseshoe provides a framework for managing growth in the Greater Golden Horseshoe including: directions for where and how to grow; the provision of infrastructure to support growth; and protecting natural systems and cultivating a culture of conservation. City Council s planning decisions are required to conform, or not conflict, with the Growth Plan for the Greater Golden Horseshoe. Staff will review the proposed development for consistency with the Planning Act, the PPS and for conformity with the Growth Plan for the Greater Golden Horseshoe Official Plan The City of Toronto Official Plan (Map 18 Land Use) designates the subject site as Neighbourhoods. Neighbourhoods are considered physically stable areas made up of residential uses in lower scale buildings such as detached houses, semi-detached houses, duplexes, triplexes and townhouses, as well as interspersed walk-up apartments that are no higher than 4-storeys. Parks, low scale local institutions, home occupations, cultural and recreational facilities and small-scale retail, service and office uses are also permitted in Neighbourhoods. Section of the Official Plan allows these small scale non-residential uses to be added to a property through amendment to the Zoning By-law provided such uses serve the needs of area residents, potentially reduce local automobile trips, have minimal adverse impacts on nearby residents, have a physical form that is compatible with the neighbourhood, and are located on a major street noted on Map 3 of the Official Plan. The Healthy Neighbourhoods Section of the Official Plan (Section 2.3.1) identifies that the intensification of land adjacent to Neighbourhoods will be carefully controlled so that Neighbourhoods are protected from negative impact. The site is adjacent to properties fronting Ossington Avenue which are designated as Mixed-Use Areas, in the City s Official Plan. The Official Plan is to be read as a comprehensive and cohesive whole. This application will be reviewed against all policies of the Official Plan. The Official Plan is available here: Zoning The majority of the site is zoned R4 Residential, with a narrow portion of the east part of the site zoned CR Mixed Use, by By-law No , as amended. The R4 zone generally permits low-rise residential uses. The CR zone permits a broad range of residential and commercial uses. The maximum permitted building height is 10.0 metres. Staff Report for Action Preliminary Report R Ossington Avenue 4

5 The majority of the site is zoned R Residential by By-law No , as amended. The R zone generally permits low rise residential uses. By-law does not apply to the small east portion of the site zoned CR Mixed Use by By-law Site Plan Control The application may be subject to Site Plan Control. An application for Site Plan Control has not been submitted to date. Reasons for the Application In accordance with Section of the Official Plan, in order to maintain the residential amenity of Neighbourhoods, new small-scale retail, service and office uses are required to: a. serve the needs of area residents and potentially reduce local automobile trips; b. have minimal noise, parking or other adverse impacts upon adjacent or nearby residents; and, c. have a physical form that is compatible with and integrated into the Neighbourhood. Additionally, new non-residential uses are only permitted in a Neighbourhood where the lot is situated on a Major Street as noted on Map 3 of the Official Plan. An Official Plan Amendment is required because the proposed uses do not necessarily serve the needs of area residents and are not necessarily small-scale, nor is the subject property situated on a Major Street. A Zoning By-law amendment is required to add permitted uses, specifically office, workshop, performing arts studio, artist/photographer's studio, art gallery, caterer's shop, and other nonresidential uses, and applicable performance criteria. These uses are proposed to be limited to the existing building. COMMENTS Application Submission The following reports/studies were submitted with the application: - Draft Official Plan and Zoning Amendment - Plan of Survey - Architectural Drawings - Urban Transportation Considerations - Site Servicing and Municipal Infrastructure letter - Building Code Analysis - Toronto Green Standards Checklist A Notification of Complete Application was issued on July 2, Staff Report for Action Preliminary Report R Ossington Avenue 5

6 Issues to be Resolved The following issues are to be addressed by the review of this application: - Consistency with the PPS and the Growth Plan for the Greater Golden Horseshoe; - Conformity with Official Plan policies - Compatibility of the proposed uses with the adjacent neighbourhood and any necessary mitigation; - Appropriate servicing to accommodate the proposed uses; - Assessment of traffic generation and flow, and their impacts to the existing transportation network; - Conformity to the Toronto Green Standard. Additional issues may be identified through the review of the application, agency comments and the community consultation process. Conclusion City Planning staff will work with the community, the applicant, the Ward Councillor, and commenting agencies to determine the appropriateness of the proposed uses and, if acceptable, conditions to be considered with any Official Plan and Zoning By-law amendment. CONTACT Graig Uens, Planner Tel. No SIGNATURE Gregg Lintern, MCIP, RPP Director, Community Planning Toronto and East York District (P:\2015\Cluster B\pln\TEYCC\ doc)vc ATTACHMENTS Attachment 1: Site Plan Attachment 2: Elevations Attachment 3: Official Plan Map 18 Excerpt Attachment 4: Zoning By-law Except Attachment 5: Application Data Sheet Staff Report for Action Preliminary Report R Ossington Avenue 6

7 Attachment 1: Site Plan Staff Report for Action Preliminary Report R Ossington Avenue 7

8 Attachment 2: Elevations Staff Report for Action Preliminary Report R Ossington Avenue 8

9 Attachment 3: Official Plan Map 18 Excerpt Staff Report for Action Preliminary Report R Ossington Avenue 9

10 Attachment 4: Zoning Staff Report for Action Preliminary Report R Ossington Avenue 10

11 Attachment 5 Application Data Sheet Application Type Official Plan Amendment & Application Number: STE 19 Rezoning OZ Details OPA & Rezoning, Standard Application Date: June 2, 2015 Municipal Address: Location Description: Project Description: 178 R OSSINGTON AVE PLAN D188 PT LOT 5 CON 1 FB PT PARK LOT 25 **GRID S1906 The Owner proposes to repurpose the existing 2-storey building on the Property for office, custom workshop, performing arts studio, artist/photographer's studio, art gallery and caterer's shop uses (the "Proposed Development"). The Proposed Development includes 1,710 square metres of gross floor area with a floor space index of Three parking spaces, two 'type C' loading spaces and a total of 11 bicycle parking spaces are provided at-grade with access off of Foxley Place. Applicant: Agent: Architect: Owner: MICHAEL MAURO MICHAEL MAURO Unit A Architecture Inc 178A OSSINGTON INC PLANNING CONTROLS Official Plan Designation: Mixed Use Areas Site Specific Provision: Zoning: CR 2.5 (c2.0; r1.5) SS2 Historical Status: (x1782) Height Limit (m): 14 Site Plan Control Area: PROJECT INFORMATION Site Area (sq. m): 1292 Height: Storeys: 2 Frontage (m): 48 Metres: 8.2 Depth (m): 24.9 Total Ground Floor Area (sq. m): 895 Total Total Residential GFA (sq. m): 0 Parking Spaces: 3 Total Non-Residential GFA (sq. m): 1710 Loading Docks 2 Total GFA (sq. m): 1710 Lot Coverage Ratio (%): 69.3 Floor Space Index: 1.32 DWELLING UNITS FLOOR AREA BREAKDOWN (upon project completion) Tenure Type: Above Grade Below Grade Rooms: 0 Residential GFA (sq. m): 0 0 Bachelor: 0 Retail GFA (sq. m): Bedroom: 0 Office GFA (sq. m): Bedroom: 0 Industrial GFA (sq. m): Bedroom: 0 Institutional/Other GFA (sq. m): 0 0 Total Units: 0 CONTACT Graig Uens, Planner Staff Report for Action Preliminary Report R Ossington Avenue 11

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