The North York Community Council recommends that the following Supplementary Report No. 2 (March 26, 1998) from the Acting Commissioner of Planning, be adopted and that the subject applications be approved with the following revisions and additional conditions:

(1) the addition of the following wording to Recommendation 3.1(iv):

", Jane Street or Trewethey Drive and not be allowed to use local residential streets.";

(2) Recommendation No. 3.2 be amended to read as follows:

"The subdivision agreement shall require that the owner provide funds for one traffic light on Trethewey Drive at either of the two entrances to the subdivision site, should they be deemed necessary by the City within five years from the start of construction.";

(3) Recommendation No. 3.3 be amended to provide for the Letter of Credit to be for a period of up to five years;

(4) the deletion of the following from Note No. 10 in Schedule "E" attached to the subject report (Transportation Department comments):

"and the costs borne by the applicant.";

(5) the replacement in Note No. 11 in Schedule "E" attached to the subject report (Transportation Department comments) of "must be provided at no cost to the City" with "The applicant pay a prorated amount of the total cost based on the proportion of traffic generated by the development."; and

(6) that the layout and use of the park be the subject of a community meeting organized by the Parks and Recreation Department and the two local Councillors:

Purpose:

This report is a review of revised plans submitted by the applicant on March 16, 1998. Recommendations of this report incorporate the actions of the North York Community Council on February 18, 1998.

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, as attached in Schedule "P";

(2) the Zoning By-law, attached as Schedule "Q", be enacted which amends the zoning on the property to Multiple-Family Dwellings First Density Zone (RM1) exception and Open Space Zone (O1);

(3) the Draft Plan of Subdivision, prepared by KLM Planning Partners Inc., dated March 12, 1998, be approved, subject to the following conditions:

(3.1) prior to the registration of the Plan, the owner shall agree in the Subdivision Agreement to carry out the following to the satisfaction of the appropriate City officials:

(i) submit plans and carry out the approved landscaping treatment for the lots which abut industrial uses prior to the issuance of any building permit;

(ii) submit options and agree to carry out a preferred option for the long term maintenance of the buffer area and appropriate treatment of the buffer and wall details in consultation with the local Councillors, prior to the issuance of the building permit;

(iii) submit plans demonstrating the enhancement of the Trethewey Drive frontage through building elevation location and treatment, landscaping, decorative fencing and pedestrian and vehicle access , on all lots which abut Trethewey Drive or an easement which abuts Trethewey Drive, prior to the issuance of a building permit; and

(iv) all construction traffic to the site be required to use Industry Street;

(3.2) the subdivision agreement shall require that the owner provide funds, satisfactory to the appropriate City official, for traffic lights on Trethewey Drive at its two entrances to the subdivision site, should they be deemed necessary by the City within five years from the start of construction;

(3.3) lot 119 be conveyed to the City and access be opened initially during the construction phase and closed until a full road connection to Industry Street is deemed necessary by the City, and the applicant provide the City with a letter of credit to construct a road on this block;

(3.4) the Standard Conditions of Approval for Subdivisions, attached as Schedule "D" to this report;

(3.5) the conditions of the North York Transportation Department, attached as Schedule "E" to this report;

(3.6) the conditions of the North York Public Works Department, attached as Schedule "F" to this report;

(3.7) the conditions of the North York Parks and Recreation Department, attached as Schedule "G" to this report;

(3.8) the conditions of the North York Public Health Department, attached as Schedule "H" to this report, with the following clarifications:

(i) appropriate new block number references apply to the newly revised plan;

(ii) with respect to the recommended Detailed Noise Control Study:

- ensure that the analysis has taken into account the use of the facility at 123 Industry Street by Monto Industries Limited when it is running in season and at full capacity; and

- the study will consider potential at-source measures as necessary, in addition to those required on residential side, in consultation with representatives of Monto Industries Limited and to the satisfaction of the City's Medical Officer of Health; and

(iii) in addition to the warning clause regarding railway corridor noise and vibration, that a warning clause be registered on title advising purchasers that despite measures to mitigate noise, odour and other effects from adjacent industries, the use of the adjacent lands for industrial purposes may be of concern to occupants;

(3.9) the conditions of Metropolitan Toronto, attached as Schedule "I" to this report;

(3.10) the conditions of the Toronto and Region Conservation Authority, attached as Schedule "J" to this report;

(3.11) the conditions of the Canadian Pacific Railway, attached as Schedule "K" to this report;

(3.12) the conditions of the Canadian National Railway, attached as Schedule "L" to the Recommendations Report;

(3.13) the conditions of Consumers Gas, attached as Schedule "M" to this report;

(3.14) the conditions of North York Hydro, attached as Schedule "N" to the Recommendations Report;

(3.15) the conditions of Bell Canada, attached as Schedule "O" to the Recommendations Report or those of another duly authorized licenced telecommunications company;

(4) the Commissioners of Urban Planning and Development Services and Works and Emergency Services report on a public lane policy for the City of Toronto;

(5) the Commissioners of Urban Planning and Development Services and Works and Emergency Services continue to explore opportunities to improve access and address operational traffic issues that will not negatively impact on the residential area to the north;

(6) the North York Planning Department review the appropriateness of the industrial zoning immediately adjacent to the site in consultation with the Black Creek Task Force and report back to the North York Community Council at the next meeting;

(7) the Interim Functional Lead for transportation review the possibility of redesigning the Black Creek/Trethewey Drive Drive intersection in order to accommodate left turns; and

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

Council Reference:

On February 18, 1998, North York Community Council recommended that the applications be approved subject to the recommendations in the Supplementary Report and specific conditions shown in the extract attached as Appendix A.

On March 4, 5 and 6, 1998, City Council referred the applications back to North York Community Council for further consideration.

Discussion:

1) Revised Plan:

North York Community Council did not approve the request for public lanes and requested a redesign of the park. The applicant submitted revised plans shown on Schedule "C" with two significant changes:

- the lanes, previously located to the south of Trethewey Drive, have been eliminated and replaced with lots backing onto Trethewey Drive; and

- the proposed public park of 1.2 hectares (3.0 acres) has been moved to the Trethewey Drive frontage surrounded on all sides by public streets.

The previous plan made a positive contribution to the streetscape of Trethewey Drive and the relationship with the northern community by providing units which fronted directly onto street. To ensure the positive aspects are maintained in the revised plan, the 31 units abutting Trethewey Drive can be treated with a combination of decorative fencing, landscaping and units facing directly onto Trethewey Drive. The public park with a frontage of over 170 metres along Trethewey Drive will also serve to enhance this frontage. The conditions of draft subdivision approval have been revised to require the submission of detailed plans showing building location and elevations, landscaping and decorative fencing which demonstrate how this enhanced frontage can be achieved.

The proposed park location on Trethewey Drive will provide a gateway to the new residential area and provide easily accessible park space for the existing residential community. Parks and Recreation Department have reviewed the proposed plans and have no objection to the new location.

2) Information Session:

The revised plans were displayed at an Open House was held on March 25, 1998. Representatives of the applicant, staff and Councillors were present to respond to comments and questions. The community once again expressed support for the proposed low rise residential subdivision plan. Specific to the park and Trethewey Drive frontage, area residents are interested in how the park is going to be designed. They generally agreed that the park location would be easily accessible for the existing residents. The park design should incorporate sufficient buffering on Trethewey Drive with more active elements located as far to the southern portion of the park as possible.

3) Industrial Use at 123 Industry Street:

To address issues recently raised by Monto Industries, a tenant currently using the facility at 123 Industry Street (southeast corner of Industry Street and the eastern property boundary), the following additional conditions are recommended:

- the noise analysis consider this use while running in season and at full capacity;

- at-source measures be considered; and

- a warning clause advising purchasers that noise, odour and other effects from adjacent industries may be of concern to occupants.

Planning staff will be reporting on the status of the industrial lands to the east of this plan and the on-going investigations of the Black Creek Task Force at the next meeting of North York Community Council.

Conclusions:

The approval of the revised plans to construct a maximum of 535 homes and public park is recommended. Conditions and previous recommendations of North York Community Council are consolidated in this report. A Draft Official Plan Amendment and Zoning By-law reflecting the recommendations are attached to this report.

Contact Name:

Alan Binks, Planner, 395-7100

The North York Community Council reports having also had before it the following communications:

(i) (March 17, 1998) from Mr. David L. Smith, Vice President, Monto Industries Limited, advising that while the noise study recommends some form of buffering for the noise emanating from his company, he is concerned that it will be difficult to design a buffer that will sufficiently suppress the sound while allowing the company easy access to service its equipment; and

(ii) (March 12, 1998) from the City Clerk advising that Clause 3 of Report No. 2 of the North York Community Council was referred back to the North York Community Council for further consideration.

(A copy of the various schedules referred to in the foregoing report is on file in the office of the City Clerk, North York Civic Centre.)