December 30, 1998

To: North York Community Council

From: Bryan W. Tuckey,

Acting Commissioner of Planning

Subject: RECOMMENDATIONS REPORT

Official Plan and Zoning Amendment Application

and Subdivision Application

Romeo DiBattista

665 Trethewey Drive

Ward 6 - North York Humber

UDOZ-97-34 and UDSB-1232

Purpose:

The purpose of the report is to recommend an Official Plan and Zoning By-law amendment and conditions of Draft Plan of Subdivision approval to permit 520 townhouse and semi-detached dwelling units fronting onto public streets and a public park.

Source of Funds:

Not applicable.

Recommendations:

It is recommended that:

(1) the Official Plan designation be amended to Residential Density Two (RD-2) and Local Open Space (LOS) and Part D.11 of the North York Official Plan be deleted;

(2) the zoning on the property be amended to Multiple-Family Dwellings First Density Zone (RM1) exception and Open Space Zone (O1), subject to the following provisions:

(3) the Draft Plan of Subdivision, prepared by KLM Planning Partners Inc., dated November 16, 1997, be approved, subject to the following conditions:

(3.2) The applicant carry out the following prior to draft approval of the plan of subdivision to the satisfaction of the Commissioner of Transportation:

(3.3) The owner provide the City with a letter of credit to construct the road where Block 98 is presently shown on the plan.

(3.4) Prior to the registration of the Plan, the applicant will:

- provide landscaping detail for the lots which abut the industrial uses and agree in the subdivision agreement to provide the necessary landscaping;

- evaluate options to ensure that the long term maintenance of the buffer area is achieved.

(3.5) The Standard Conditions of Approval for Subdivisions, attached as Schedule "D" hereto.

(3.6) The conditions of the North York Transportation Department, attached as Schedule "E" hereto.

(3.7) The conditions of the North York Public Works Department, attached as Schedule "F" hereto.

(3.8) The conditions of the North York Parks and Recreation Department, attached as Schedule "G" hereto.

(3.9) The conditions of the North York Public Health Department, attached as Schedule "H" hereto.

(3.10) The conditions of Metropolitan Toronto, attached as Schedule "I" hereto.

(3.11) The conditions of the Metropolitan Toronto and Region Conservation Authority, attached as Schedule "J" hereto.

(3.12) The conditions of the Canadian Pacific Railway, attached as Schedule "M" hereto.

(3.13) The conditions of the Canadian National Railway, attached as Schedule "N" hereto.

(3.14) The conditions of Bell Canada, attached as Schedule "O" hereto.

(3.15) The conditions of Consumers Gas, attached as Schedule "P" hereto.

(3.16) The conditions of North York Hydro, attached as Schedule "Q" hereto;

(4) notice for the public meeting, to be scheduled at the Community Council, be extended to 300 metres from the boundaries of the subject property; and

(5) the appropriate City Officials be authorized and directed to take the necessary action to give effect hereto.

Council Reference:

On October 6, 1997, North York Council adopted overall principles for the development of this 19.5 hectare (48.2 acre) vacant parcel at Jane Street and Trethewey Drive. The principles are as follows:

Overall Land Use and Site Design:

• the creation of public access throughout the site along public roads;
• the establishment of a grid pattern of public streets creating defined residential development blocks;
• low rise, grade-related units fronting onto public streets;
• variety of unit types, with semi-detached and townhouses dispersed throughout the plan, creating variation and interest along the public streets;
• a variety of front yard setbacks and building treatments, limited number of units per townhouse block and a distinct separation between buildings to enhance the variety throughout the plan;
• provision of view corridors, particularly on long streets, enabling a break between units on the long rows of buildings.

Provision of Parkland:

• a centrally located public park;
• public linkages from the park providing easy access throughout the site and between the existing community and the new neighbourhood;
• public park with direct frontage on public streets and clear visibility to all areas of the park;
• the size of the public park maximized to achieve up to 1.0 hectare of parkland per 1,000 population (1.5 hectares).

North Edge (Trethewey Drive Frontage):

• limited vehicular access to Trethewey Drive, with units addressing the street;
• design details to reduce security issues;
• a street pathway linked to the existing community to the north, in order to provide access to available services.

East Edge (Buffer to Industry):

• provision of a landscaped buffer to the adjacent lands, currently in industrial use;
• confirmation that noise levels are suitable for the proposed residential development and/or buffering measures are taken as may be determined through the results of a noise study;
• the opportunity to extend Industry Street through the subdivision.

South/West Edge (Railway Corridor/Jane Street):

• a 30-metre setback, with a suitable buffer between the new residential area and the railway corridor;
• noise attenuation measures, as necessary, as determined by the CN/CP Railway Companies and through the results of a noise and vibration study;
• no access to Jane Street, due to grade differentiation.

In response to the principles report, the applicant has resubmitted plans and the additional studies requested.

Revised Proposal:

The revised proposal incorporates the following changes:

• the park has been relocated from the railway edge to the central portion of the site at a size of 3.5 acres, representing 7.3% of the total site.
• access to the park is provided via a public road frontage on the west and south sides of the park and through a walkway on the eastern side.
• a road widening to accommodate a five-lane Trethewey Drive with left-turn lanes.
• a reserve for a potential connection to Industry Street has been proposed.
• a continuous buffer area of a minimum of 30 metres is now proposed along the south edge with the railway corridor.
• to accommodate the revisions to the plan, the number of units is reduced from 531 to 520.

A new residential neighbourhood of low rise, grade-related units fronting onto public streets, with connections to the existing area to the north continues to be provided through the proposed plan. Units continue to address Trethewey Drive, presenting a compatible relationship with the existing community. A variety of unit styles are dispersed throughout the site, with a mixture of semi-detached and townhouse units in most blocks. Most lots are of a "wide-shallow" nature. There has been no change in the ownership status intended, with all of the units to be "freehold".

A stormwater management facility in the northeast part of the property alongside Trethewey Drive, continues to be illustrated on the plan. Two external access points are provided, with 20 metre rights-of-way as they meet Trethewey Drive to the north. One is aligned with Tedder Street and the other aligns with Chiswick Street.

A summary of the most pertinent project statistics are set out in Table 1 below:

Comments from Other Departments and Agencies:

The revised plan, dated November 16, 1997, has been circulated for comment. The following relevant comments were received:

The North York Transportation Department has submitted its comments on the revised plan, attached as Schedule "E" to this report. It concurs with the findings in the Traffic Impact Study and its addendums that road improvements are required on Trethewey Drive to accommodate the potential traffic volume increase. In this regard, it requires a dedication of land along the extent of the applicant’s property to allow for a fifth lane. Turning lanes for vehicles entering and exiting the subdivision must be provided by the applicant in the interim. The Transportation Department also requires that land be reserved along the eastern edge of the property to provide a future connection between Trethewey Drive and Industry Street.

The North York Public Works Department has submitted a revised list of conditions, attached as Schedule "F". The conditions of approval include the resolution by Council pertaining to 18.5 metre road widths for public streets and a required turning circle at the easterly limit of Street "3". A stormwater management report and plan is to be approved by the City.

North York’s Parks and Recreation Department states that the central location and area of the proposed parkland dedication are acceptable and requests that a reduction in the number of units backing onto the park or/and opening providing easy pedestrian access be reviewed. Its comments are attached as Schedule "G".

The North York Public Health Department indicates that upon reviewing the Phase I and II Environmental Site Assessments and Noise and Vibration Impact Assessment Feasibility Report, it does not object to the approval of the application, subject to conditions outlined in its comments attached as Schedule "H".

Metropolitan Toronto requests conditions through two letters attached as Schedule "I" relating to soil remediation, affordable housing, stormwater runoff, a pedestrian connection to bus stops and turning lane improvements on Jane Street north of Trethewey Drive.

The Metropolitan Toronto and Region Conservation Authority has no objection to the plan subject to its standard conditions contained in Schedule "J".

The North York Board of Education notes in Schedule "K" that it will monitor the additional school accommodation pressures expected from the subject application as well as other developments which may occur in the area.

The Metropolitan Toronto Separate School Board reports in Schedule "L" that it is prepared to continue negotiations with the City and the applicant in an attempt to locate an elementary school site on the property to serve the wider area.

Canadian Pacific Railway and Canadian National Railway companies (Schedules "M" and "N") place a number of conditions of approval related to buffering and fencing from their railway lines.

Bell Telephone and Consumers Gas (Schedules "O" and "P" request standard conditions of approval.

North York Hydro requests a Composite Utility Plan from the applicant in order to review the proposed 18.5 metre rights-of-way (see Schedule "Q").

Discussion:

Important planning elements and other requirements contained in the principles report are discussed below in relation to the revised plan and the results of studies received subsequent to that report.

(1) Central Park Location

The public park is now centralized, in accordance with North York Council’s principles and public comments. The park is also larger, significantly exceeding the 5 percent parkland dedication requirement. The park’s size and location will enable it to function as a valuable community park and recreational resource.

Improvements to the park’s visibility and accessibility are now provided by the improved public street frontage. To provide an enhanced connection between the existing community and the park, it is recommended that a 3.0 metre wide strip of land be added to the 20 metre right-of-way proposed for Street "1" from Trethewey Drive to the park’s northwest entrance. This provides a public promenade entering the site from its main street connection with Tedder Street. In addition, it is recommended that additional pedestrian connections to the public streets be provided at the north east corner of the park.

(2) Economic Analysis

It was concluded in the principles report that the conversion to residential of the small pocket of lands currently designated mixed industrial is consistent with the current Metropolitan Toronto and North York industrial strategies. The applicant was requested to undertake an economic viability assessment to determine the likelihood of these lands being redeveloped for employment purposes. In response, the applicant submitted a study entitled "Economic Implications of a New Plan for a Site at Jane Street and Trethewey Drive", prepared by Clayton Research Associates Limited.

Based on this review, it is concluded that:

• the existing employment uses envisaged by the previous approval are economically viable only in context with a higher density proposal, and
• the site is likely to remain vacant if the higher density residential and mixed uses proposed in the former plan approved by the Ontario Municipal Board in 1994 are maintained.

It is also concluded that a successful site redevelopment of this low-rise nature is expected to provide stability to the existing community and some reinvestment into the area. Therefore, a conversion to residential use continues to be recommended. It is recommended that in order to provide for increased employment opportunities limited home occupation uses within the proposed residential dwellings be permitted on this site.

(3) Buffer with Adjacent Industry and Railway

The plan continues to provide greater setbacks along the eastern edge as a buffer to the adjacent lands, currently in industrial use. An increased rear yard setback of 12 metres is proposed adjacent to the industrial use, south of the existing Industry Street. In addition, a final noise study will determine if additional noise attenuation measure should be undertaken in order to minimize any further impact. The subsequent site plan approval and subdivision conditions will also ensure appropriate fencing and landscaping is provided along this edge.

A 30-metre setback is now maintained throughout the length of the site’s boundary with the railway corridor along the south edge, acting as the required buffer between the new residential area and the railway corridor. Confirmation of the suitability of the proposed use in this area has now been received through the receipt of a noise and vibration study. Jade Acoustics Inc. has prepared a "Feasibility Report - Noise and Vibration Impact Assessment" on the lands, finding that with the proper use of building materials and acoustical barriers, the noise exposures will be within the environmental noise criteria. Final vibration calculations will be undertaken when grading plans and lot layouts become available. Noise attenuation measures have been determined through the results of the noise study and will be further reviewed, with appropriate conditions imposed by the North York Public Health Department, Canadian National and Canadian Pacific Railway Companies. Options for long term maintenance of the buffer area will be evaluated prior to finalization of the subdivision agreement.

(4) Road Pattern

The grid pattern of public streets maintained in the revised plan, creating defined residential development blocks, is supported. There are two 20-metre wide connections proposed with Trethewey Drive to the north, leading from Tedder Street and Chiswick Street. Turning lanes are also to be provided.

A direct connection between Industry Street and Trethewey Drive has been a long standing transportation objective to improve the overall traffic circulation in the area. The former "Bridgehome 2000 Plan" fully implemented this objective entirely on the site by providing a direct connection near the eastern edge of the site. The connection was supported by the surrounding business community in order to provide better access and enhanced economic opportunities to the area.

This reduced low density proposal, with its associated traffic, would not require this transportation improvement to serve the redevelopment. However, given the overall community needs, the Transportation Department has requested that lands be set aside along the eastern edge of the site to facilitate a future direct connection from Industry Street to Trethewey. The location and extent of lands will be determined prior to the draft approval of the subdivision.

To provide future integration of this site with development along Industry Street, a road connection via Block 98 to Industry Street should be required. Staff will continue to work with the applicant in an effort to ensure a more direct route from Block 98 to the road entering the subdivision adjacent to Chiswick (Street "2"). Therefore, it is recommended that Block 98 be shown as a dedication to the City as a road. This road would be opened when City officials have seen a reduction in the large vehicular traffic from the industry to the east and a continuation of compatible land uses found in the area.

(5) School Community Services

The Metropolitan Separate School Board has requested a site for an elementary school, which the applicant has not shown on the plan. The number of students expected to result from the development itself does not generate a need for a new school site and one is not being required. However, the MSSB can continue to hold discussions with the applicant and other area landowners with respect to meeting its projected area-wide need.

(6) Zone Standards

The standards recommended ensure a low rise community results. The semi-detached and townhouse units can be placed within one zone, so as to maximize the variety of housing types throughout the site. In relation to the new townhouse development, the old RM1 zone standards are not typical of current street townhouse development.

A maximum of eight units in any one townhouse block and adequate separation between residential buildings allows for relatively low densities in all areas of the property. Safety issues raised by area residents have also been taken into account in devising the specific zoning standards for this site. The requirement for a maximum garage width will ensure that views from the rear yards to the lane are maintained, thereby improving the safety of the lanes. Site plan details pertaining to the townhouses will be forthcoming in a subsequent phase of the process.

(7) Soil Contamination

Following up on the former soil studies conducted on the site, both Phase I and Phase II Environmental Site Assessments have been recently carried out by Trow Consulting Engineers Ltd. These indicate that, subject to certain site remediation related to surface materials remaining from the former industrial use on the property, the site is suitable for residential development. Utility and stormwater management reports are to be finalized later in the process.

(8) Affordable Housing

It is the intent of Council to encourage the provision of an adequate supply of affordable housing to meet the needs of the City’s present and future residents. Council may require that at least 25 percent of all new dwelling units in multiple unit residential buildings containing 20 or more units be "affordable housing". Given the low density nature of the proposed development and that each building would not contain more than 20 units, an affordable housing requirement would not be appropriate.

Conclusions:

The newly revised proposal for a low rise residential development proposed for the large vacant property at Jane Street and Trethewey Drive is consistent with the land use principles that have been adopted by North York Council. Changes include a large centralized public park, with a resulting decline in the number of dwelling units proposed, a road widening reserve along the south side of Trethewey Drive, two blocks for connections to Industry Street and a wider buffer area along the south edge with the railway corridor. In addition, a wider view corridor is proposed leading to the park along the primary access point to the site. Results from required studies indicate that the site can sustain a low rise residential development.

Contact Name:

Alan Binks, Planner

Phone: 395-7100 Fax: 395-7155

Bryan Tuckey

Acting Commissioner of Planning