March 10, 1999

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services

Subject:Preliminary Report on Application No. 199001 for an Amendment to the Official Plan and Zoning By-law and Plan of Subdivision Application No. 499001 (55T99201), to Permit the Construction of 6 Detached Dwellings and 92 Semi-Detached Dwellings at 81 Turnberry Avenue (Ward 21 - Davenport).

Purpose:

To introduce a proposal to construct 6 detached and 92 semi-detached dwellings on recently vacated industrial lands and seek Community Council endorsement to hold a public meeting.

Source of Funds:

Not applicable.

Recommendations:

It is recommended that I be requested to hold a public meeting in the community to discuss the application and to notify owners and residents within 300 metres of the site and the Ward Councillors.

Comments:

1.Site

The proposed development site is located on the south side of Turnberry Avenue, west of Old Weston Road. It is 2.7 ha (6.7 acres) in size. The site is occupied by a vacant industrial building. It was the location of the former Coca Cola Bottling Plant which vacated the site on February 27, 1998. The property was subsequently sold on November 2, 1998.

Abutting the site to the south, is an Ontario Hydro Services Company 115 kV transmission line. On the north side of Turnberry Avenue are two industrial properties. The westerly one is a City Works Yard. The easterly property at 80 Turnberry Avenue is a surplus City-owned vacant industrial property which the City is currently selling.

To the west of the site are two industrial properties. The one at the southeast corner of Union Street and Turnberry Avenue contains several auto repair shops and the other industrial property at 101 Union Street is currently occupied by a freight moving company.

To the east of the site are residential dwellings which front onto Old Weston Road.

2.The Proposal

The applicant is proposing to demolish the existing industrial building and replace it with a residential subdivision comprised of three new roads, three new lanes and 98 dwellings.

The proposed 98 housing units are comprised of 92, 2 storey, semi-detached houses and 6, 2 storey detached houses. The proposed lots for the semi-detached houses are approximately 5.3 m wide and 30.5 m deep. The six single detached houses are located on slightly wider lots or are on irregularly shaped lots. They are mostly at the southern end of the property. The dwellings will have rear garages which access off rear lanes. The site would have a built residential density of approximately .55 times the lot area.

3.Neighbouring Redevelopment Proposals

The adjacent 0.4 ha industrial parcel, that was recently severed from a larger parcel fronting onto Union Street, is currently under a redevelopment proposal for 25 dwelling units (Application No. 298010 - 101 Union Street). The owners of the two properties have agreed to share the cost of a new road in order to facilitate the proposed layout of the houses on both properties. The road alignment is totally within the boundaries of 81 Turnberry Avenue.

In addition, a surplus City-owned property at 80 Turnberry Avenue is currently being sold by the City. It is a 1.5 ha (3.78 acre) industrial property. It is probable that residential uses will also be proposed for it.

4.Current Official Plan and Zoning Designations

The lands are currently designated General Industrial in both the Part I and Old Stockyards District Part II Official Plans. This designation permits a wide range of industrial uses except those which may have a detrimental effect on other industrial uses. This designation would not permit residential uses, and an Official Plan Amendment is, therefore, required for the residential development proposal.

The lands are currently zoned I3 which permits a range of industrial uses with an unlimited amount of non-residential gross floor area within setback and height restrictions. A rezoning is required as residential uses are not permitted.

A subdivision application has been submitted.

5.Planning Issues

The planning issues involved with this application have been discussed with the applicant who has agreed to undertake the appropriate studies. It has been suggested that one study encompassing this application, the neighbouring one and the property at 80 Turnberry Avenue would be appropriate.

Planning issues include but are not limited to the following:

i)Retention of Industrial Lands for Industrial Purposes

This site is occupied by an industrial building. Sections 9.16, 9.17 and 9.18 of the Part I Official Plan for the former City of Toronto set out Council's policy for seeking to ensure that sufficient land is available to accommodate existing, new and relocating firms, whose operations are suited to a city location.

Section 9.18 states that Council will not consider redesignation of industrially designated land so as to permit any non-industrial use in General Industrial Areas without first having considered a study of the area undertaken for the purpose of recommending Part II Plan policies. This study would have to have regard for matters such as:

a)the number and types of industrial firms and employees in the areas that would be adversely affected;

b)the impact on any surrounding industrial lands that would not be redesignated; and,

c)the environmental condition of the lands and the need for soil decommissioning.

ii)Compatibility with Adjacent Industrial Uses

This site is within an existing industrial area. There are automobile related uses along Union Street such as auto body shops, a towing company, and several metal scrap yards. Additional uses include storage yards for gravel and sand, and a bottle distribution centre. Along Turnberry Avenue are industrial uses which include auto repair shops, a City Works Yard and a vacant industrial property. The impact on major employers in the area by this proposed development must be addressed to ensure their ongoing stability.

As part of the Old Stockyards District Part II Plan (Section 3.1 (h)), Council must ensure that new residential developments are sufficiently distanced and/or buffered from industrial areas to minimize environmental and functional conflicts with nearby and adjacent industrial uses.

iii)Compatibility with Adjacent Residential Development

Immediately to the east, on the west side of Old Weston Road, are residential dwellings which consist mainly of semi-detached houses with rear garages that access onto the street. While the proposed lot sizes are approximately 5.3 m wide and 30.5 m long, the lots on Old Weston Road average approximately 7.6 m wide and 35.8 m long.

The layout of this subdivision proposes that the majority of housing units will face in a north/south direction, fronting onto Turnberry Avenue, and two proposed east/west roads. The housing units on Old Weston Road are oriented in an east/west direction. In addition, the proposed housing units on the adjacent property to the west are oriented in an east/west direction and will not be facing these dwelling units. There is a need to ensure better integration between these proposed developments and the existing residential community to the east. In addition, these proposals may be required to respond to a future residential proposal north of Turnberry Avenue.

iv)Transportation Impacts

Section 6.5 of the Old Stockyards District Part II Plan states that it is the objective of Council to develop traffic plans designed to separate industrial/commercial traffic from residential areas. As Turnberry Avenue is used for industrial traffic, a traffic study will be required to resolve traffic circulation problems that may result from this proposal.

v)Availability of Parks, Community Services and Facilities and School Capacity

A demographic profile of anticipated residents and potential impacts on schools and other community services and facilities is required by Council as part of any application for a residential plan of subdivision under Section 7.3 of the Old Stockyards District Part II Plan.

Section 8.2 of the Old Stockyards District Part II Plan states that any residential development that requires a plan of subdivision shall contribute to the provision of parks in accordance with the provisions of Section 4.18 of the Official Plan.

The potential for shared park development between this site and the adjacent site to the west should be explored.

vi)Environmental Issues

Our records show that the Coca-Cola Bottling Plant has been at this location since 1953. It is a policy of Council under Section 5.3 of the Old Stockyards District Part II Plan, that the land owner in conjunction with a development application, provide studies and reports on environmental issues such as soil and groundwater conditions; noise and vibration; air quality; and demolition and dust control.

The Medical Officer of Health requires a detailed historical review of the site be undertaken to identify all existing and past land uses which could result in negative environmental effects, and, if necessary, the required environmental remediation measures.

vii)Built Form

While there is some variation in the appearance of the dwellings, more architectural variation would be desirable given the number of units proposed. The solid concrete block garages at the rear of the dwellings would create a solid wall which would not be the most desirable design from a safety and aesthetic point of view. Attempts should be made to redesign the garages in order to break up these solid walls at the rear of the dwellings.

Contact Name:Rhonda Petrella

Telephone: (416) 392-0459

Fax: (416) 392-1330

E-Mail: rpetrell@toronto.ca

Beate Bowron

Director, Community Planning, South District

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APLICATION DATA SHEET

Confirmed Municipal Address:81 Turnberry Avenue.