Purpose:

To provide a report showing the results to date of the Claireville Land Use Study and to make appropriate recommendations arising from the study.

Financial Implications:

None.

Recommendations:

It is recommended that:

1. staff circulate a copy of the report, entitled, "Claireville Land Use Study" to area residents, property owners and other stakeholders; and

2. a statutory public meeting be scheduled to obtain the views of land owners and other stakeholders and to consider possible Official Plan and Zoning By-law amendments to implement the Claireville Land Use Study.

Background:

At its meeting of February 2, 1999, Council adopted the Terms of Reference for the preparation of a Land Use Study for the Claireville Area. It was determined that a current study was warranted based on a number of factors including: the diminished residential character of the Village of Claireville; the demolition of many of the historically significant buildings; changes in property ownership; and recent land use approvals for adjacent properties.

On April 15, 1999, Council enacted Interim Control By-law No. 209-1999 to prohibit new development within the study area. On May 25, 1999, the Minister of Municipal Affairs revoked the Parkway Belt Land Use Regulations affecting the lands south of Codlin Crescent in the study srea in recognition of the City's enactment of the Interim Control By-law, and pending new land use designations which will result from the completion of the land use study.

Comment:

On April 8, 1999, an open house/community meeting was held for area residents, landowners, and other interested parties to discuss development options for the study area. Approximately 25 people attended the meeting. During the meeting, Planning staff distributed questionnaires requesting feedback on various topics, including: property ownership information (i.e. ownership vs. tenancy); important issues facing the future of the Claireville area; support for future land uses; and other comments or concerns.

Of the questionnaires distributed at the meeting, only four were completed and returned. Two of the respondents favour a residential designation, while the other two are in favour of industrial or commercial designations.

Attached to this report is the "Claireville Land Use Study" which outlines staff's preliminary findings on the Claireville Area. In general, staff has found that, the residential character of the Study Area has changed in recent years, mainly as a result of changes in property ownership, the establishment of business activities in conjunction with residential properties, and the construction of industrial development and major highways surrounding the study area.

In light of the lack of community support services in the area (i.e. schools, library, fire services, commercial, parks, etc.) and geographical considerations (i.e. the area's isolation from other communities and its proximity to major highways), new residential development in the study area is not considered appropriate.

With industrial development existing to the south and additional industrial uses approved for lands immediately to the east of the study area (i.e. Signet lands), industrial/employment uses appear to be the best long-term land use for the area. However, the types of industrial uses that should be permitted in the area should be restricted to those generating low impacts and which are compatible with residential land uses, until the majority of the existing residential land uses are converted to employment generating land uses. In addition, all non-residential development in the area should be subject to site plan control to ensure that impacts on adjacent residential uses are minimized.

The City should also consider transitional policies to enable property owners to make the best use of their existing properties. The land use policies for the area should permit owners of existing dwellings in the study area to use them as live/work units, where both residential and non-residential land uses could both be undertaken on the properties.

The study area is located at the extreme north-west corner and functions as a "gateway" to the City from the surrounding regions. At the present time, the appearance of the area is poor and does not provide a positive image of the City. The City should consider the area for special "Gateway" landscaping improvements in the capital budgeting process.

Conclusion:

It is important that Council enact appropriate Official Plan and Zoning Code amendments for the Claireville area before the Interim Control By-law, which currently is in force in the area, expires.

It is recommended that a public meeting be held to provide an opportunity for property owners, tenants, and other interested parties to present their views on the study and the proposed amendments.

Contact Names:

Brian van den Brink, Planner, Community Planning, West District

Tel: (416)394-8239; Fax: (416) 394-6063

David Oikawa, Manager, Community Planning, West District

(416) Tel: 394-8219; Fax: 394-6063