January 20, 1999

To:Chairman and Members, Etobicoke Community Council

From:Karen V. Bricker, MCIP, Director, Community Planning, West District

Subject:Claireville Land Use Study - Terms of Reference

File No: 580.84(Ward Rexdale-Thistletown)

Purpose:

To provide Terms of Reference for the preparation of a Land Use Study for the Claireville area.

Funding Sources, Financial Implications and Impact Statement:

There are no funding sources or financial implications, at this time.

Recommendation:

It is recommended that the Terms of Reference for a Claireville Land Use Study be approved, in principle, subject to further consultation with residents, land owners, and other interested parties. In the event that no changes are required, the attached Terms of Reference (Exhibit No. 1) would form the basis for undertaking this review.

Background:

In 1986, staff prepared a land use report to assist in determining appropriate future land use designations for the Claireville area. While Planning staff were in favour of commercial/industrial uses for these lands, area residents indicated their support for mixed/residential uses, a position supported by Etobicoke Council. Staff were directed to request the Minister to remove these lands from the Parkway Belt West Plan, and, upon their removal, to prepare the necessary amendments to the Official Plan.

In 1989, Etobicoke Council requested, on behalf of residents and other land owners, including Metropolitan Toronto, that the Claireville lands be deleted from the Parkway Belt West Plan. These lands included the actual Village of Claireville; four parcels of land owned by Metropolitan Toronto to the south and east of the Village; and the Alcide Street road allowance and adjacent lands owned by the City of Etobicoke.

On April 24, 1995, following the conclusion of a Parkway Belt Hearing on the matter, the Minister of Municipal Affairs approved the City's request. Notwithstanding their deletion from the Parkway Belt West Plan, development of the study lands will continue to be regulated by Provincial Parkway Belt Land Use

Regulations until such time as the City re-introduces appropriate Official Plan and zoning designations. It is therefore important to bring these matters under Municipal control.

Review Area:

In a regional context, the subject lands are located in the extreme north-west corner of the City of Toronto, bounded by the City of Vaughan in York Region to the north, and the City of Brampton in Peel Region to the west (Exhibit No. 2). In a local context, the study area generally consists of 12ha (30 acres) of land bounded by Steeles Avenue to the north, lands owned by the Signet Development Corporation to the east, and Albion Road to the south and west; there are two City-owned parcels are located on the south side of Albion Road at the closed Indian Line road allowance (Exhibit No.3).

The subject lands are comprised of twenty-four (24) parcels ranging in size from 0.05 ha (0.13ac) to 1.8ha (4.46 ac). Twelve (12) these parcels are occupied by residential dwellings, some of which have established ancillary outside storage uses. Other development consists of a place of worship (2107 Codlin Crescent), a hub cap sales business (ancillary to residential dwelling at 2103 Codlin Crescent), and a garden centre (the owners of which reside in the adjacent residential dwelling known municipally as 2117 Codlin Crescent). A truck driving/fork lift school is being operated from the residential dwelling at 2158 Codlin Crescent. The remaining land in the area is either undeveloped and/or occupied by numerous accessory structures, such as sheds and garages. Many of these properties are encumbered by debris and derelict vehicles. None of the existing development is considered to be historically significant.

Comment:

Since 1986, the residential character of the Village of Claireville has been diminished; historical buildings have been demolished; a number of the original property owners have sold; and, a number of illegal business uses are currently being conducted.

In 1990, two parcels of land owned by Signet Development Corporation, located immediately to the east of the subject lands (Exhibit No. 3), were released from the Parkway Belt West Plan on the basis of a site specific application to the Province. On May 1, 1995, Etobicoke Council conditionally approved an application by Signet Development Corporation to amend the Official Plan and Zoning Code to permit the lands to be developed for retail warehousing or prestige industrial/office uses, in the absence of any retail warehouse development.

The amalgamation of the former municipalities has resulted in a significant portion of lands in the Claireville area now being owned by the new City of Toronto (i.e. former Metro and Etobicoke lands- Exhibit No. 3).

Taking into consideration recent changes in the character of the Claireville area; changes in ownership; and, recent land use approvals for adjacent properties, staff are of the opinion that a land use study is warranted, prior to introducing new land use designations for this area.

Timing:

Community Planning staff intend to consult with the Ward Councillors, area residents, land owners, and other interested parties within the first quarter of 1999, prior to preparing the land use study. It is anticipated that the full process, including public consultation, will be completed within the third quarter of 1999.

Conclusion:

It is recommended that the Terms of Reference (Exhibit No. 1) for the Claireville Land Use Study be approved as the basis for undertaking this review.

Contact Name:

Brian van den Brink, PlannerTel: (416) 394-8239

Community Planning, West DistrictFax:(416) 394-6063

Karen V. Bricker, MCIP

Director, Community Planning

West District

Exhibit No. 1

Terms of Reference

Review of the Claireville Area

A.BACKGROUND

• description of study area (regional and local)

• background information on Parkway Belt and land use options

• existing Metro and Etobicoke Official Plan designations

B.STUDY AREA

(i)Objectives/Issues

• to establish long-term land use policy in the area by re-introducing appropriate Official Plan and zoning designations in lieu of Provincial Parkway Belt Land Use Regulations

• introduce appropriate zoning standards

• address conformity issues and outstanding Parkway Belt Land Use amendment applications

• review transportation network

(ii)Opportunities, Limitations and Constraints

• existing land uses

• existing retail facilities

• existing schools and community facilities

• servicing constraints (water, sanitary sewer, storm, utilities)

• noise/surrounding land uses/compatibility

• property fabric and ownership

• owner vs. tenant occupancy

Opportunities, Limitations and Constraints (cont'd)

• location/accessibility

• urban design and streetscape objectives

• proximity to adjacent industrial/special retail land uses

• employment area

C.IMPLEMENTATION

• amendments to the Etobicoke Official Plan and Zoning Code

• use of planning tools to ensure compliance with the Plan and Urban Design objectives (i.e. inclusion as an area of Site Plan Control).

D.PUBLIC INPUT

• invite further public input through community meeting(s)

• community meeting(s) and statutory public meeting(s) before Etobicoke Community Council

E.TIMING

• it is anticipated that the study will be completed within the third quarter of 1999, including community and statutory public meetings.