25 St. Dennis Drive - Zoning By-law Amendment Application - Preliminary Report

Transcription

1 STAFF REPORT ACTION REQUIRED 25 St. Dennis Drive - Zoning By-law Amendment Application - Preliminary Report Date: February 4, 2016 To: From: Wards: Reference Number: North York Community Council Director, Community Planning, North York District Ward 26 Don Valley West NNY 26 OZ SUMMARY This application proposes to amend former City of North York Zoning By-law 7625 and City of Toronto Zoning By-law for the lands at 25 St. Dennis Drive to permit a 42-storey residential apartment building (127.3 metres plus mechanical) on the southern portion of the subject site and a 6-storey residential apartment building (18.2 metres to the top of the roof plus mechanical) on the northern portion of the subject site. The existing 17-storey, 297 unit rental apartment building (approximately 46 metres) would remain. A total of 646 new dwelling units are proposed, including 586 units in the 42- storey south building and 60 units in the 6- storey north building. The total new gross floor area proposed is 52,477 square metres, including 1,264 square metres of commercial uses located at grade in the south building. An overall floor space index of 4.18 times the lot area is proposed. A total of 993 square metres of indoor amenity space and 1,219 square metres of outdoor amenity space is proposed. A total of 664 vehicle parking spaces are being provided with 318 existing and 346 new proposed spaces. There would be 569 residential parking spaces and 95 visitor/commercial parking spaces. Staff report for action Preliminary Report - 25 St. Dennis Drive 1

2 This report provides preliminary information on the above-noted application and seeks Community Council's directions on further processing of the applications and on the community consultation process. This report recommends that a community consultation meeting be scheduled by City Planning staff, in consultation with the Ward Councillor. A Final Report and a Public Meeting under the Planning Act will be scheduled following community consultation and resolution of the outstanding issues, and provided that the applicant provides all required information in a timely manner. RECOMMENDATIONS The City Planning Division recommends that: 1. Staff be directed to schedule a community consultation meeting for the lands at 25 St. Denis Drive 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. Pre-Application Consultation A pre-application consultation meeting was held on September 29, 2015 with the applicant to discuss complete application submission requirements. ISSUE BACKGROUND Proposal This application proposes to amend former City of North York Zoning By-law 7625 and City of Toronto Zoning By-law for the lands at 25 St. Dennis Drive to permit a 42-storey residential apartment building with a height of metres (132.4m to mechanical penthouse) on the southern portion of the subject site and a 6-storey residential apartment building with a height of 18.2 metres (21.2 metres to mechanical penthouse) on the northern portion of the subject site. The existing 17-storey apartment building with a height of approximately 46 metres would remain. The existing and proposed site plan are provided in Attachments 1A and 1B. Staff report for action Preliminary Report - 25 St. Dennis Drive 2

3 The total gross floor area proposed for this project is 81,050 square metres, which includes 28,572 square metres of existing GFA, plus 51,213 square metres of new residential GFA and 1,264 square metres of proposed commercial GFA located at grade in the south building. An overall floor space index of 4.18 is proposed. The total number of existing and proposed dwelling units would be 946 and the total existing and proposed parking spaces would be 664 spaces. The applicant proposes to divide the subject site into three development parcels to be created through a severance application (Application No.: B0030/15NY). Parcel 1 (6,590 square metres) would comprise the site of the existing apartment building; Parcel 2 (2,830 square metres) would comprise the site of the proposed north building; and Parcel 3 (9,980 square metres) would comprise the site of the proposed south building. (See Attachment 4 Diagram of Development Parcels). The density on a per parcel basis that would result would be 4.34 for Parcel 1, 2.58 for Parcel 2, and 4.53 for Parcel 3. On parcel 3, the south building would be comprised of three building elements that would be attached, including a west 8-storey building wing with a height of metres to the top of the roof (29 metres to the mechanical penthouse), an east 12-storey building wing with a height of 38.5 metres (41.4 metres to the mechanical penthouse), and the 42-storey (127.3 metre) tower in the centre with a 5-storey base building with a height of 16.8 metres. The south building would have a total gross floor area of 45,187 square metres, including 43,923 square metres of new residential gross floor area and 1,264 square metres of new commercial gross floor area located at grade. A total of 586 new residential units are proposed, including 60 studio units, 159 one-bedroom units, 124 onebedroom plus den units, 57 two-bedroom units, 59 two-bedroom plus den units, and 127 three-bedroom units ranging in size from 43 square metres (463 square feet) to 97 square metres (1,044 square feet). The building lobby would be accessed from the southwest corner of the site. Adjacent to the lobby and fronting on to Grenoble Drive would be 2 commercial units with an area of 584 square metres and a proposed daycare of 680 square metres in area. The 6-storey north building (18.2 metres) on parcel 2 has a proposed total residential gross floor area of 7,291 square metres. A total of 60 new units are proposed, comprised of 12 two-bedroom plus den units and 48 three-bedroom units, ranging in size from 102 square metres (1,098 square feet) to 116 square metres (1,249 square feet). All ground floor units are accessed directly from the street with their own front door and all upper units are accessed from a shared entrance midblock. The existing 17-storey rental apartment building on parcel 1 has a total residential gross floor area of 27,572 square metres and contains 297 rental units that are proposed to remain on the subject property. No demolition or renovation to the existing rental units is proposed. Interior renovations to storage space to construct an additional 3 units on the ground floor of the apartment building, including 1 one-bedroom plus den unit and 2 twobedroom units, for a total gross floor area of 28,572 square metres, are also proposed. A Staff report for action Preliminary Report - 25 St. Dennis Drive 3

4 total of 251 square metres of indoor and 74 square metres of outdoor amenity space, including an indoor swimming pool and outdoor patio space, would remain on site. The building separation distance between the proposed 6-storey building (parcel 2) and the existing 17-storey building (parcel 1) would be a minimum of 11.7 metres. The separation distances between the existing 17-storey building (parcel 1) and the proposed 8-storey building wing (parcel 3), 12-storey building wing (parcel 3) and 42-storey tower (parcel 3) would be 14.1 metres, 20.6 metres and 37.1 metres respectively. The 42-storey tower and the 12-storey wing have a separation distance of 6.6 metres. The tower floor plate of the proposed 42-storey tower would be a maximum of 762 m 2. Minimum building setbacks would be 3.9 metres from St. Dennis Drive, 3.0 metres from Grenoble Drive, 1.8 metres from the east property line and 10.5 metres from the west property line. A total of 993 square metres of indoor amenity space and 1,219 square metres of outdoor amenity space is proposed. The new indoor amenity space would consist of lounges, community meeting rooms, a fitness centre and or prayer rooms. The outdoor amenity space would include 2 roof-top terraces located on top of the east and west elements of the south building, and open space located on the northwest corner of the subject site. Both the indoor and outdoor amenity space is proposed to be shared between both the existing and new buildings. The existing 17-storey building also includes 251 square metres of indoor amenity space comprised of a pool. A total of 664 vehicle parking spaces are proposed on site, including 569 residential parking spaces and 95 visitor parking spaces. There are 318 existing parking spaces on site and there are 346 proposed new parking spaces, which includes 4 car share spaces. Of the parking spaces proposed, 179 are to be provided at grade and 485 parking spaces are to be provided in a shared underground parking garage. To accommodate the increased parking, the existing single-level underground parking garage would be expanded. A total of 696 bicycle parking spaces are also proposed, including 92 shortterm spaces and 604 long-term spaces. The proposal also includes 2 loading spaces with both located in the south 42-storey building at grade. A new driveway is proposed to provide access through the west portion of the site from St. Dennis Drive to Grenoble Drive. An existing driveway providing access to the surface parking on the east portion of the site off of St. Dennis Drive would be maintained. The underground parking garage would be accessed at two-locations with one location from a ramp at the new north-south driveway and the other location at the existing parking ramp entry adjacent to the northern 6-storey building. Further project details are provided in the Application Data Sheet included as Attachment 6 to this report. Site and Surrounding Area The subject site is located in the southeast quadrant of the Don Mills Road and Eglinton Avenue East area. It is an irregularly shaped through parcel located between St. Dennis Drive and Grenoble Drive. The site has a frontage of approximately 133 metres along St. Staff report for action Preliminary Report - 25 St. Dennis Drive 4

5 Dennis Drive, a frontage of approximately 90 metres along Grenoble Drive, a depth along the western property line of approximately 194 metres and an area of approximately 1.94 hectares or 19,394 square metres. The site is currently occupied by a 17-storey, 297 unit apartment building, of which 249 units have affordable rents and 48 have mid range rents, which would be retained. The site also includes large landscaped areas with trees and grass to the west and south of the existing building, most of which is proposed to be used for the development of the new buildings. Access to the subject site is provided from two existing driveways from St. Dennis Drive. The eastern driveway provides access to the underground parking ramp, surface parking area and the loading and garbage collection area. The western driveway provides access to a drop off/pick up area by the main building entrance and to the visitor parking. There are 364 parking spaces that serve the existing 17-storey apartment building with 135 surface parking spaces consisting of 116 residential spaces and 19 visitor spaces. The remaining 229 parking spaces are located in a single level below grade parking garage. Abutting land uses include: North: Two-storey townhouses and a 9-storey apartment building fronting onto St. Dennis Drive. South: Flemingdon Park Pentecostal Church, Grenoble Public School, and a 28-storey apartment building fronting onto Grenoble Drive. East: Dennis R. Timbrell Resource Centre, a 7-storey apartment building fronting onto Deauville Lane, and a 9-storey apartment building fronting onto Grenoble Drive. West: Three 17-storey apartment buildings fronting onto Grenoble Drive, Gateway Boulevard and St. Dennis Drive. Provincial Policy Statement and Provincial Plans 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; wise use and management of 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 report for action Preliminary Report - 25 St. Dennis Drive 5

6 Staff will review the proposed development for consistency with the PPS and for conformity with the Growth Plan for the Greater Golden Horseshoe. Official Plan The subject site is designated Apartment Neighbourhoods on Land Use Map 20 of the Official Plan. Apartment Neighbourhoods are made up of apartment buildings and parks, local institutions, cultural and recreational facilities, and small-scale retail, service and office uses that serve the needs of area residents. The proposed development will be reviewed in accordance with, amongst other policies, the Apartment Neighbourhoods designation Official Plan policies in chapter 4.2. Significant growth is generally not intended within developed Apartment Neighbourhoods. However, compatible infill development may be permitted on a site containing an existing apartment that has sufficient underutilized space to accommodate one or more new buildings while providing good quality of life for both new and existing residents. Infill development that may be permitted on a site containing an existing apartment building will: a) meet the development criteria set out in Section for apartments; b) maintain an appropriate level of residential amenity on the site; c) provide existing residents with access to the community benefits where additional height and/or density is permitted and community benefits are provided pursuant to Section of the Official Plan; d) maintain adequate sunlight, privacy and areas of landscaped open space for both new and existing residents; e) organize development on site to frame streets, parks and open spaces in good proportion, provide adequate sky views from the public realm, and create safe and comfortable open spaces; f) front onto and provide pedestrian entrances from an adjacent public street wherever possible; g) provide adequate on-site, below grade, shared vehicular parking for both new and existing development, with any surface parking appropriately screened; h) preserve and/or replace important landscape features and walkways and create such features where they did not previously exist; i) consolidate loading, servicing and delivery facilities; and j) preserve or provide adequate alternative on-site recreational space for residents. Policy of the Official Plan sets out a number of development criteria in Apartment Neighbourhoods and requires development to contribute to the quality of life by addressing maters such as: locating and massing new buildings to provide a transition between areas of different development intensity and scale, through means such as providing setbacks from, and/or stepping down of heights towards lower scale Neighbourhoods; locating and massing new buildings so as to adequately limit shadow impacts on properties in adjacent lower-scale Neighbourhoods; locating and massing new buildings to frame the edge of streets and parks with good proportion and maintain sunlight and comfortable wind conditions for pedestrians on adjacent streets, parks and Staff report for action Preliminary Report - 25 St. Dennis Drive 6

7 open spaces; and providing ground floor uses that enhance the safety, amenity and animation of adjacent streets and open spaces. New development is also to include sufficient off-street vehicle and bicycle parking for both residents and visitors; locate and screen service areas, ramps and garbage storage to minimize impact on adjacent streets and residences; and provide indoor and outdoor recreation space for residents. Section of the Official Plan's Healthy Neighbourhoods policies states that Apartment Neighbourhoods are considered to be physically stable areas. Development within Apartment Neighbourhoods will be consistent with this objective and will respect and reinforce the existing physical character of buildings, streetscapes and open space patterns in these areas. Developments in Apartment Neighbourhoods that are adjacent or close to Neighbourhoods will: be compatible with those Neighbourhoods; provide a gradual transition of scale and density through the stepping down of buildings towards and setbacks from those Neighbourhoods; maintain adequate light and privacy for residents in those Neighbourhoods; and attenuate resulting traffic and parking impacts on adjacent neighbourhood streets so as not to significantly diminish the residential amenity of those Neighbourhoods. Community and neighbourhood amenities will be enhanced where needed by: improving and expanding existing parks, recreational facilities, libraries, local institutions, local bus and streetcar services and other community services; and creating new community facilities and local institutions, and adapting existing services to changes in the social, health and recreational needs of the neighbourhood. Section identifies the importance of urban design as a fundamental element of city building and contains built form policies intended to minimize the impacts of new development and guide the form of new buildings to fit within the context of the neighbourhood and the City. These policies guide new development to be located and organized to fit with its existing and/or planned context. They will frame and support adjacent streets, parks and open spaces to improve the safety, pedestrian interest and casual view to these spaces. New developments will locate and organize vehicle parking, vehicular access, service areas and utilities to minimize their impact on the property and on surrounding properties and to improve the safety and attractiveness of adjacent streets, parks and open spaces. New development will be massed and its exterior façade will be designed to fit harmoniously into its existing and/or planned context, and will limit its impact on neighbouring streets, parks, open spaces and properties. New development will be massed to define the edges of streets, parks and open spaces at good proportion. Taller buildings will be located to ensure adequate access to sky view for the proposed and future use of these areas. New development will provide amenity for adjacent streets and open spaces to make these areas attractive, interesting, comfortable and functional for pedestrians. Also, every significant new multi-residential development will provide indoor and outdoor amenity space for residents of the new development. The Built Form policies in section of the Official Plan identify the importance of tall buildings. Tall buildings come with larger civic responsibilities and obligations than other buildings. In addition to specific built form characteristics related to the base, middle and top of the building, proposals for tall buildings should: demonstrate how the proposed building and site design contribute to and reinforce the overall City structure; Staff report for action Preliminary Report - 25 St. Dennis Drive 7

8 demonstrate how the proposed building and site design relate to the existing and/or planned context; take into account the relationship of the site topography and other tall buildings; and provide high quality, comfortable and usable publically accessible open space areas. Official Plan Housing Policy provides that significant new development on sites containing six or more rental units, where existing rental units will be kept in the new development: will secure as rental housing, the existing rental housing units which have affordable rents and mid-range rents; and may secure any needed improvements and renovations to the existing rental housing, in accordance with and subject to the height and density incentives of Section of the Plan, without pass-through of such costs in rents to tenants. Section of the Official Plan contains Section 37 policies that authorize a municipality with appropriate Official Plan provisions to pass zoning by-laws involving increases in the height and/or density otherwise permitted by the Zoning By-law in return for the provision by the owner of community benefits. As part of the City's ongoing Official Plan Five Year Review, City Council adopted Official Plan Amendment No. 320 on December 10, OPA 320 strengthens and refines the Healthy Neighbourhood, Neighbourhoods and Apartment Neighbourhoods policies to support Council s goals in the Official Plan to protect and enhance existing neighbourhoods and to allow limited infill on underutilised apartment sites in Apartment Neighbourhoods. In December 2015 the City submitted OPA 320 to the Minister of Municipal Affairs and Housing for approval. While OPA 320 is City Council s adopted policy, it is not yet in force. The Official Plan is available on the City s website at: Zoning The subject property is currently zoned RM6 (Multiple-Family Dwellings Sixth Density Zone) under former City of North York Zoning By-law No The RM6 zone permits a variety of residential building types, including apartment buildings with a maximum permitted density of 1.5 times the area of the lot and a maximum lot coverage of 35 percent. The subject property is also zoned Residential Apartment Zone RA (f30.0; a1375; d1.5) (x412) under City of Toronto Zoning By-law No The RA zone permits ambulance depots, fire halls, parks, police stations, and dwelling units in the form of apartment buildings. The RA zone permits a maximum density of 1.5 times the area of the lot, a maximum lot coverage of 35 percent, and a maximum height of 24 metres. Staff report for action Preliminary Report - 25 St. Dennis Drive 8

9 Site Plan Control This proposal is subject to Site Plan Control and an application (Application No NNY 26 SA) has been submitted and is being reviewed concurrently with this application. City-Wide Tall Building Design Guidelines In May 2013, Toronto City Council adopted the updated city-wide Tall Building Design Guidelines and directed City Planning staff to use these Guidelines in the evaluation of all new and current tall building development applications. The Guidelines establish a unified set of performance measures for the evaluation of tall building proposals to ensure they fit within their context and minimize their local impacts. The city-wide Guidelines are available at: Reasons for the Application An application to amend former City of North York Zoning By-law 7625 and City of Toronto Zoning By-law is required to permit additional residential development and to establish appropriate zoning regulations for matters such as, but not limited to: density, height, setbacks, stepbacks, building separation distances, lot coverage, parking and amenity space. COMMENTS Application Submission The following reports/studies were submitted with the application: Land Use Planning and Urban Design Report; Geotechnical Investigation Report; Pedestrian Wind Conditions Letter of Opinion; Tree Inventory and Preservation Plan Report; Toronto Green Standard Checklist; Urban Transportation Considerations Report; Energy Modelling Report; Housing Issues Report; Functional Servicing and Stormwater Management Report; Environmental Noise Impact Feasibility Study; and Sun Shadow Study. A Notification of Complete Application was issued on January 4, Issues to be Resolved Staff have significant concerns with the proposal to add a 42-storey building on this site with additional 12 and 8-storey building wings, plus a 6-storey building resulting in a Staff report for action Preliminary Report - 25 St. Dennis Drive 9

10 density of 4.18 times the area of the site. Apartment Neighbourhoods are stable areas of the City where significant growth is generally not anticipated. Compatible infill development may be permitted on existing underutilized sites. Opportunities for development on underutilized sites are to be reviewed based on the development criteria for Apartment Neighbourhoods in the Official Plan. Additionally, the proposed height and density would need to be assessed in the context of the area immediately surrounding the site and the larger area to determine its appropriateness. On a preliminary basis, the following issues have been identified: Review of the proposal within the context of the existing Official Plan policies, particularly sections 4.2.2, 4.2.3; Review of the proposal within the context of the Council adopted policy direction from Official Plan Amendment 320; Review of the implications of the proposed density and height on surrounding properties in terms of precedent, and the possible cumulative impact on traffic, built form and City infrastructure should similar levels of infill be proposed on other apartment sites; Review of proposed new private driveways/streets, need for public streets, public realm, open space, pedestrian connections, site circulation and linkages through the site and to the surrounding public streets and area; The appropriateness of the proposed parcels to be created for development; Appropriateness of the proposal's scale and massing in terms of the built form arrangement on the site, and compatibility with existing buildings and the surrounding context; Appropriateness of proposed building height and density; Appropriateness of the proposed location and organization of the buildings and the site including proposed setbacks, stepbacks, separation distances, service areas, building entrances and ground floor uses; Appropriateness of the improvements proposed to the existing buildings, and tenant mitigation measures during construction; Appropriate mix of dwelling unit types including the possibility of additional affordable dwelling units; Conformity with the City's Tall Building Guidelines; Review of the scale of the base building; Transition of building height and massing to the adjacent properties; Potential impacts on adjacent properties, public streets and open space, including wind, sky views and shadows; Appropriateness of rooftop amenity space and the potential for noise, privacy and overlook; Adequacy of the proposed indoor and outdoor residential amenity space on site for both existing and new residents; Potential traffic impacts on the surrounding road network and parking assessment, including visitor parking, loading/unloading areas and site access/circulation; Assessment of site servicing including stormwater management; Staff report for action Preliminary Report - 25 St. Dennis Drive 10

11 The availability and adequacy of community services and facilities in the area to support the proposed residential development; Assessment of removal of existing landscaping and proposed landscaping and impacts to any existing landscaping features; The appropriate size and location for onsite parkland; and The applicability of Section 37 of the Planning Act to secure appropriate community benefits should the application be recommended for approval. The TGS Checklist has been submitted by the applicant and is currently under review by City staff for compliance with the Tier 1 performance measures. Additional issues may be identified through the review of the application, agency comments and the community consultation process. CONTACT John Andreevski, Senior Planner Tel. No Fax No jandree@toronto.ca SIGNATURE Joe Nanos, Director Community Planning, North York District ATTACHMENTS Attachment 1A: Attachment 1B: Attachment 2A-H: Attachment 3: Attachment 4: Attachment 5: Attachment 6: Existing Site Plan Proposed Site Plan Elevations Roof Plan Diagram of Development Parcels Zoning Application Data Sheet Staff report for action Preliminary Report - 25 St. Dennis Drive 11

12 Attachment 1A: Existing Site Plan Staff report for action Preliminary Report - 25 St. Dennis Drive 12

13 Attachment 1B: Proposed Site Plan Staff report for action Preliminary Report - 25 St. Dennis Drive 13

14 Attachment 2A: Elevations Staff report for action Preliminary Report - 25 St. Dennis Drive 14

15 Attachment 2B: Elevations Staff report for action Preliminary Report - 25 St. Dennis Drive 15

16 Attachment 2C: Elevations Staff report for action Preliminary Report - 25 St. Dennis Drive 16

17 Attachment 2D: Elevations Staff report for action Preliminary Report - 25 St. Dennis Drive 17

18 Attachment 2E: Elevations Staff report for action Preliminary Report - 25 St. Dennis Drive 18

19 Attachment 2F: Elevations Staff report for action Preliminary Report - 25 St. Dennis Drive 19

20 Attachment 2G: Elevations Staff report for action Preliminary Report - 25 St. Dennis Drive 20

21 Attachment 2H: Elevations Staff report for action Preliminary Report - 25 St. Dennis Drive 21

22 Attachment 3: Roof Plan Staff report for action Preliminary Report - 25 St. Dennis Drive 22

23 Attachment 4: Diagram of Development Parcels Staff report for action Preliminary Report - 25 St. Dennis Drive 23

24 Attachment 5: Zoning Staff report for action Preliminary Report - 25 St. Dennis Drive 24

25 Attachment 6: Application Data Sheet Application Type Rezoning Application Number: NNY 26 OZ Details Rezoning, Standard Application Date: December 7, 2015 Municipal Address: Location Description: Project Description: 25 ST DENNIS DR PLAN M834 PT BLK E R2964 PART 6 **GRID N2606 Construct a 42 storey tower-and-base building on the southern portion of the subject site, and a 6 storey apartment building on the northern portion of the subject site. A total of 646 new dwelling units are proposed, including 586 in the south building and 60 units in the north building. Applicant: Agent: Architect: Owner: Preston Group 11 Curity Ave., Unit 1 Toronto ON, M4B 1X4 PLANNING CONTROLS SVN 110 Adelaide St. E Toronto, ON, M5C 1K9 25 ST DENNIS INC 11 Curity Ave., Unit 1 Toronto ON, M4B 1X4 Official Plan Designation: Apartment Neighbourhoods Site Specific Provision: N Zoning By-law 7625: RM6 Historical Status: N Zoning By-law : RA (f30.0, a1375, d1.5) (x412) Height Limit (m): RA: 24m Site Plan Control Area: Y PROJECT INFORMATION Site Area (sq. m): Height: Storeys: 42 Frontage (m): Metres: (top of roof) (top of mechanical penthouse) Depth (m): Total Ground Floor Area (sq. m): Total Total Residential GFA (sq. m): Parking Spaces: 664 Total Non-Residential GFA (sq. m): Loading Docks 0 Total GFA (sq. m): Lot Coverage Ratio (%): 25.3 Floor Space Index: 4.18 DWELLING UNITS FLOOR AREA BREAKDOWN (upon project completion) Tenure Type: Rental Above Grade Below Grade Rooms: 0 Residential GFA (sq. m): Bachelor: 71 Retail GFA (sq. m): Bedroom: 394 Office GFA (sq. m): Bedroom: 273 Industrial GFA (sq. m): Bedroom: 208 Institutional/Other GFA (sq. m): Total Units: 946 CONTACT: PLANNER NAME: John Andreevski, Senior Planner TELEPHONE: jandree@toronto.ca Staff report for action Preliminary Report - 25 St. Dennis Drive 25