Public Meeting in accordance with the Planning Act with respect
to Official Plan and Zoning By-law Amendment Applications
submitted by Katmandu Investment Corporation
in connection with 1590 O'Connor Drive
The East York Community Council after considering the deputations and based on the findings of fact and
conclusions, recommends as follows:
(1)the adoption of the following report (September 3, 1998) from the Director of Planning, East York Office;
(2)receipt of the following communications (August 31, 1998) from Mr. Paul Morale, President, Fil-Mor
Automotive & Clutch Products Ltd., East York; (September3,1998) from Signe Klein, Surrey Plaza Limited, East
York; (September16, 1998) from Ms. Dawn Adams, Toronto District School Board, NorthYork; and (September16,
1998) from Mr. John Mastoras, Parkview Hills Community Association,Toronto; and
(3)the Chair of the East York Community Council be requested to correspond with the Minister of Education
expressing concern with respect to the inadequate comments from the Toronto District School Board in responding
to requests for comments on development applications:
The East York Community Council reports having held a statutory public meeting on September16,1998, in accordance
with Section 17, Section 22 and Section 34 of the Planning Act, and appropriate notice of this meeting was given in
accordance with the Planning Act and the regulations thereunder.
Purpose:
This is a report to the September 16, 1998 meeting of the East York Community Council. It concerns a 2.25 hectare (5.6
ac.) property located at 1590 O'Connor Drive. Its purpose is to provide Council with Staff recommendations on
applications for Official Plan and Zoning By-law amendments submitted for this site by Katmandu Investment
Corporation. Katmandu propose to develop this currently vacant site with a 94 unit housing project comprised of
townhouse units, semi-detached units and main street commercial residential units located along the site's O'Connor Drive
frontage. The proposal also includes a 1,125 m2 parkette located at the southernmost edge of the property .
Source of Funds:
Costs associated with this development will be borne by the developer.
Recommendations:
It is recommended that City Council:
1.Approve the applications by Katmandu Investment Corporation to develop the lands at 1590O'Connor Drive with up to
55 townhouse dwellings, a minimum of 8 semi-detached dwellings, up to 31 mixed commercial-residential buildings and a
1,125 m2 public park, and:
a)amend the East York Official Plan by redesignating this site from "Light Industrial" to "Main Streets
Commercial/Residential" along the site's O'Connor Drive frontage and "Low Density Residential" on the balance of the
site;
b)amend Zoning By-law 6752 by rezoning the site from High Performance Industrial (HPI) to Mixed
Residential-Commercial (MR-C) - Site Specific along the site's O'Connor Drive frontage and Residential (R.2.A) - Site
Specific on the balance of the lands;
c)set out appropriate site specific Official Plan and Zoning By-law policies and standards; and,
- Grant authority for the introduction of the necessary Bills in Council.
Background:
Introduction:
Additional relevant information detailing the project statistics, planning framework, and outlining issues relevant to the
applications' approval is contained in Staff's August 21, 1998 Information Report to the August 24, 1998 Community
Information Meeting. It is attached to this report as Appendix # 1. The two reports should be read together.
Proposal:
Katmandu Investment Corporation have applied for site specific Official Plan and Zoning By-law amendments to permit
the development of a currently vacant parcel of land located at the south-west corner of O'Connor Drive and Northline
Road, with up to 55 townhouse dwellings, a minimum of 8 semi-detached dwellings, and up to 31 main streets residential
commercial buildings, Their plan also includes a small 1,125 m2 public parkette located at the southern edge of the site.
Comments Received From the Public During the August 24, 1998 Community Information Meeting:
Because the uses proposed in these two applications represent a departure from those already established within this general
area, Staff considered it necessary to hold a community information meeting to give the local stakeholders - community
ratepayers, nearby industrial and commercial land owners and other interested members of the public - an opportunity to
provide their input. Approximately 10 members of the public attended that information meeting. Comments expressed by
those in attendance are summarized below.
1Residential development is inappropriate in proximity to established industry due to complaints about industrial
operations and because it may lead to the area's destabilisation;
2.What will be the nature of the main street commercial residential development? and,
3.Residential development will help to revitalize this area and is welcomed by the area's commercial businesses;
Staff Response:
1. Staff's rationale for locating residential dwellings along the lands fronting onto O'ConnorDrive has been addressed in
considerable detail in our report to the September16,1998 East York Community Council entitled "O'Connor Business
Area Study". That report establishes the Official Plan policy framework for the various land use changes (including the
residential uses proposed for this location), which we are proposing for the O'Connor Business Area. Excerpts from that
report, relevant to the issue of land use compatibility are reprinted in the attached Appendix #2.
2.As indicated in the draft Official Plan document (see Appendix #3), the O'Connor Drive portion of the site will be
designated "Main Streets Commercial/ Residential". Sites that are designated "Main Streets Commercial/ Residential" are
required to develop with medium rise structures that incorporate both commercial and residential uses. The Official Plan
permits the nature of this type of development to vary from area to area presumably to enable them to achieve a better fit
within an area, and to better respond to market preferences. In this case, the buildings located along the frontage of
O'Connor Drive, as per the requirements of the O'Connor Business Area Study are required to dedicate an appropriate
portion of their ground floor area to a commercial enterprise (Staff suggest that this should be at least 33 m2 or 350 sq. ft.).
The remaining floor space may be used either entirely or partially for residential uses.
Commercial enterprises expected to find this arrangement desirable are those involved in "home based businesses" such as
a consulting practice, a medical or other professional's office, an artist's studio, a tailor's workshop, etc. The idea behind
this concept is that the person(s) running the business will also want to maintain their living quarters within the same
building.
Staff Comments :
1.The proposed development generally satisfies, and/or will be required through appropriate policies set out in the text of
attached draft Official Plan amendment, to satisfy the various relevant criteria set out in the O'Connor Business Area
Study:
-the maximum depth of this development parcel is approximately 111 metres. This is 21 metres deeper than the depth
suggested by the Study. However Staff feels that the remaining parcel of land with a 21 metre frontage is too small to be
marketable. Therefore, we support the utilisation of the full depth of 111 metres for these largely residential uses. The
Study provides for such concession;
-the residential uses will be screened and buffered. The requirements for these two components are set out in the attached
draft site specific Official Plan amendment. It stipulates that the Site Plan agreement shall require the erection of an
appropriately designed and constructed visual and sound attenuation barrier, along the south limit of the property;
-the requirement that a portion of the ground floor of the mixed commercial-residential buildings that front onto O'Connor
Drive be dedicated to a commercial use, is incorporated in the draft site specific Official Plan amendment. It will also be
carried through to, and further refined in the implementing site specific Zoning By-law amendment;
-the restriction on the establishment of industrial uses within either a residential or a mixed commercial residential area
will be incorporated in the implementing site specific Zoning By-law amendment. It will itemize the range of uses that are
permitted, and that are specifically excluded;
-the proposed residential buildings are no higher than 3 stories. As such, they do not exceed the prescribed 4 story limit;
-there are no provisions for direct vehicular access to O'Connor Drive from the 31 on-street buildings.
2.The report which we prepared for the August 24, 1998, Community Information Meeting indicated that the applicants,
plans located a 6.0 metre laneway and a 2.25 metre planting strip along the site's westerly boundary, which adjoins the
existing industrial area to the west. Together these two features provide an 8.25 metre separation distance between the two
areas. Our report advised that this distance would have to be brought up to be in line with the separation distances set out in
the Ministry of Environment Guidelines dealing with this matter and that we would report on this matter in our forthcoming
report to the September 16, 1998 Community Council. The guidelines appear to suggest a 20 metre separation distance
between these two uses. Katmandu, however, do not accept their legitimacy. This being the case, we asked that they
provide us with information showing how they intend to ensure that the proposal has regard for this requirement. This
information will have to be provided for our review before the implementing Zoning By-law Bill is presented to City of
Toronto Council for approval. This may require further fine tuning of the Official Plan and Zoning By-law amendments, as
well as of the Master Concept Plan.
3.Our previous report also noted that comments on the acceptability of the transportation facilities were not available in
time to be incorporated into Staff's August 21, 1998 Information Report. We eventually received these comments on
September 2, 1998. The comments indicate that while the Transportation Services Division have no objection in principle
to the proposed development, they have a number of concerns regarding the applicants' traffic study. They note, moreover,
that further analysis is required to determine the suitability of the road access to O'Connor Drive, including a review of
options for access locations and type of operation (i.e. whether signalized or un-signalized). Again, since these comments
imply that the applicants may have to modify their plans, this matter will have to be resolved before the implementing
Official Plan amendment and Zoning By-law Bills are presented to City Council for approval.
The Transportation Services Division also reviewed and accepted Katmandu's proposal for parking. The project provides
for a 1 car garage and/or carport, and a tandem parking space behind the garage. In addition, the proposed internal streets
are able to provide supplementary on street parking for visitors. No additional parking is provided for the proposal's
commercial component. However, as noted above, the availability of on-street parking and of the tandem parking spaces
should ensure an adequate supply.
4. Other matters concerning extension of sewers and water services, environmental matters including any site re-mediation,
construction of new roads, and their assumption by the municipality, fulfilment of financial obligations and obligations to
various utilities streetscape design, landscaping, etc., will be addressed during the review process of the draft plan of
subdivision and site plan approval applications. These Subdivision and Site Plan approval applications must be in place
before any development can take place. The adequacy of services and financial security for their provision will be
addressed in the subdivision agreement.
5.Neither our August 21, 1998 information report or this report provide information on the needs of the Public and
Catholic School Boards. Planning Staff has contacted the School Board on several different occasions, however, to date,
our attempts to obtain their input have been unsuccessful.
Conclusion:
Staff recommend that this application be approved in conjunction with the larger O'Connor Business Area Study proposal.
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.
Contact Name:
Jean Besz,
Senior Planner East York Office
(416) 778-2045-tel no.
(416) 466-9877-fax
planning@borough.eastyork.on.ca
Appendix 1
The East York Community Council also submits for the information of City Council the following Information
Report (August 21, 1998) from the Director of Planning, East York:
Purpose:
This is an information report for the August 24, 1998 Community Meeting to be held by the Planning Division of the East
York District. It concerns applications for Official Plan and Zoning By-law amendments, by Katmandu Investments
Corporation, for a currently vacant, 2.25 hectare (5.6 ac.) property which is owned by Imperial Life Assurance Company of
Canada but which has been optioned by Katmandu Investments Corp. Katmandu Investments propose to develop this site
with 55 townhouse dwellings, 8 semi-detached dwellings and 31 mixed commercial residential dwellings located along the
site's O'Connor Drive frontage.
They are required to apply for these amendments because both the East York's Official Plan and Zoning By-law 6752
exclude residential and mixed commercial residential development on lands designated and zoned for industrial purposes.
The report provides information regarding the proposal, outlines the relevant planning framework and sets out some of the
issues which planning staff will consider, together with other issues identified by public, in the preparation of our final
recommendation report to the September 16, 1998, East York Community Council.
Background:
Introduction:
The first version of this application was submitted on December 29, 1997. It showed 116 freehold semi-detached units.
Staff reviewed that submission and determined that the proposal required a planning justification. A comprehensive review
of the O'Connor Employment Area policies would help us to address the issue of whether residential and other uses are
appropriate in the context of current employment and real estate trends and emerging city wide policies. In early 1998,
Council approved this review and, at our suggestion, refused the applicant's offer to undertake that review on our behalf.
We were directed, however, to ensure that the application proceeds in tandem with the review.
The applicant nevertheless completed, and on April 29, 1998, submitted, a planning analysis undertaken for him by Urban
Strategies Inc. It showed a revised design for the site, which included 72 semi-detached dwellings, and 34 live work
townhouses grouped along the O'Connor street frontage, and a 1,125 m2 corner park. The study concluded that the
introduction of a residential development at this location is justifiable, based on the fact that the O'Connor Drive frontage
already incorporates a variety of retail residential and employment uses, that the continuance of industry at this location
was no longer practical, given current location preferences of industrial enterprises ,and that the proposed residential project
merely responds to an evolving market demand.
Following the receipt of the consultant's report, Staff met with the applicant and his consultants to communicate our
preliminary observations respecting their submission, and to advise them that their study, would be incorporated into our
review of this area. That review has now been completed and the Draft, entitled "Draft O'Connor Area Business Area
Study" is available at the Urban Planning Division of the East York Office.
Other Considerations:
Proposals such as this one, which involve the construction of new roads and extension of sewer and water services are
generally accompanied by an application for Draft Plan of Subdivision approval. Such an application is required to enable
Staff to scrutinize various technical and environmental aspects of the proposal, and to ensure that the City's fiscal interests
are protected. Staff did not ask for, or receive this application because we were uncertain as to whether we could support
the requested land use changes. However, if the East York Community Council indicates a willingness to approve the
Official Plan amendment and rezoning applications, we intend to ensure that this application is submitted. Our Final
Recommendation Report to the September 16, 1998, East York Community Council will indicate how this may be
accomplished.
Site Description:
This vacant site is located at the south west corner of Northline Road and O'Connor Drive. Previously it was occupied by a
1 storey industrial building housing Dalton Foods.
Surrounding land uses comprise:
- on the east Public school and a high
across O'Connor Driverise apartment building;
- on the southIndustrial building occupied by
Dominion Regalia;
- on the westIndustrial building occupied by
Sportline International Ltd.; and,
- on the north Commercial building occupied
across Northline Roadby Midas Muffler.
Official Plan Status:
Former Borough of East York Official Plan -
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.
The Plan also requires that proposals for Official Plan amendments be considered within the overall context of the Plan's
designations and policies and that their review adheres to the following criteria
a)the conformity of the proposal to the overall intent and the specific policies of the Plan;
b)the need for the proposed use;
c)the suitability of the location of the proposed use;
d)the compatibility of the proposed use with the existing and designated land uses of surrounding lands;
e)the sufficiency of supporting services of all types including schools;
f)the economic impact of the proposal;
g)the municipal fiscal impact of the proposal;
h)the environmental impact of the proposal;
i)the expectations which may be established by the approval of the application; and,
j)the potential impact to cultural heritage resources.
Former Metropolitan Toronto Official Plan -
The Metropolitan Toronto Official Plan classifies O'Connor Drive as a Metropolitan Arterial road. The Plan expresses a
concern regarding the need to protect right-of-way widths of such roads, and states that these widths may be re-examined in
the context of area municipal Official Plan amendments which propose changes in land use and density. The City of
Toronto Transportation Services Division has been advised of this application.
Zoning By-law Status:
The land is zoned High Performance Industrial (HPI).
This zoning allows:
d)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 2 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/Issues:
Is The Proposed Residential Use
Appropriate And Supportable In
The Context of The Evolving
Official Plan Policy Framework?
The site is located within an area which is currently 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
considerable changes. The Borough has been amalgamated into the unified City of Toronto. Within this new setting it may
no longer be as important to protect our traditional industrial land base or to maintain a rigorous separation of employment
uses. Given the current trend in development applications within the O'Connor Business Area for largely commercial,
service commercial and now for residential uses, it seemed prudent to examine the appropriatenes and the implications of
opening up the industrial lands to some of these other uses. Staff recently completed such an examination (reference: the
"Draft O'Connor Business Area Study" dated August 1998). The Study addresses the issue of residential uses on the
frontage lands of O'Connor Drive on page 23, under the heading of "Issues Related to the O'Connor Frontage" and,
recommends that they be permitted, subject to holding zoning provisions for the preparation of satisfactory servicing
studies and subject to the satisfaction of the following additional criteria:
-provision of appropriate screening and buffering from the surrounding land uses;
-exclusion of industrial uses from any building being used for residential purposes;
-a 4 storey height limit with a provision for up to 7 stories on a bonus zoning basis;
-exclusion of windows on the face of the building that is higher than 3rd floor and that overlooks any adjoining industrial
area; and,
-restriction of direct access to the street and restriction on parking adjacent to the O'Connor street frontage.
If Council approves this application, these criteria, together with various design guidelines relevant to the project's design
(a preliminary draft of which is contained in Attachment 2 to this report), will be incorporated into the text of the
implementing site specific Official Plan Amendment.
Will The Proposed Plan Meet The Criteria
For Residential Development Set Out In
The Draft O'Connor Study?
Screening and Buffering -
The proposed plan locates a 6.0 metre laneway and a 2.0 metre planting strip along the site's westernmost boundry which
adjoins the industrial area to the west. The west side of this laneway is to be planted with a row of trees and is to have a
screen - noise attenuation fence. The siting of the proposed houses, moreover, ensures that the no front or rear yards face
that direction. The final design of this area, moreover, will have to conform to the seperation distance between industrial
and other uses set out in the Ministry of Environment's Guideline D-6 entitled "Compatibility Between Industrial Facilities
and Sensitive Land Use". Staff are currently reviewing this guideline to ascertain its impact on the proposed site design.
This review could result in an additional revisions to the final project design. We will report on our findings in our final
recommendation report.
Exclusion of Industrial Uses -
This can be accomplished via an implementing site specific Zoning By-law amendment which can be drafted to specify all
uses permitted to operate within the confines of this project.
Exclusion of Windows At The Interface Between Residential And Industrial Uses -
This restriction applies only to buildings that are over 3 stories high. The residences proposed in this application are not
proposed to exceed 3 stories.
Direct Access To O'Connor, And On Street Parking Limitation -
The design of the proposed commercial residential buildings facing O'Connor Drive ensures that all vehicular activity is
restricted to the rear of each building away from the O'Connor street frontage.
Is There Sufficient Servicing Capacity
To Accommodate The Proposed
Development?
Comments received from the City's Technical Services Division indicate that the applicant has not as yet provided a
consulting engineering report(s) to verify whether there is adequate sewer and water
capacity in the existing servicing infrastructure to service the proposed development, and to indicate how he intends to deal
with storm water runoff. Details respecting the proposed internal servicing are also outstanding. This information can be
examined as part of the Draft Plan of Subdivision application.
Are The Proposed Internal Road
Layout, Configuration And Access
To The Site Satisfactory?
The site is to be served by two public road accesses, one to O'Connor Drive and one to NorthlineRoad. A secondary
laneway access is provided to Northline Road, at the westerly limit of the site (reference Figure 2 - Site Plan).
Transportation Services Division's comments on the acceptability of these access provisions were not available in time to
be included in this report. These comments will be available for the August 24th, 1998, Community Information meeting.
Otherwise all technical components associated with the streets and/or laneways proposed for this project will be scrutinised
when the applicant submits his application for Draft Plan of Subdivision Approval.
Is There Adequate Traffic Capacity To
Accommodate The Proposed Development?
Traffic assessment for this proposal was preformed by iNTRANS Consulting Inc., (reference "1590O'Connor Drive Traffic
Study dated August 18, 1998). The study analyses the capacities of adjoining roads, the nearby intersections of O'Connor
Drive and Northline Road, and Northline and Bermondsy Roads and the proposed access roads into the development. Its
findings are transcribed in attachment 2 to this report. Generally, they indicate that there are no capacity constraints.
Does Noise Present An Impediment To This Development?
The proposed development, if approved, will locate in close proximity to existing active industrial operations. The
applicant was asked to provide a noise impact assessment to examine this issue and to recommend appropriate ameliorative
measures. This study has not as yet been submitted. Staff anticipate that the input from the public consultation at the
Community Information meeting will contribute additional insights specific to this issue, and will enable the applicant to
respond to these issues as part of his study. As in the case of servicing provisions, this issue, can be dealt with as part of the
Draft Plan of Subdivision review.
Other Related Issues:
1.The applicant proposes to create a small 1,125 m2 located at the south end of the project. The parkette was sited at this
location to facilitate the protection of several existing mature treesfronting this portion of O'Connor Drive.
2. The design of the site is based on the Ministry of Municipal Affairs site design guidelines entitled "Alternative
Development Standards - Making Choices". These advocate reduced road right-of-way widths ( in this instance 16.5
metres) to maximize the use of land. This design has been previously utilized in the Pape-Mortimer application. Staff
generally support the use of these standards because they have the potential of being more cost effective.
3. As indicated in Staff's Introductory Report to the May 27, 1998, East York Community Council, we are also aware of a
general study currently being undertaken by the Economic Development Division, which is re-examining the merits of
continuing to convert industrial and employment lands to other uses throughout Toronto. As we have not as yet received
that Department's comments.
Contact Name:
Jean Besz,
Senior Planner - East York Community Planning Office
(416) 778-2045
(416) 466-9877
planning@borough.eastyork.on.ca
The East York Community Council also submits Attachment No. 1 entitled "Site Statistics:"
Site Statistics:
- Site Area 22, 501.0 m2 ( 5.5 ac)
Townhomes55
Dwellings 8
Residential Units31
of Lots Proposed to
House the Townhouse
Units124 m2
of Lots Proposed to
House the Semi-
Detached Units105 m2
of Lots Proposed to
House the Mixed
Commercial Residential
Units125 m2
Area(GFA) of the
Townhouse & Semi-
Detached Units156 m2
Mixed Commercial
Residential Units 174 m2
Index (FSI) of the
Townhouse Units1.35 X the lot area
Semi-Detached Dwelling
Unit 0.80 X the lot area
Mixed Commercial
Residential Units1.60 X the lot area
by a Townhouse Unit35 %
- Maximum Lot Coverage by a
Semi-Detached Dwelling
Unit50 %
- Maximum Lot Coverage by a
Mixed Commercial Residential
Unit60%
Spaces per Unit1 parking space
- Percentage of the Total Site
Area Devoted to the Proposed
Parkette5%
The East York Community Council also submits Attachment No. 2:
The following preliminary urban design principles, intended to ensure that the proposed development achieves a high level
of design, have been prepared for inclusion into the text of the Official Plan
4. A streetscape treatment along O'Connor Drive should provides for:
-street trees at a regular interval of not less than 5 meters on center, a sidewalk of not less than 1.5 meters in width;
-appropriate pedestrian connections to the ground floor business and employment uses along the street;
-appropriate illumination and street furniture.
5. An internal streetscape plan should be developed for all public streets. This streetcaspe should ensure that:
-the front yards of all the lots within the development are provided with at least one tree;
-all the rear yards of all the lots abutting O'Connor Drive and Northline Road are provided with at least one tree;
-there is a sidewalk on both sides of the all the internal streets; and,
-street lighting provisions ensures that lighting fixtures for the proposed development are distinctive, co-ordinated and that
they are adequate to secure public safety.
6. A streetscape treatment along Northline Road should provide for:
-street tree planting with a minimum spacing of 4 m on center; and,
-an appropriate landscape treatment incorporating decorative fencing supplemented by vegetative material (shrubs and
planting beds), lighting and appropriate street furniture, capable of mitigating the effects of reverse lot frontage of the lots
abutting Northline Road;
7. The facade design of all the mixed commercial-residential buildings fronting onto O'Connor Drive should provide for
signage and an appropriate entrance design reflective of these buildings' commercial status;
8. To ensure appropriate visual interface between the houses abutting onto Northline Road and the street, the exterior wall
design of the rear and the side walls of the residential units exposed to that street should ensure that these walls incorporate
design features associated with front facade treatment.
9. The westerly property line forming an interface between this development and the industrial uses to the west should be
planted with trees at a minimum spacing of 5 meters on center;
10. A screen and sound attenuation fence the quality of which should be determined by the noise attenuation experts should
be installed along the length of the south and west property lines;
11. The design of the park at the southerly limit of the proposal and of the site should ensure that:
-the existing large scale trees located in this area are protected. These trees should be appropriately identified on all
drawings for the project to further ensure that they are protected;
-direct access to the street is available to both the interior public street and to the O'Connor
Drive;
-no rear yards are allowed to directly abut on the park;
-a program is developed to ensure that the park provides amenity to the neighbourhood, that it provides benches, lighting
and low fencing so as to ensure security and comfort for its intended users particularly small children and their care givers;
and
-pathway from O'Connor Drive to the interior of the neighbourhood is provided for and appropriately designed, lit and
equipped to ensure safety and to provide interest.
12. The mixed commercial-residential buildings along O'Connor Drive should:
-be a minimum of 3 stories;
-have a generous ground floor height reflective of their intended commercial "main street" status;
-be massed and designed architecturally to contribute to the mixed use character of O'Connor Drive. This can include:
special corner wall treatments for all the buildings which are exposed to long views from O'Connor Drive, strong masonry
materials, flat roofs, cornice lines, entrance canopies and awnings, signage systems and special illumination provisions;
and,
-be related to the street with a minimum setback, a suitable entrance design and walkway all to convey a their main street
commercial-residential character.
The East York Community Council also submits Attachment No. 3 entitled "Summary of Findings of the Traffic
Study:"
Summary of the Findings of the Traffic Study
Although the site is currently vacant, the site was originally an industrial building of approximately 80,000 sf. The number
of vehicular trips estimated from the previous use is more than the estimated number of trips for the proposed development.
The intersection of O'Connor Drive / Street 3 could be integrated with the existing pedestrian signal. It will operate with a
volume-capacity ratio of 0.25 during the AM peak hour and 0.34 during the PM peak hour. The existing signalized
pedestrian crossing could be consolidated with the intersection of O'Connor Drive / Street 3.
The results indicate that the intersection of O'Connor Drive / Northline Road will operate with an overall level of service
'A' during AM peak hour and level of service 'C' during the PM peak hour. The EB left-turn movement will operate at
level of service 'F' during the PM peak hour with a volume reaching capacity. It should be noted that the proposed
development does not contribute any vehicular traffic to the EB left-turn movement.
The un-signalized intersection of Northline Road / Bermondsey Road will operate at an overall level of service 'B' during
the AM peak hour and level of service 'C during the PM peak hour. The EB through-left movement will operate at level of
service 'F' during the AM and PM peak hours with a volume-capacity ratio of 0.77 and 0.91, respectively. The proposed
development does not contribute any vehicular traffic to the EB through-left movement.
Signal warrant analysis was assessed for the intersection of Northline Road / Bermondsey Road for the 2003 future
background conditions. The results indicate that signal warrants are expected to be met under the combination warrant as a
result in growth in background traffic. The site will not add significant traffic volumes or traffic to critical movements at
the Northline Road / Bermondsey Road intersection. Under signalized conditions, the intersection of Northline Road /
Bermondsey Road will operate at 0.46 during the AM peak hour and 0.50 during the PM peak hour.
Stop control is required at the intersections of Northline Road / lane 1 and Northline Road / lane 2 with Stop-control on
lane 1 and lane 2.
Appendix 3
Amendment Number 16
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 maps attached thereto and designated as
Schedules "A" and "B", constitute Amendment No. 16 to the Official Plan for the former Borough of East York.
Part One
Preamble
1.Title
This is Amendment No. 16 to the Official Plan for the former Borough of East York.
Only that part of this Amendment entitled "Part Two - The Amendment" constitutes Amendment No. 16 to the Official
Plan for the former Borough of East York Planning Area.
2.Purpose
The purpose of this Amendment is to redesignate a 2.25 hectare parcel of land located at 1590 O'Connor Drive from "Light
Industrial" to "Main Streets Commercial-Residential" and "Low Density Residential"designations, and to permit on a site
specific basis, the development thereon of a mixed commercial - residential complex comprised of:
- up to 31 mixed commercial-residential units located along the frontage of O'Connor Drive;
- minimum of 8 semi-detached and up to 55 townhouse dwellings located behind O'Connor Drive along 3 newly proposed
streets; and,
- a 1,125 m2 park located at the southern boundary of the site adjacent to O'Connor Drive.
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 at the south-west corner of O'Connor Drive and Northline Road. Their
municipal address is 1590 O'Connor Drive.
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. The policies prescribing
how this area is to develop were formulated in early 1980's. They were subsequently reviewed via various forums, such as
the 1991 "O'Connor Drive Industrial - Commercial Area Study" - which lead to the introduction of office and a variety of
commercial uses along some sections of the west side of O'Connor Drive, - and the various studies leading up to the
publication of East York's new 1994 Official Plan. The new Plan reconfirmed these policies. This was in keeping with East
York's longstanding position which emphasized the preservation of the municipality's industrial assessment above all other
considerations.
The last several years, however, have seen industrial enterprises moving away from urban locations and into more suburban
settings which afford them greater transportation and land price advantages. At the same time there has been a notable
increase in the number of applications for commercial and most recently for residential uses. The City has responded to this
trend by initiating and recently completing a study to examine whether it may be advisable to open this area up to broader
range of uses (reference "O'Connor Business Area Study", August 1998). The Study included an examination of the merits
of permitting residential uses to locate along the western frontage of O'Connor Drive. It concluded that they should be
permitted (subject to various conditions and the satisfaction of a number of criteria), based on the following considerations:
- the long-standing historical use of lands on the southern portion of the O'Connor Drive frontage for residential purposes;
- poor market response to current policies encouraging commercial and office uses;
- a relatively high and longstanding vacancy rate; and,
- generally, the potential afforded by main street commercial-residential development to create a more vibrant and attractive
streetscape.
The proposed development has been reviewed against, the various conditions and criteria set out in the study and revised to
meet them.
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
Schedules "A" and "B" constitute Amendment No.16 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 south-west corner of O'Connor Drive and Northline Road indicated as "Area
Subject to Amendment"on Schedule "A " to this Amendment, from "Light Industrial" to "Main Streets
Commercial/Residential" and "Low Density Residential" designations to the extent shown on Schedule "A" to this
Amendment..
4. The Official Plan for the former Borough of East York is hereby further amended by adding as Schedule "B" ta new map
Schedule "Map 19 - Master Concept Plan - Special Policy Area 28".
5. 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 south-west corner of O'Connor Drive and Northline Road, and shown on Schedule "A" to this
Amendment as "Area Subject to Amendment", as "Special Policy Area 28".
6. The text of the Official Plan for the East York Planning Area is hereby amended by adding a new Section 3.15.28,
immediately following Section 3.15.27, as follows:
"3.15.28 - Special Policy Area 28
3.15.28.1Notwithstanding the "Main Streets Commercial/Residential" policies of Section 3.9 of this Plan and the "Low
Density Residential" policies of Section 3.3 of this Plan for those lands designated as Special Policy Area 28 on Map 7 of
this Plan, the following additional policies shall apply:
3.15.28.2The lands designated as Special Policy Area 28 shall only be permitted to develop:
a)with up to 31 mixed use residential-commercial units which shall be located on the lands which form the first tier of lots
along the frontage of O'Connor Drive and which are further identified as "Main Streets Commercial/Residential" on Map 2
Predominant Land Use to the Official Plan for the former Borough of East York.. The commercial component of these
mixed use units may comprise retail, personal service, studio, office and other similar uses. The exact nature of these uses
shall be detailed in the implementing Zoning By-law for this site;
b)with a 1,125 m2 public park at the southerly end of the site;
c)with up to 63 multiple attached and semi-detached dwellings which shall be located on the balance of the lands behind
O'Connor Drive, further identified as "Low Density Residential" on Map 2, to the Official Plan for the former Borough of
East York;
d)in substantial compliance with the "Master Concept Plan" shown on Map 19 - Master Concept Plan; and,
e)by way of draft plan of subdivision approval pursuant to s. 51. Of the Planning Act, RSO 1990 c, P13.
3.15.28.3The policies applicable to the development or redevelopment of the lands identified as "Special Policy Area 28",
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)ensure that grade related residential units are not permitted to occupy the entire ground floor area of the
mixed-commercial residential buildings;
iv)set out appropriate development standards including those pertaining to parking. Parking spaces for residential uses
shall be based on the requirements specified in the Schedule of Residential Zone Requirements of the comprehensive
Zoning By-law No. 6752 while the permitted commercial uses shall not be required to provide any additional parking;
v)implement all the policies set out in Section 3.15.28 of this Plan;
vi)be enacted in substantial compliance with Map 19 "Master Concept Plan". This Plan may however be varied to ensure
compliance with the Ministry of Environment guidelines for separation distances between industrial and non-industrial
uses; and;
vii) achieve all of the design principles set out in Section 3.15.28.3 b) below.
b)Site Plan approval and Site Plan Development Agreement which shall ensure that the following design principles are
adhered to:
i)that the streetscape treatment for the mixed use residential-commercial units along O'Connor Drive provides for:
-street trees at a regular interval of not less than 5 meters on center, a sidewalk of not less than 1.5 meters in width;
-appropriate pedestrian connections to the ground floor business and employment uses along the street; and,
-appropriate illumination and street furniture.
-at least one tree located in the front yards of all the lots ;
-at least one tree located in all the rear yards of all the lots abutting O'Connor Drive and Northline Road;
-a 2.0 meter wide sidewalk on both sides of the all the internal streets; and,
-a distinctive street lighting fixtures capable of ensuring public security and safety;
ii)that the streetscape treatment along Northline Road provides for:
-street tree planting with a minimum spacing of 5 m on centre; and,
-appropriate landscape treatment incorporating decorative fencing supplemented by vegetative material (shrubs and
planting beds), as well as lighting and appropriate street furniture, capable of mitigating the effects of reverse lot frontage
of the lots abutting Northline Road;
iii)that the facade design of all the mixed commercial-residential buildings fronting onto O'Connor Drive provides for
signage and an appropriate entrance design reflective of these buildings' commercial status;
iv)that the exterior rear and side wall design of the houses along Northline Road incorporates some design features
associated with front facade treatment, to ensure an appropriate visual interface between the houses abutting onto Northline
Road and the street;
v)that the westerly property line forming an interface between this development and the industrial uses to the west is
planted with trees at a minimum spacing of 5 meters on centre;
vi)that an appropriate sound and screening attenuation fence is installed along the length of the south and west property
lines;
vii)that a separate plan is prepared for the park at the south perimeter of the lands and that the design of this park ensures:
-the protection of the existing trees;
-the provision of direct access from the park to both the interior public street and to O'Connor Drive;
-that the park is equipped with benches, lighting garbage receptacles and low fencing so as to ensure convenience, security
and comfort
for its intended users, particularly small children and their care givers; and,
-that no rear yard directly abut the park.
ix)that the design of the mixed residential-commercial buildings along O'Connor Drive ensures that they are:
-a minimum of 3 stories high;
-designed to have a suitable ground floor height reflective of their intended commercial "main street" status;
-massed and designed architecturally to contribute to the main street character of O'Connor Drive. This may include
special corner wall treatments for all the buildings which are exposed to long views from O'Connor Drive, strong masonry
materials, flat roofs, cornice lines, entrance canopies and awnings, uniform signage and special illumination provisions;
-related to the street through employment of minimum setback, a suitable entrance design and walkway; and,
x)that an appropriately designed, lit and equipped paved pathway is provided from O'Connor Drive to the interior of the
residential area .
c)Plan of subdivision approval and a registered subdivision agreement which shall set out financial, legal, design and other
conditions to address the requirements of the City with respect to matters including:
i)improvement of adjoining road system;
ii)dedication of any property required to implement the development of the public parkland and provision of funds to
secure, improve and equip it;
iii)dedication of land for and making of improvements for streets and lanes; both within and adjacent to the plan;
iv)satisfaction of any requirements or specifications concerning site decommissioning and separation from the adjoining
industrial uses. This may include the provision of additional studies concerning these matters and appropriate noise
attenuation fences, and special planting material;
v)provision of other local services required for the development;
vi)conditions related to vehicular and pedestrian access environmental matters, noise attenuation, soils re-mediation,
separation distances between residential and industrial uses, screening and buffering and decommissioning of the site; and,
vii)the submission of detailed report addressing the provision of water, sanitary sewers, storm water management, noise
attenuation, suitability of streets, electrical services and re-mediation and decommissioning of the site as required to the
satisfaction of the City; all of which shall be satisfied at the sole cost and expense of the owner, as a precondition to the
issuance of any building permit for the development on the lands.
Insert Table/Map No. 1
1590 O'Connor Drive
O.P. Amendment
Insert Table/Map No. 1
1590 O'Connor Drive
Draft By-law
Authority:East York Community Council Report No. ( ),1998
Intended for first presentation to Council: ,1998
Adopted by Council,1998
Bill No.
City of Toronto
By- Law No. 1998
To adopt Amendment No. 16 to the Official Plan
for the former Borough of East York
Affecting the Lands Located on the South-West
Corner of O'Connor Drive and Northline Road
The Council of The City of Toronto hereby enacts as follows:
1.That the attached Amendment No. 16 to the Official Plan for the former Borough of East York consisting of Part Two of
the accompanying document, is hereby adopted pursuant to the Planning Act, 1990.
Enacted and Passed this day of A.D. 1998
Mel Lastman,Novina Wong,
MayorCity Clerk
The East York Community Council also had before it for consideration Appendix 2 entitled "Issues Related to the
O'Connor Frontages."
The East York Community Council also submits the following communication (August31,1998) from Mr. Paul
Morale, President, Fil-Mor Automotive and Clutch Products Ltd., Toronto:
"Fil-Mor Automotive is located at 81 Northline Road. If the above request is approved and the area is redesignated, then
will the existing properties be redesignated from industrial to commercial-residential, thereby decreasing the property
taxes? If the answer to that question is yes, then we do not oppose the above request. If, however this is not the case, and
the property taxes remain industrial, then we oppose the above request.
If there are any questions, please do not hesitate to call Paul Morale at (416) 759-2245."
The East York Community Council also submits the following communication (September3,1998) from Signe Klein,
Surrey Plaza Limited, East York:
"We have owned property on O'Connor Drive since 1981. We have participated in a number of the studies and have gone
through a number of zoning changes over the last decade or so. We agree with City Planning staff that none of the changes
have substantially impacted or improved the area.
Proposals to increase the range of uses available to the properties fronting O'Connor Drive represents an appropriate
response to the needs of the Landowners in the area. Land use flexibility should be enhanced with performance standards in
zoning by-laws which would allow for an appropriate market response development. To be competitive, owners need
marketable zoning standards.
With regard to the Katmandu application, we are in general support of the application and furthermore feel this same
support should apply to all properties on O'Connor Drive. This can best be accomplished on an area wide basis. Any
project that will bring people and business into the area can only be a benefit to the area. We do not feel that the residential
zoning on the periphery will impact the industrial uses on the interior of the industrial area. There are a number of
residential buildings along O'Connor Drive and have been for many years. To add commercial/residential developments
especially on the properties with continuous vacancies can only benefit the tax base, the existing business and Landlords.
We look forward to participating in further discussions concerning changes to the Zoning By-Laws and the Official Plan."
The East York Community Council also submits the following communication (September16,1998) from Ms. Dawn
Adams, Property Management and Development, Toronto District School Board, North York:
"Planning staff for the Toronto District School Board have reviewed City Planning staff reports on the above noted matters.
Preliminary review indicates that the schools designated to service the proposed development application are currently
experiencing accommodation pressures. Further, the proposed residential conversion of industrial lands will intensify the
current student accommodation pressures in this area.
Therefore, we advise alternative accommodation arrangements will be required for students emanating from the above
noted area."
The East York Community Council also submits the following communication (September16,1998) from Mr. John
Mastoras, Parkview Hills Community Association, Toronto:
"The Parkview Hills Community Association held a board meeting September 15th to discuss the proposed rezoning of
1590 O'Connor Drive. Our major concern has been that local communities have not been consulted nor aadvised of the
proposed changes to the industrial lands. As such our board has made the following motion:
That the Parkview Hills Community Association support a defferal of 30 days the Community Councils decisionpending
broader dialogue with local communities andreceipt of information on the impact on local schools andemployment. Further
that the East York Community Council inconjunction with the planning staff convene a meeting with thecommunity to
further canvas these issues."
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The following persons appeared before the East York Community Council in connection with the foregoing:
(a)Mr. Murray Goldman, The Goldman Group, Toronto, as the applicant, advised that he agreed with the staff
recommendations and also that a warning clause would be placed on every deed for every home within the development
acknowledging that there is industry in the area. Mr. Goldman then proceeded to introduce his consulting team.
(b)Ms. Andrea A. Gabor, Urban Strategies Inc., Toronto, on behalf of the applicant, requested flexibility to allow the
live-work properties fronting on O'Connor Drive to be converted to strictly residential use by potential future owners. Ms.
Gabor advised that the units are designed so that main floor is not conducive to residential use thereby encouraging a
live-work use. Ms. Gabor pointed out that a signalized intersection on O'Connor Drive currently exists to serve the
development. Ms. Gabor also advised that a sound consultant would be hired to ensure potential residents are protected
from noise emanating from the industrial area. Finally, Ms. Gabor projected that this development is a catalyst for the
revitalization of O'Connor Drive.
(c)Mr. Patrick Devine, Goodman and Carr, Toronto, on behalf of the applicant, clarified the standard procedure for putting
warning clauses on title.
(d)Mr. Justin Van Dette, Director, Parkview Hills Community Association, East York, advised the Community Council
that the Parkview Hills Community Association held a Board meeting on September 15, 1998, to discuss the Official Plan
and Zoning By-law Amendment applications regarding 1590 O'Connor Drive and adopted a motion requesting the
Community Council to defer its consideration of this application pending broader dialogue with local communities and
receipt of information on the impact of local schools and employment. Mr.Van Dette also advised that the Association
requested the East York Community Council to convene a meeting with the community and planning staff to further
canvass the issues.
(e)Mr. Gordon Crann, East York, advised that he is in favour of a deferral of this application and that if he is the successful
candidate in the upcoming East York By-election, he will raise the issue at the October 1, 1998 Council meeting and vote
in favour of a deferral.
(f)Mr. Dennis Trinaistich, McMillan Binch, on behalf of Nabisco Limited, owner of Peek Freans, Toronto, questioned the
seriousness of the live-work application since the applicant requested the flexibility to alter the live-work use to strictly
residential uses for potential future owners. Mr.Trinaistich feels that by allowing semi-detached and townhouse units, the
integrity of industry in the area will be destroyed. Mr. Trinaistich feels it is difficult to protect residents from industrial
related issues in their outdoor living space. Mr. Trinaistich advised that accepting warning clauses on title is only allowed if
the Planning Act specifically permits it and only for the first purchaser of each property. Any subsequent deeds will not
have a warning clause attached to them. The warning clause will not prevent a resident from making a complaint and the
municipality or the Province of Ontario would be obligated to initiate an investigative process should a complaint be
received. Mr. Trinaistich, on behalf of his client, advised that a depth buffer is required for Peak Freans and for the
industrial properties at the rear of the applicant's property.
(g)Mr. Allan Gaw, East York, expressed his concerns with respect to the ability to adequately school the children
emanating from the homes as a result of the development of this application.
(h)Mr. David Rechtsman, Wild Oak Bay Home Corporation, Toronto, expressed his support of the residential uses and the
proposed site plan.
(i)Ms. Deanna Speranza, East York, expressed her opinion with respect to live-work properties in that they are new and
wanted by the public as they help people to live and work out of the same property while eliminating the need for daycare
for those families who have children. Ms. Speranza expressed concern in connection with the potential increase in traffic
emanating from this proposed development. Ms. Speranza indicated that there is only one set of traffic lights in the vicinity
of this development. Ms. Speranza is also concerned with the ability of schools in the area to accommodate a potential
influx of children and advised daycare needs in this area are atrocious. Ms. Speranza advised that recreational activities for
children, such as baseball and hockey programs are full to capacity and that healthy alternatives for these programs must be
provided so that the children from this development have somewhere to be involved in these activities.
(j)Ms. Sandra Evan-Jones, East York, advised the Community Council that Presteign Heights School is at capacity and
that a junior kindergarten class is being held in the corner of the library as there is no space in a classroom for these
children.
Insert Table/Map No. 1
Location Map
Insert Table/Map No. 1
Figure 1
