Preliminary Report - 5509 Dundas Street West - Zoning By-law Amendment Application

This application proposes to construct a 12-storey (37.2 metres high, excluding mechanical penthouse), mixed-used purpose-built rental building containing 114 units at 5509 Dundas Street West. The building would also contain 93m2 of commercial uses at grade and have a total of 9,084 m2 of gross floor area, representing a density of 5.05 times the area of the lot. A total of 98 vehicular parking spaces are proposed in a 4 level below grade parking garage. The applicant requested a pre-application consultation meeting for assistance in defining the requirements for application submission. Staff held the meeting with the applicant on October 5, 2017. The application was submitted on March 27, 2018. A notice of Complete Application with regard to the application was issued on April 26, 2018. A community consultation meeting is anticipated to be held in the first quarter of 2019. A Final Report will be submitted for City Council's consideration following community consultation; the resolution of outstanding issues related to this application; and the holding of a statutory Public Meeting under the Planning Act. The approval target timeline for the Final Report is the third quarter of 2019. As outlined in this report, City Planning staff have identified concerns with the proposal, with respect to the built form, building height, massing, angular plane, transition, separation distances, setbacks, stepbacks, the provision of affordable housing and a rear public laneway. These issues and all additional matters that arise through the development review process will need to be addressed prior to submission of the Final Report to City Council. Please note that in the absence of these issues being resolved and where staff will not be in a position to recommend approval or refusal of the application, an Interim Directions Report will be submitted to City Council for decision, prior to the expiration of the statutory review period in the Planning Act for this planning application.