Daniel Du

Case study · decided file

The Committee Approves Two Narrow Lots in Mimico

360 Melrose St · consent to sever into two undersized lots · filed 2024, approved January 2025

What the measurement shows

42.6% of nearby lots sit below the frontage minimum that their own zoning sets. 24.3% are at or below the width that the consent created.

This is a retrospective demonstration study. The Committee of Adjustment already decided this application, and the file is a public record. Daniel Du was not retained on the matter. We prepared this analysis after the decision, as a work sample. It states no planning opinion.

Download report PDF (2.4 MB) Download the case package (ZIP, 5.3 MB) Open the interactive map Download the map (HTML)

The package includes the report (PDF), print-ready map and chart exhibits (PNG), the full data table with a data dictionary (CSV), a methods note (TXT), the interactive map (HTML).

The interactive map is one HTML file. Open it from disk in any browser. Each threshold has a slider and an exact-value box, and the counts and headline update as you move them. You can change the colours, outlines and fill, switch to a colour gradient, or add a satellite, topographic or building footprint background. Click any mapped feature to see its record. The map works offline. The satellite and topographic backgrounds need an internet connection. The package also includes this same file.

Histogram of lot frontage for 272 mid-block lots within 500 m of 360 Melrose St. The median is 12.2 m, the zone minimum 13.5 m, and the created lots about 7.6 m.
Chart: frontage. The package includes the full-resolution image.
Map of lot frontage within 500 m of 360 Melrose St. Lots below their own mapped minimum are orange, lots at or below the created 7.6 m are red, and the subject lot is outlined.
Map: frontage pattern. The package includes the full-resolution image.

How it is measured

We measure every low-rise residential lot within 500 m from parcel geometry in EPSG:2952. Frontage is the street-facing edge of the lot, projected along the street. Mapped standards vary across Mimico. For that reason we compare each lot with the 'f' value of its own zone label, not with one blanket minimum. The same method was used in the delivered Windermere study. We exclude corner lots from the statistics.

We estimate the width of each created lot as half the measured frontage of the subject parcel. The decision record describes 'two undersized residential lots' but does not publish the certified dimensions. We state this approximation openly.

Consent precedent comes from Committee of Adjustment records. We geolocate each record to the parcel fabric. The open record is thin before 2015, so the precedent counts are conservative.

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