August 23, 1999

To:Toronto Community Council

From:Acting Commissioner of Urban Planning and Development Services

Subject:Proposals and Options for Change: Three Sites (80 and 81 Turnberry Avenue and 101 Union Street) within the Old Stockyards District Part II Plan - (Ward 21- Davenport)

Purpose:

To seek Community Council's authorization to carry out a planning study on the Old Stockyards District Part II Plan in order to evaluate the appropriate land uses for three sites located in this area and to give endorsement to hold a public meeting to facilitate public participation and feedback regarding the proposals contained in this report.

Source of Funds:

Not applicable.

Recommendations:

1)That the Commissioner of Urban Planning and Development Services in consultation with Economic Development staff, be requested to undertake a study, as outlined in Section 3 of this report, in order to fulfill the requirements of Official Plan Policy 9.18.

2)That this report be circulated to the appropriate departments and agencies for their review and comment.

3)That the Commissioner of Urban Planning and Development Services be requested to report back to Toronto Community Council with a Final Recommendations report.

Comments:

1.Background - Cityplan Requirement for an Area Study

The Department has received two development applications for redesignation of industrial land to residential use. In addition, the City is in the process of selling a former Works Yard site that was declared surplus property. These three sites are within the Old Stockyards District Plan II area (Map 1).

Section 9.18 of the former City of Toronto Official Plan 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 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.

2.Study Area

The three sites are located west of Old Weston Road at Turnberry Avenue, and are briefly described below:

Site 1:80 Turnberry Avenue is a 1.5 ha industrial property that is owned by the City and was declared surplus. It is designated General Industrial. It is currently for sale.

Site 2:81 Turnberry Avenue is a 2.7 ha industrial property that is designated General Industrial. It was the location of the former Coca Cola Bottling Plant which vacated the site on February 27, 1998.

Site 3:101 Union Street is a 0.4 ha property that was created by severing it from a 0.9 ha parcel that fronts onto Union Street It is designated General Industrial and is adjacent to the property at 81 Turnberry Avenue.

3.Terms of Reference

3.1The study area consists of all the lands within a 500m radius of the three sites. The main focus of the study will be on the lands within the Old Stockyards Part II Plan which are east of the railway corridor (Map 2).

3.2Planning Analysis:

Background information will be assembled, and a planning analysis prepared for the following topics: community overview and policy review; land use status; industrial uses, transportation; environmental issues; and community facilities.

a)Community Overview and Policy Review

-existing Official Plan policies and Zoning By-law provisions

-demographic survey (change from 1991-1996)

b)Land Use Status

-land use inventory

-size and configuration of parcels

-ownership, age and condition of existing buildings

c)Industrial Uses

-list of all employers (Toronto Employment Data)

-changes that have occurred in the employment base from 1988

-assessing the future plans of the current land owners and firms

-evaluating the market potential for various industrial parcel sizes

-assessing the area in terms of its importance to the City's supply of industrial lands

d)Transportation

-existing traffic flows and future capacity

-truck traffic issues/accessibility

-capacity of the local transit lines

e)Environmental issues

-the requirements with a change in land use in relation to soil quality, noise and air quality

-need to buffer existing industries

f)Community facilities

-a community services profile to evaluate the availability of services such as schools, libraries and parks

3.3 Consultation with Various Community Groups and Associations

An outreach to the various community groups and associations within the area will be conducted to get their feedback on the impact of the proposed changes in land use and how they envision their community.

4.Proposals and Options for Change

The report will discuss options for land use policies for the three sites, and determine if there are compelling reasons to modify the current policies. The effect on and/or requirements for infrastructure (soft and hard services) and any necessary mitigation measures (e.g. buffering) will also be identified.

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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