July 22, 1998

 To:Chairman and Members, Etobicoke Community Council

 From:Karen V. Bricker, MCIP, Commissioner of Urban Development, Etobicoke

 Subject:Status Report on Daniels' Lakeshore Village Development

File No: Z-2241(Lakeshore-Queensway)

 Purpose :

 To provide the Etobicoke Community Council with a status update on the Daniels' Lakeshore Village development since its approval by the Ontario Municipal Board in 1991.

 Funding Sources, Financial Implications and Impact Statement:

 There are no funding or financial implications.

 Recommendation:

 It is recommended that this report be received for information purposes, and that Parks and Recreation Services (Etobicoke Office) be requested to report further on the matter of the community centre and the park.

 Council Reference/Background/History:

 In 1991, the Ontario Municipal Board amended the Etobicoke Official Plan and Zoning Code (New Toronto) to permit the development of 1799 units as well as park, retail, office, and light industrial uses on the 8 hectare (20 acre) former Goodyear site, now called Lakeshore Village.

 The project was intended to be developed in phases, with the second phase being subject to holding ('H') zoning symbols. The lifting of such holding provisions or 'H' symbols is at the discretion of Council who must have regard for the availability of adequate school sites and facilities as well as the contents of the most recent edition of the Community Services Study or the Human Services Needs Assessment Study.

 Prior to the enactment of any amending by-law removing the 'H' symbol, the adequacy of school sites and capital costs for facilities and proportionate financial contributions is to be determined by the school boards whose requirements are to be incorporated into appropriate agreements.

 It should be noted that 862 units within Phase I have now been built and occupied. (Parcels 'A', 'F', 'G', 'J', 'K', 'I' and 'M'); only Parcels 'B', 'H', and 'I' remain undeveloped (408 units). Phase II, however, remains totally unbuilt (Parcels 'C', 'D', and 'E') with Parcels 'C' and 'D' still subject to the holding provisions.

Of the total 1,799 units, 937 units remain to be built. (Exhibits Nos. 1 and 2).

 In September 1997, at the request of the Daniels Corporation, Etobicoke Council adopted By-Law No. 1997-173 thereby lifting the holding provisions from Parcel 'E'. Council's conditional approval required that:

 (1)The applicant enter into agreements and make financial contributions to both School Boards prior to the issuance of permits;

 (2)Additional parkland appraisals be undertaken for the unbuilt portions of the site;

 (3)Council update the Lakeshore Area Community Services Study when applications are made to lift the remaining holds on Parcels 'C' and 'D', or when application is made for Parcel 'B', whichever comes first, and that the developer be required to fund the study, to be done with input from the local community;

 (4)The developer contribute financially, up to one percent of the project value, towards a 'public art' project;

 (5)At the time of Site Plan approval, the Site Plan be examined to ensure that appropriate conditions are included with respect to noise and odour mitigation, with costs to be borne by the applicant; and

 (6)The Etobicoke Historical Board be requested to consider a means of recognizing or honouring the Treble family on site.

 In August 1997, the Committee of Adjustment approved variances to allow the re-allocation of the required remaining 160 seniors units from Parcel 'I' to Parcels 'B', 'C', 'D', and 'E' fronting onto Lakeshore Boulevard.

 Comments and/or Discussion and/or Justification:

 The Daniels Corporation has completed the central park, the light industrial uses on Birmingham Street and 862 non-profit cooperative units of the 1,799 units originally proposed for the site.

 With the variances approved by the Committee of Adjustment, Daniels has reduced the total number of units possible from 1,799 to 1,596. This reduction of 203 units is intended to occur on Parcels 'H' and 'I' where 56 townhouses, instead of 259 apartment units (including 160 seniors units), are now intended to be constructed. These revisions presumably reflect changing market conditions.

 At the time of the lifting of the hold on Parcel 'E', Daniels indicated their intention to develop this parcel for 149 condominium units, up to ten storeys, with 2 137 m² (23,000 square feet) of retail space (including a drug store) at grade in accordance with the amending by-law.

To date, some 6 522 m² (70,205 square feet) of retail space, 2 652 m² (28,547 square feet) of office space, and a 2 024 m² (21,789 square foot) community centre on parcels fronting Lake Shore Boulevard remain undeveloped. (Parcels 'B','C','D' & 'E')

 No applications for site plan approval/building permits have been received to date for any of these remaining parcels.

 Outstanding Issues:

Given the time which has elapsed since the approval of the last building permit on this site and the changes which have been approved to the original proposal, staff have prepared a list of issues/conditions which remain outstanding pending the final build-out of these lands.

 Parks/Community Centre

 The central park has been developed but the promenade area extending to Lake Shore Boulevard will not be completed until the second phase is initiated. Within this second phase (specifically Parcel 'C'), a 2 024 m² (21,789 square feet) community centre was to have been built at the discretion of the City.

 The Development Agreement, signed in June 1991, provided that the City hold in reserve cash-in-lieu funds (approximately $267,000) from Phase I to be applied to the cost of a community centre. If construction of Phase II did not proceed within four years (i.e. by 1995), then the City could apply such funds to the purchase of land to build a community centre to serve the Daniels development and surrounding community, and for the purpose of the construction and servicing of such a community centre. To date, Council has not chosen to apply the monies collected from the built portion of Phase I to the development of such a community centre.

 Cash-in-lieu funds from the remaining Parcels in Phase I and Phase II have not, of course, been collected as yet; however, as approved by Council, additional appraisals for Parcels 'E' and 'H/I' have been completed to the satisfaction of the City and Daniels. Similarly, additional appraisals will be undertaken for Blocks 'C' and 'D'.

 Council should also note that Daniels has indicated a willingness to dedicate additional land, as opposed to making only a cash-in-lieu payment for the balance of the parcels. This issue has been discussed with Etobicoke Realty Services and Parks and Recreation Services but remains unresolved pending the receipt of actual plans or applications for these parcels fronting on Lake Shore Boulevard.

 It is suggested that Parks and Recreation Services be requested to report back to the Etobicoke Community Council regarding the community centre and the park.

  With respect to Council's directive to staff to utilize the "Treble" name in some fashion within the development, the Etobicoke Historical Board has suggested that since all of the streets have already been named, that consideration be given to naming a future parkette within the development, the "Charles Treble Parkette". Parks and Recreation staff have advised verbally that they will pursue this matter.

 Seniors

 Not less than 550 seniors units are to be provided within the 1 799 unit development. Under the provisions of the amending by-law, some 390 seniors units were included within the developed parcels. The only seniors units still not built are those contained within Parcel 'I', and,

these units have now been re-allocated to (any or all of) Parcels 'B', 'C', 'D', or 'E'.

 It has been brought to the attention of Urban Development staff that some of the 178 seniors units that were to have been contained within Parcel 'F' (Metro Housing) may in fact not be occupied by seniors. This has created certain parking difficulties as will be discussed further. This also has implications for the attainment of the minimum number of seniors units (550) as required by both the Official Plan Amendment and Zoning by-law.

 Community Services Study

 As noted under 'Background', the Ontario Municipal Board imposed a condition requiring Council to have regard for "the contents of the most recent edition of the Community Services Study or the Human Services Needs Assessment Study or whatever City of Etobicoke study of this kind that is available at the time that consideration is given to the removal of the "H" symbol."

 In August 1997, Etobicoke Council further modified this requirement stating that such a Community Services Study would be updated when the hold ("H" symbol) on Parcels 'C' and 'D' were lifted or when applications were received to develop Parcel 'B', whichever comes first. In addition, the developer would be required to fund such a study which would involve input from the community.

 To date, no applications to lift the hold on Parcels 'C' and 'D', or to develop Parcel 'B', have been received. Consequently, no update of the Community Services Study has been initiated.

 Huntsman Film/Environmental

 The Daniels Corporation previously held an option to purchase the adjacent Huntsman Film site; however, this option has now lapsed. Daniels' intention was to develop this site for non-residential, employment-generating uses. It is now staff's understanding that Huntsman intends to remain at this location for the foreseeable future.

With respect to environmental issues, the Director of Inspection Services advised in May, 1998, that eight noise complaints were received by City staff in connection with Huntsman Film Products (two complaints in 1994, five complaints in 1995, one complaint in 1997 and none in 1998). The Ministry of the Environment and Energy has received one complaint in nine months regarding air quality.

 Staff understand that Huntsman has made a considerable investment in improvements to their plant in recent years.

 Grocery Store (Other Retail)

 The amending by-law for the site calls for a minimum of one grocery store or food store within Parcels 'B', 'C', 'D' or 'E'. The by-law also provides for a maximum of 6 522 m² (70,204 square feet) of retail space and a maximum of 2 652 m² (28,547 square feet) of office space to be built.

 None of this development has occurred to date, largely due to prevailing market conditions, the limited size of the building footprints, and the lack of surface parking to serve the retail component.

 Parking

 As mentioned earlier, certain parking difficulties have been experienced in connection with the Metro's seniors building (Parcel 'F')where non-seniors have apparently been admitted. To remedy the situation, additional on-street parking, on the west side of Twelfth Street, has been permitted and it is understood that some underground parking spaces serving adjacent buildings may have also been made available to the residents of this building. The Traffic and Transportation Division has advised, however, that complaints continue to be received concerning the lack of parking both on the Daniels site and in the general area.

 It is noted that in June, 1994, Etobicoke Council recommended that when Parcels 'H' and 'I' were being considered for development that additional parking for the Metro seniors building be investigated.

 Also, in March 1996, Etobicoke Council passed a City-wide bylaw which increased the required parking for seniors units by adding an additional .10 spaces per unit for visitors to the previous (and still applicable) standard of 1 space per 4 units.

 Artists' Co-ops/Industrial Uses

 In order to achieve a buffer from the industrially designated lands on the north side of Birmingham Street, development along the northerly edge of the site (Parcel 'M') was restricted to a residence for artists and artisans which could also include artists' studios and a minimum of 2 000 m² (21,529 square feet) of light industrial uses such as studios, galleries, shops for the repair of small goods and wares, custom workshops and display areas, warehousing and distribution, non-obnoxious recycling depots, and wholesale/retail sales associated with a permitted industrial use.

While some initial difficulty was experienced, the artists' co-op is now (almost) fully occupied; however, the ground floor industrial space still has some vacancies.

 Fiscal Impact

 At the Ontario Municipal Board hearing held in May, 1991, a fiscal impact study, authored by Clayton Research Associates Ltd., was presented on behalf of the Daniels Corporation.

 This report, based on the originally proposed 2 050 units, estimated that:

 .890 direct and 800 indirect person-years of employment would be created by the construction itself

.Approximately 510 permanent jobs were expected to be created by new businesses and other activities

.Spending by the new residents and workers would support the existing retail uses and new uses (e.g. grocery store) would draw people to the area

.Annual revenues were expected to exceed costs/services to the City

.Improvements to transit, roadways, parkland and day care were anticipated

  It is evident that, in 1991, Daniels anticipated that jobs would be created and that the Lakeshore business community would be revitalized. While some additional spending is being generated by the existing 862 units, the full economic benefit cannot be evaluated until final build-out which is dependent on economic and market forces:

 While none of the retail/office uses on Lake Shore Boulevard have materialized, the central park is now in place. Also, because of the slow build-out, school accommodation has not been a concern. Financial Services has advised that Daniels paid the development charges which were in effect in 1991 for the 862 units. Future units would be subject to the Development Charges Bylaw passed in 1992 or whatever bylaw is in place when development proceeds.

 Conclusions:

 The subject report is presented as a status update only and is not intended to predict what form the balance of the property may take. Staff understand that Daniels is investigating other options for the balance of the lands but that the ultimate form of development will be largely dictated by the economy and market factors, and may entail additional amendments to the zoning by-law and Official Plan.

Parks and Recreation Services should be requested to report further on the issue of the community centre and the park.

Contact Name:

 Linda BunceTel: (416) 394-8221

Principal Planner Fax: (416) 394-6063

Karen V. Bricker, MCIP

Commissioner of Urban Development

Etobicoke District