Claireville Land Use Study - Terms of Reference
File No. 580.84 (Rexdale-Thistletown)
The Etobicoke Community Council recommends the adoption of the following report
(January20,1999) from the Director of Community Planning, West District:
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 SignetDevelopment Corporation to the east, and Albion Road to the south and
west; there are two City-owned parcels 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) of 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 2103CodlinCrescent), 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 ZoningCode 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, Planner
Community Planning, West District
Tel: (416) 394-8239, Fax: (416) 394-6063
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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 OfficialPlan
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
-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.
(Copies of Exhibit Nos. 2-3, referred to in the foregoing report were forwarded to all
Members of Council with the agenda of the Etobicoke Community Council meeting of
January 20, 1999, and copies thereof are on file in the office of the City Clerk.)