Public Meeting held in Accordance with the Planning Act
with respect to Official Plan and Zoning
By-law Amendment Applications submitted by Threegees Development
Corporation in connection with 11 Curity Avenue
The East York Community Council after considering the deputations and based on the findings of fact,
conclusions and recommendations contained in the following report (July10,1998) from the Commissioner of
Development Services, East York, recommends as follows:
(1)the adoption of the following report (July 10, 1998) from the Commissioner of Development Services, East
York, as amended, by also adopting the following report (July 21, 1998) from the Commissioner of
Development Services, East York, and subject to also permitting an apparel store use and personal service store
use at this property;
(2) that, during the site plan approval review, the Commissioner of Urban Planning and Development Services
be requested to recommend, to the applicant, the use of the highest quality of sound proof fencing material for
the fence to be installed at 11CurityAvenue;
(3)that the Commissioner of Works and Emergency Services be requested to take the necessary steps to
prohibit heavy trucks from using Northdale Boulevard; and
(4)that the following communications (July 20, 1998) from Dr. Warnie and Ms.CaroleRichardson, East York;
(July 20, 1998) from the Director of Transportation and Engineering Services; and (July 22, 1998) from Ms.
Roslyn Houser, Goodman, Phillips and Vineberg, on behalf of the applicant, Toronto, be received:
The East York Community Council reports having held a statutory public meeting on July 22, 1998, in accordance
with Sections 17, 22 and 34 of the Planning Act, and appropriate notice of this meeting was given in accordance with
the Planning Act and the regulations thereunder.
The East York Community Council reports for the information of City Council having requested the City Solicitor to
report on Council's authority and impact when commenting to the Liquor Licence Board of Ontario in respect of
liquor licence applications submitted to the City of Toronto for its comments.
The East York Community Council submits the following report (July 10, 1998) from the Commissioner of
Development Services, East York:
Purpose:
This is a report to the July 22, 1998 meeting of the East York Community Council. Its purpose is to provide Council
with Staff recommendations on an Official Plan amendment and a rezoning applications by Threegees Development
Corporation for 11 Curity Avenue. The applicants propose to develop this 0.93 hectare site with an up to 2 000.0 m2
(21,530 sq. ft.) single storey mixed use commercial-industrial building that would incorporate a mix of light industrial,
office, and specified retail, and service commercial uses.
Source of Funds:
There are no financial implications.
Recommendation:
It is recommended that City Council:
1.Approve the applications by Bousfield, Dale-Harris, Cutler and Smith Inc., on behalf of Threegees Development
Corp., to develop the premises at 11 Curity Avenue with a mixed commercial industrial building intended for light
industrial, retail commercial, office and restaurant businesses; and
that this approval be affected by:
1)amending the East York Official Plan to redesignate this site from "Light Industrial" to "Industrial Special Purpose
Commercial Site Specific" designation; and,
2)amending Zoning By-law 6752 to rezone the site from "High Performance Industrial" to "Mixed
Commercial-Industrial - Site Specific" zoning.
Background:
Introduction:
Information pertaining to this application is contained in Staff's preview report dated June 1, 1998, which is attached
to this report as Appendix # 1. It was prepared as an information item for the June15, 1998 Preview Meeting for this
application.
Proposal:
Threegees Development Corporation are the owners of a vacant parcel of land at 11 Curity Avenue. They have applied
for a site specific Official Plan and Zoning By-law Amendment to permit the development of this property with a
maximum size of 2 000.00 m2 mixed commercial industrial building. They want to use the building for light industrial,
restaurant, offices and service commercial businesses.
Official Plan:
The existing Official Plan designates the property "Light Industrial". This designation allows primarily manufacturing,
warehousing and similar such uses. Uses such as retail sales or fast food restaurants are specifically excluded, and
require Council`s approval of an Official Plan amendment.
Zoning By-law:
The East York Zoning By-law 6752 zones the property "High Performance Industrial - HPI Zone". It does not permit
either restaurant, office or retail uses.
Comments Received From the Public During the June 24, 1998, Preview Meeting:
Because this site is located directly across the street from a residential area along NorthdaleBoulevard, staff held a
preview meeting to give these residents and others an opportunity to provide their input. Approximately 10 members
of the public attended that Preview Meeting. Comments expressed by those in attendance can be summarized as
follows.
- traffic infiltration into the existing residential neighbourhood and particularly NorthdaleBoulevard will be increased.
The municipality should prevent this by making Northdale Boulevard into a one-way street;
- the site and building design should be strictly controlled so as to minimize noise, and light infiltration and ensure
proper screening, and landscaping;
- garbage storage facilities should be located away from any residences;
- restaurants should not be allowed in proximity to residential neighbourhoods because their hours of operation (i.e.
late night closing) will disrupt the resident`s peace;
- can the municipality control hours of operation of the building's occupants;
- the fence between the property and Northdale Boulevard should be an extension of the existing fence built by Home
Depot; and,
- any entrances to the site and parking facilities should be restricted to either Cranfield Road or Curity Avenue.
Staff Comments:
Traffic Impact:
The concerns regarding traffic have been reviewed by the City's Engineer. He indicates that Transportation Division
staff are currently in the process of obtaining a traffic count on NorthdaleBoulevard. The result of this count will
determine the number and origin of cars traversing Northdale Boulevard, and, if need be, will enable the engineers to
suggest an appropriate response. This information will be available at the public meeting. Otherwise, the engineer has
advised us that the industrial area's road network has sufficient capacity to accommodate any traffic generated by the
proposed uses.
Location and Design of Site Facilities:
As per our previous advice, information on the exact location of the various required site facilities, like garbage storage
enclosures, loading areas and light fixtures is not as yet available. This is because the applicant has chosen not to
submit a concurrent Site Plan Approval application. It would have enabled us to ensure that the project`s design
responds to the public's concerns. Nevertheless, we have attempted to restrict these facilities and thereby mitigate their
impact via the Official Plan amendment and the implementing Zoning By-law. Thus the draft Official Plan
Amendment (see Appendix #2) is structured to incorporate restrictions on the location and the siting of these various
facilities. The Zoning By-law, likewise, will reinforce these measures by mandating features such as fences and
restricting the location of any potentially incompatible facilities - including vehicular entrances and parking and
loading areas from the southerly area of the site adjacent to NorthdaleBoulevard. Staff are confident that these various
measures will enable us to ensure that the eventual design of this development provides an appropriate level of
protection.
Prohibition on Restaurants and Restrictions on this and Other Uses, Hours of Operation:
Staff do not recommend a blanket restriction on all restaurants. Instead we have restricted drive-in and drive-through
restaurants and any outdoor food consumption areas associated with restaurants. With respect to hours of operation we
do not have the ability to restrict them through zoning.
As promised at the Preview Meeting , Planning Staff contacted the municipal By-law Enforcement Section and the
Clerk's Department to ascertain whether there are any other municipal by-laws to regulate business closings. They
both indicated that the only business whose hours of operation are currently restricted by by-law are gas stations. We
have also reviewed the municipality's noise by-law. It does not address the types of concern identified by the public.
Nevertheless, we are confidant that the various restrictions on the type of restaurants and on the location of facilities
like loading and parking will effectively remove the concerns about noise expressed by various members of the public.
Conclusion:
In accordance with the provisions of the Planning Act, a copy of the proposed amendment to the Municipal Official
Plan, must be available at the public meeting. A copy of this document, demonstrating how the Official Plan would be
amended and the policies included therein to address the various public concerns is attached as Appendix #2 to this
report. The draft Zoning By-law amendment is likewise available and can be obtained from staff on request.
Contact Name:
Jean Besz,
Senior Planner East York District Office
(416) 778-2045-tel no.
(416) 466-9877-fax
planning@borough.eastyork.on.ca
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Appendix 1
The East York Community Council also submits for the information of City Council the following Preview
Meeting report (June 1, 1998) from the Commissioner of Development Services, East York:
Purpose:
This is a report to the June 15, 1998 Preview Meeting of the East York district. It concerns applications by Bousfield,
Dale-Harris, Cutler and Smith Inc., on behalf of Threegees Development Corp. The applicants are asking Council to
amend East York's Official Plan by redesignating the lands at 11 Curity Avenue from "Light Industrial" to "Special
Policy Area"; and to amend Zoning By-law No. 6752 by rezoning it to a "Mixed Commercial Industrial" (MCI)
zoning. They propose to develop this site with an a 1 832.0 m2, 1 storey building intended to accommodate restaurants,
specified retail and service commercial enterprises and light industrial and office uses.
This report provides information regarding the proposal, outlines the relevant planning framework, and sets out some
issues which Planning staff will take into consideration in the preparation of our final recommendation report. That
report will be presented to the East York Community Council on July 22, 1998 at a Public Meeting .
Background:
Project Statistics:
- Site Area6382.0 m2 (68,697.5 sq. ft.)
Building (GFA)1,832.0 m2 (19,720.1 sq. ft.)
- Floor Space Index0.29 X the lot area
- No. of Parking SpacesThe proposal will provide upwards of 90 parking spaces. Parking is to be provided based on
the requirements set out in Zoning By-law 6752 (see attached By-law excerpt) for each individual use on the site.
This means that the number and size of the tenants locating in the proposed facility will be controlled by the
available parking. The general location of these parking spaces can be identified via the zoning by-law. The final
layout, however will not be determined until the applicant submit the required site plan approval application.
- Parking Space SizeAs per the requirements of By-law 6752, not less than 2.4 m wide and 16.5 m2 in area.
- No. of Loading Spaces The proposal is required to provide 1 loading space. The precise location and dimensions
of that space will be established at the time of Site Plan approval.
Site Description:
This currently vacant 0.64 hectare (1.58 ac.) property is located on the west side of Cranfield Road between Curity
Avenue and Northdale Boulevard. The site is flat and devoid of any significant vegetative cover.
Surrounding uses include:
- across Curity AvenueIndustrial;
- across Cranfield Road Retail Warehouse (Home Depot);
- across Northdale BoulevardDetached residences confined to the south-west side of the street; and,
- on the north east Industrial.
Official Plan Status:
The property is designated "Light Industrial". The policies governing this designation establish manufacturing,
warehousing, laboratory or research enterprises, studios, service and repair of goods manufactured or stored on the
premises, technical service uses, public and private recreational facilities and retail sales and offices associated with
the primary industrial uses as the primary permitted activities. Uses such as restaurants, freestanding offices and retail
stores are not permitted and their introduction here requires an Official Plan amendment.
Zoning By-law Status:
The land is zoned High Performance Industrial (HPI).
This zoning allows:
1. Industrial Uses -
i)Manufacturing;
ii)Warehousing;
iii)Assembly of manufactured goods and materials;
iv)Printing establishments;
v)Research and development;
vi)Offices and retail sales accessory to the primary permitted uses and located on the same lot;
vii)Wholesaling including limited retail sales provided they are done in conjunction with a primary wholesale or
warehousing use and are restricted to no more than 30 % of the two primary uses; and
viii)Uses accessory to the foregoing.
b)Technical Trade and Service Uses -
i)Technical trade and service uses, but not including retail stores, motor vehicle repair shops personal service shops
and body rub and massage parlours.
Comments:
Official Plan Policy Framework:
The site is located within an area designated exclusively for industrial purposes. The policies governing how this area
is to develop were developed in early 1980's. They were subsequently reviewed via various forums such as the 1992
Mayor's Economic Development Task Force and studies leading up to East York's Official Plan review. The new,
1994 Official Plan reconfirmed these policies. At that time we considered the preservation of East York's industrial
assessment to be of paramount importance. Since that time, both the Borough and the industrial sector have undergone
some restructuring. The Borough has been amalgamated into the unified City of Toronto. At the same time there has
been a continuing trend away from traditional manufacturing and towards mixed employment uses. In this context, it
may no longer be so important to maintain the separation of employment uses or to protect our traditional industrial
land base. There is growing pressure to open industrial lands to other uses. It may be appropriate to consider suitable
diversification. Staff are currently examining this broader issue and expect to report thereon in the fall of 1998. This
report will provide policy guidance for future applications.
Compatibility:
The proposed development, if approved, will locate directly across the street from a residential area along Northdale
Boulevard. Since the applicant chose not to submit a concurrent Site Plan application, staff have no way of
determining the suitable design transition. However these and other similar considerations concerning the
organizational aspects of the proposed development can be set out in design guidelines within the text of the final
Official Plan Amendment and via development standards ( i.e. minimum yard setbacks location of parking spaces and
of vehicular entrances etc.) to be included in the zoning by-law amendment. Staff anticipate that the input from the
public consultation at the preview meeting will provide comments on this matter.
Site Plan Approval:
The proposed development is subject to Site Plan approval. It will resolve various site design issues such as building
design, and landscaping, and it will address the functional aspects of the project such as garbage disposal, parking,
screening, lighting etc. The applicant chose not to apply for that approval at this time. However, no development can
take place until this process is completed.
Access, Parking and Loading Facilities:
Vehicular access to the site is proposed via 2 access driveways from Cranfield Road. No access is shown from either
Curity Avenue or from Northdale Boulevard. Our Transportation Engineer is satisfied with the proposed access
locations.
As previously indicated, parking for this project will be determined based on the parking requirements for each
individual use set out in the Zoning By-law. Based on the information submitted with the application (ref. the attached
Site Plan Drawing), the site is capable of accommodating upwards of 90 parking spaces as well as the one required
loading facility. If this application is approved, the general location of the proposed parking and loading areas will be
set out in the zoning by-law schedule appended to the text of the amending by-law.
Servicing:
The servicing aspects of this proposal were reviewed by the Municipal Engineer. He indicates that the existing
infrastructures - sewers and water mains - are adequate to accommodate this proposal.
Contact Name:
Jean Besz,
Senior Planner East York Community Office
(416) 778-2045
(416) 466-9877
planning@borough.eastyork.on.ca
The East York Community Council also submits the following draft Official Plan Amendment and draft By-law
entitled "Appendix 2: Amendment Number 13 to the Official Plan for the Former Borough of East York" :
Appendix 2
Amendment Number 13
to the
Official Plan For the Former Borough of East York
Part One - Preamble, does not constitute part of this Amendment.
Part Two - The Amendment, consisting of the text contained therein and the map attached thereto and designated as
Schedule "A", constitute Amendment No. 13 to the Official Plan for the former Borough of East York.
Part One
Preamble
1.Title
This is Amendment No. 13 to the Official Plan for the former Borough of East York.
Only that part of this Amendment entitled "Part Two - The Amendment" constitutes Amendment No13 to the Official
Plan for the Borough of East York Planning Area.
2.Purpose
The purpose of this Amendment is to redesignate a 6 382.0 m2 parcel of land located at 11CurityAvenue from "Light
Industrial" to "Industrial Special Purpose Commercial" designation, and to permit its use for a range of light industrial,
and specified commercial and office uses.
3.Location
The lands affected by this Amendment are outlined in a heavy black line identified as "Area Subject to Amendment"
on Schedule "A" attached hereto, and are located on the west side of Cranfield Road between Northdale Boulevard to
the south and Curity Avenue to the north. Their municipal address is 11 Curity Avenue.
4.Basis
The lands affected by this amendment are currently designated "Light Industrial" in the Official Plan for the Borough
of East York Planning Area. This designation generally restricts their use to manufacturing type uses. In the past East
York placed considerable emphasis on maintaining the exclusivity of the municipality's industrial designations. The
last several years however, have seen industrial enterprises moving away from traditional manufacturing and towards a
more diversified, mix of employment uses. This has resulted in an increase in the number of applications for
non-industrial uses. The City is gradually introducing various measures to respond to this trend. To date, these have
included the introduction of a broad range of non-industrial uses along sections of O'Connor Drive and the expansion
of the floor space devoted to retail sales permitted in association with manufacturing, warehousing and wholesale uses.
The feasibility of further, similar area wide modifications is currently under review. This review will conclude in the
latter part of 1998.
This application is being considered in advance of the review because it does not represent a radical departure from the
uses already permitted in the Official Plan and previously sanctioned nearby (i.e.Home Depot).
Part Two
The Amendment
1.All of this part of the document entitled "Part Two" - The Amendment" consisting of the following text and the
attached Schedule "A", constitute Amendment No. 13 to the Official Plan for the former Borough of East York.
2.The lands affected by this Amendment are shown on Schedule "A" to this Amendment as "Area Subject to
Amendment".
3.Map 2, Predominant Land Use to the Official Plan for the former Borough of East York, is hereby amended by
redesignating certain lands located on the west side of Cranfield Road between Curity Avenue and Northdale
Boulevard, and indicated as "Area Subject to Amendment"on Schedule "A" to this amendment, from "Light Industrial"
to "Industrial Special Purpose Commercial - Site Specific" designation.
4.Map 7 - Special Policy Areas of the Official Plan for the former Borough of East York is hereby amended by
identifying certain lands located on the west side of Cranfield Road between Curity Avenue and Northdale Boulevard,
indicated as "Area Subject to Amendment" on Schedule "A" to this Amendment as: Special Policy Area 26, as shown
on Schedule "A" to this Amendment.
5.The text of the Official Plan for the East York Planning Area is hereby amended by adding a new Section 3.15.26,
immediately following Section 3.15.25, as follows:
"3.15.26 - Special Policy Area 26
3.15.26.1Notwithstanding the "Industrial Special Purpose Commercial" policies of Section 3.8, the lands designated
as Special Policy Area 26 on Map 7 of this Plan, known municipally as 11 Curity Avenue, shall only be developed
with a 1 storey maximum 2 000.00 m2 gross floor area industrial commercial building, in accordance with the policies
contained in Section 3.15.26.
3.15.26.2The policies applicable to the to the development or redevelopment of the lands identified as "Special Policy
Area 26", shall be implemented by means of the powers conferred upon Council by all applicable statutes and in
particular as follows:
a)An implementing Zoning By-law which shall:
i) be site specific;
ii)specify the range of permitted and excluded uses;
iii) set out detailed development standards including those governing the placement and the size of any rooftop
mechanical enclosures;
iv)require the erection on the south limit of the property of an eight metre continuous solid visual and noise
attenuation barrier; and,
v)otherwise implement all the policies set out in Section 3.15.26 of this Plan.
b)Site Plan approval and Site Plan Development Agreement which shall ensure that:
i)all vehicular entrances to the site are provided from Cranfield Road and that the "mouth" of these entrances -
between the street and the property line is differentiated from the rest of the driveway through the use of different
texture paving material;
ii)the roof top mechanical equipment is appropriately located, sized and screened so as to not be obtrusive;
iii)the site and building design ensure that the yard and building wall facing or adjoining the residential street to the
south excludes such utility structures, or external features as may be specified in the implementing zoning by-law;
iv)the required screen fence between the site and the residential street to the south approximates the design of the
existing screen fence separating the residential area and the adjoining property to the east; and,
vi)the site is appropriately landscaped and lit.
Insert Table/Map No. 1
11 Curity
Draft By-law
Authority:East York Community Council Report No.
Intended for first presentation to Council:
Adopted
City Of Toronto
By-law No. 1998
To adopt Amendment No. 13 to the Official Plan for the former Borough of East York Affecting the Lands Located on
the West Side of Cranfield Road Between Northdale Boulevard and Curity Avenue.
The Council of The City of Toronto Hereby Enacts as follows:
1.That the attached Amendment No. 13 to the Official Plan for the former Borough of EastYork consisting of Part
Two of the accompanying document, is hereby adopted pursuant to Planning Act, 1990.
Enacted And Passed this day of A.D. 1998
Case Ootes,Novina Wong,
Deputy MayorCity Clerk
The East York Community Council also submits the following report (July 21, 1998) from the Commissioner of
Development Services, East York:
Purpose:
This is a report to the July 22, 1998 meeting of the East York Community Council. Its purpose is to correct a reference
to fence height in Section 3.15.26.2 iv). The number that should appear in this line should be 3.65 m., rather than 8 m .
Recommendation:
It is recommended that City Council:
1.authorize the correction of the fence height contained in Part Two of Section 3.15.26.2. iv) of the Official Plan for
the 11 Curity Avenue Official Plan and Zoning By-law applications from 8.0 m to 3.65 m.
The East York Community Council submits the following communication(July 20, 1998) from Dr. Warnie and
Ms. Carol Richardson, East York:
"With regard to the above requested Zoning By-law Amendment, as previously mentioned in the initial information
report, this development would locate directly across the street from a prime residential area, more specifically,
Northdale Boulevard, of the Parkview Hills neighbourhood.
The initial, and, quire apparent reluctance of the "developers" to submit a detailed "site plan" makes it very difficult for
the residents of our neighbourhood, and indeed, for the City of Toronto, to determine with any degree of certainty,
exactly what is intended by the Threegees Corporation.
Particularly perplexing to the residents of Northdale Boulevard, is the requested amendment which would see the
vacant land removed from a category which specifically designates it as "high industrial," to a less specific category
which will, upon revision, serve to accommodate a restaurant. A restaurant, in our opinion, would present a totally
different set of problems that would not arise with the other proposed changes, ie. specified retail, light industrial and
other office uses. For example, a restaurant could very easily involve extended hours, a liquor license, (if not
immediately, then certainly in the future), and the scattering of organic waste, which then attracts animals from the
ravine to a residential area which is home to many young children.
In essence, a restaurant can undergo many changes which may be miles removed from its original intention and its
initial market driven purpose; owners change and clients change. If you do nothing else in perusing this letter, think of
the impact a potential liquor license has on the evolution of a very vibrant, very active, family oriented community. It
changes everything!
In closing, and, in summary, in consultation with many of our neighbours, we are unwilling to support a potentially
unsettling and disruptive environment, in the form of a restaurant, within a 'stone's throw' of our front doors and
yards. We are in favour of progress but adamantly opposed to chaos, which we feel will be the net result if a restaurant
is built on that particular location."
Thank you for your time."
The East York Community Council also submits the following communication (July 22, 1998) from Ms. Roslyn
Houser, Goodman, Phillips and Vineberg, Toronto, on behalf of the applicant:
"We are the solicitors for Threegees Development Corporation, the owner of the above-noted property. Our client's
applications for official plan amendment and re-zoning will be considered this evening at a public meeting scheduled
for 7:30 p.m.
We have reviewed the final report prepared by Planning Staff along with a draft by-law implementing the
recommendations contained within that report. While we generally concur with the recommendations of staff and the
form of the by-law, we request the following two changes:
1.We believe it would be appropriate to permit drive-through restaurants provided there is a sufficient setback from
the residential area to the south of the site. We would therefore suggest that the restaurant restrictions in Section
8.C3d(ii)(1)(b) be reworded as follows:
-Restaurant Drive-In
-Restaurant drive-through other than a Restaurant drive-through which is wholly contained within 40 metres of Curity
Avenue
-Any outdoor food consumption area associated with a Restaurant use.
2.We understand that through an oversight, the by-law as drafted would preclude apparel stores and personal service
stores. Staff had advised that they would concur with the following additional permitted uses in Section 8.C.3d)(ii):
(c)apparel store;
(d)Personal Service store.
We trust this is satisfactory."
The East York Community Council also submits the following report (July 20, 1998) from the Director of
Transportation and Engineering Services, East York District:
This memorandum is in response to comments received from local residents at the preview meeting for the proposed
development at 11 Curity Avenue. Residents on Northdale Boulevard, east of Denvale Road have expressed concern
that motorists from outside the Parkview Hills area are using Northdale Boulevard as a by-pass to O'Connor Drive and
that the proposed development at 11 Curity will add infiltrating traffic to their street. Staff have conducted traffic
counts to determine the traffic volumes on Northdale Boulevard and have reviewed this information in the context of
the local street system. We have concluded that traffic volumes on Northdale Boulevard are within acceptable limits
given the expected function of this road. Furthermore, the proposed development at 11CurityAvenue is not expected to
result in an increase in traffic on Northdale Boulevard from outside the Parkview Hills area.
The Parkview Hills area has 3 access points serving an estimated 770 homes. St. Clair Avenue, Northdale Boulevard
and Glenshaw Crescent are the 3 access points into Parkview Hills. A recent traffic count indicates that Northdale
Boulevard carries approximately 950 vehicles on a typical day. This volume is well within accepted traffic engineering
guidelines for a local residential street given the number of houses and expected vehicular trip generation and
distribution for the Parkview Hills area. This is particularly true for a street which serves as an access point to the
community. The volumes do not indicate that motorists from outside the Parkview Hills area are using Sandra Road,
Doris Drive, Denvale Road and Northdale Boulevard as a by-pass to O'Connor Drive.
To further investigate the possibility of northbound traffic from outside the Parkview Hills area using Northdale
Boulevard to cut through the neighbourhood, staff conducted a traffic count at Sandra Road and St. Clair Avenue to
determine the number of motorists using Sandra Avenue and DorisDrive. The count revealed a total of 35 motorists
made the left turn from O'Connor Drive, and used Sandra Road as access to Doris Drive during the afternoon peak
period of 4:00 p.m. to 6:00 p.m.. Given the number of homes which are typically accessed from Doris Drive, the 35
motorists are thought to be residents of the neighbourhood and not infiltrating motorists.
Traffic on Northdale Boulevard has been an issue with local residents as well as with the residents on Doris Drive and
Denvale Road since 1953. Barriers have been erected and removed a number of times on Northdale Boulevard and
Hollinger Road since then in an effort to dissuade workers in the industrial area from using Parkview Hills streets as a
bypass to O'Connor Drive. In 1994, as part of the Home Depot development, Northdale Boulevard was permanently
closed at Cranfield Road.
Some residents have suggested that the median island on Northdale Boulevard which prohibits straight through access
to Hollinger Road be reconstructed to allow one-way northbound traffic movements from Northdale Boulevard to
Hollinger Road. Staff have not had an opportunity to formally review the impacts of this proposal in advance of this
public meeting. However, given that traffic from outside the Parkview Hills area is not expected to use Northdale
Boulevard to access the proposed development at 11 Curity Avenue it would be inappropriate for the developer to fund
any changes to Northdale Boulevard which are not the result of development impacts. The vast majority of trips
destined to the site will originate outside of the Parkview Hills area and will access the development from O'Connor
Drive from the east and Cranfield Road and Hollinger Road from the north. Given the very minor impact that this
development will have on traffic volumes on NorthdaleBoulevard it is more appropriate that this existing concern of
local residents be investigated by staff as part of our internal work program.
Contact Name:
Jean Besz,
Senior Planner East York District Office
(416) 778-2045-tel no.
(416) 466-9877-fax
planning@borough.eastyork.on.ca
Councillor Ootes declared his interest in the portion of application whereby the applicant requests an apparel store as a
permitted use at 11 Curity Avenue in that his spouse is the owner of an apparel store in the vicinity of the applicant's
property.
--------
The following persons appeared before the East York Community Council in connection with the foregoing:
(a)Mr. Mark Noskiewicz, Goodman, Phillips and Vineberg, Barristers and Solicitors, Toronto, on behalf of the
applicant, expressed support with respect to the recommendations contained in the staff report dated July 10, 1998, and
corrected by the staff report dated July 21, 1998. Mr. Noskiewicz has also requested drive through or drive in
restaurants and outdoor patios associated with a restaurant use, apparel store and personal service store as permitted
uses;
(b)Ms. Carole Richardson, East York, expressed concern with respect to the installation of a
fence which wouldn't prohibit noise adequately. Ms. Richardson is opposed to the establishment of any type of
restaurant at this location and the hours of operation and clientele which may be associated with a restaurant use;
(c)Ms. Dorothy Attwells, East York, clarified that Northdale Boulevard is currently a one way street. Ms. Attwells
also expressed concern with respect to debris and garbage currently present on the vacant lot and submitted a
photograph confirming this matter; and
(d)Ms. Carmela Healey, East York, expressed concern with respect to the heavy trucks utilizing Northdale Boulevard
and is also opposed to any type of restaurant use at this location and specifically a 24 hour restaurant operation.
Insert Table/Map No. 1
Location Map
Insert Table/Map No. 2
Location Map
