TABLE OF CONTENTS

REPORTS OF THE STANDING COMMITTEES

AND OTHER COMMITTEES

As Considered by

The Council of the City of Toronto

on February 2, 3 and 4, 1999

ETOBICOKE COMMUNITY COUNCIL

REPORT No. 1

1Application for Amendment to the Etobicoke Zoning Code Zanini Developments Inc., 112 Evans Avenue and 801 Oxford Street File No. Z-2268 (Lakeshore-Queensway)

City of Toronto

REPORT No. 1

OF THE ETOBICOKE COMMUNITY COUNCIL

(from its meeting on December 9, 1998,

submitted by Councillor Elizabeth Brown, Chair)

As Considered by

The Council of the City of Toronto

on February 2, 3 and 4, 1999

1

Application for Amendment to the Etobicoke Zoning Code

Zanini Developments Inc., 112 Evans Avenue and 801 Oxford Street

File No. Z-2268 (Lakeshore-Queensway)

(City Council on February 2, 3 and 4, 1999, adopted this Clause, without amendment.)

(City Council on December 16 and 17, 1998, deferred consideration of this Clause to the next regular meeting of City Council to be held on February 2, 3 and 4, 1998.)

The Etobicoke Community Council, after considering the deputations and the findings of fact, conclusions and recommendations contained in the following reports (November 24,1998) and (December 2, 1998) from the Director of Community Planning, West District, and for the reason that the proposed amendment is an appropriate use of the property, recommends that:

1.the following be added to the Conditions to Approval:

(a)"and an increased setback to 1.22 m for Block O." to Condition 1.(i) so that the said condition reads as follows:

(i)Submission of revised plans which address issues related to the Evans Avenue frontage including a reduction in height, and an increased setback to 1.22 m for Block O.

(b)Condition 4.(ix) as follows:

An appropriate contribution for public art in accordance with the guidelines established by the Etobicoke Public Art Advisory Committee; and

2.the application for amendment to rezone lands municipally known as 112 Evans Avenue and 801 Oxford Street from Class 1 Industrial (I.C1) and Second Density Residential (R2) to Group Area Fourth Density Residential (R4G) and Public Open Space (OS) to permit the development of 127 townhouse units and a public park, be approved, as amended;

The Etobicoke Community Council reports having held a statutory public meeting in accordance with Section 34 of the Planning Act, and that appropriate notice of this meeting was given in accordance with the Planning Act and the regulations thereunder.

The Etobicoke Community Council further reports, for the information of Council, having requested the Director of Community Planning, West District, to:

(i)further review recommendations 1, 2, 3, 4 and 5 in the following communication (December9, 1998) from Mr.R.Ciupa with the applicant;

(ii)give consideration to recommendations 6, 7, 9, 10, 11a, 11b, 12, 13 and 14; and

(iii)submit recommendations to the Etobicoke Community Council for cost recovery for the number of staff hours that are spent on chronic offenders who are consistently flouting the building by-laws and terms of agreements.

The Etobicoke Community Council submits the following report (November 24, 1998) from the Director of Community Planning, West District:

Purpose:

To consider a proposal to rezone the property at 112 Evans Avenue and 801 Oxford Street from Class 1 Industrial (I.C1) and Second Density Residential (R2) to Group Area Fourth Density Residential (R4G) and Public Open Space (OS) to permit the development of 127 condominium townhouses and a public park.

Funding Sources, Financial Implications and Impact Statement:

City funding is not required. There are no impacts on capital or operating budgets.

Recommendation:

It is recommended that the application by Zanini Developments Inc. be the subject of a Public Meeting to obtain the views of interested parties and, if approved, that the conditions outlined in this report be fulfilled.

Background:

In September, 1997, Etobicoke City Council approved an application for Official Plan Amendment and Rezoning made by 1215295 Ontario Limited to develop the subject site with 85 residential units (67 townhouses, 8 semi-detached and 10 single, detached units). In December, the Ministry of Municipal Affairs and Housing approved Official Plan Amendment No. 52-97 which redesignated the subject property from Low Density Residential to Medium Density Residential to accommodate the proposal. The amending zoning by-law was never enacted.

In April, 1998, Zanini Developments submitted a rezoning application to permit the development of a 142 unit freehold townhouse development on the subject site. Following comments received during a community meeting held on June 17, 1998, and input from staff, the project was revised to 133 units.

Further discussions with staff have resulted in the applicant reducing the number of units to 127, introducing a 0.1 ha public park, re-orienting the northerly townhousing to front the internal private roads (rather than Oxford Street) and changing the tenure of the project to condominium. This revised plan is the subject of this report.

Site Description and Surrounding Uses:

The 2.17 ha (5.37 ac) irregular-shaped site is located just south of the Gardiner Expressway between Evans Avenue and Oxford Street, west of Alan Avenue. The vacant site was formerly occupied by an auto parts warehouse demolished in 1995.

The surrounding land uses are as follows:

North:Across Oxford Street, a local street which ends in a cul-de-sac approximately 250 m (820 ft.) to the west, is the Gardiner Expressway.

South:Across Evans Avenue, an Etobicoke arterial road, lands are zoned Second Density Residential (R2) and occupied primarily by one to two storey, single detached dwellings.

West:Lands along Oxford Street are zoned Class 1 Industrial (I.C1) and occupied by five light industrial buildings. The one-storey office/warehouse building located on the abutting property contains hair product and exhibit design businesses. The other four light industrial buildings are occupied by marketing companies, exhibit designers, a small warehouse and an accident reporting centre. The lands fronting on the north side of Evans Avenue are zoned Second Density Residential (R2) and occupied primarily by one to two storey, single detached dwellings, plus two light industrial buildings further west, adjacent to Islington Avenue.

East:Lands fronting on Alan Avenue in the same block are zoned Class 1 Industrial (I.C1) and occupied by four single and two, semi-detached dwellings (8 units total). The lands fronting on the north side of Evans Avenue in the same block are zoned Second Density Residential (R2) and occupied by three one to 1½ storey single, detached dwellings. Lands east of Alan Avenue are zoned Third Density Residential (R3) and occupied primarily by one to two storey single and semi-detached dwellings.

Proposal:

Zanini Developments has requested a rezoning of the subject lands from Class 1 Industrial (I.C1) and Second Density Residential (R2) to Group Area Fourth Density Residential (R4G) to permit the development of 127 condominium townhouses. In conjunction with the proposed dedication of lands at the northeast portion of the site for parks purposes, staff recommend that these lands be rezoned to Public Open Space (OS).

Exhibit No.1 is a map showing the location of the property. Exhibit Nos. 2 and 3 are reductions of the site plan and building elevations. A summary of the site statistics provided by the applicant is contained in Table No.1.

TABLE No. 1

The proposal consists of 15 blocks of townhouses, containing a total of 127 units. The units would be typically four storeys high with a maximum roof height of 13.3 m (43.5 ft.). The units would contain three bedrooms with an average unit size of 166.3 m² (1790 ft²). The width of the proposed units ranges from 4.9 m (16.0 ft.) to 5.05 m (16.6 ft.) facing Evans Avenue. The majority of units would have a 7.0 m (23 ft.) rear yard. A hipped-roof condition is proposed for the end of each block of townhouses.

Blocks 'K', 'L', 'M' and "N' adjacent to Evans Avenue (Exhibit No. 2) would be three storeys in height (11.9 m) and would have a frontyard setback of 3.0 m (10 ft.). These units would be provided with rear lane access into at-grade garages with 2.44 m (8 ft.) rear decks.

Each of the remaining units would be provided with parking for two cars; one in a single car garage and one parked on the driveway. The majority of visitor parking would be provided internally to the site, with some required visitor parking (9 spaces) proposed within the Oxford Street road allowance.

The most significant changes between this submission and the project previously approved by Council consist of an increase in the number of units (42), the introduction of a 0.1 ha public park at the northeast corner of the site and a change in the tenure of the project from freehold with public roads to condominium. The proposed mix of singles and semis within the project has been eliminated, with the project consisting exclusively of townhouse units.

Comment:

Official Plan:

The site is designated Medium Density Residential, under Official Plan Amendment 52-97, which permits a density of 35 to 75 uph (14-30 upa). Following the dedication of the lands for parks purposes, the net density of the project would be 61.4 uph (24.7upa) which would fall within the density limits of the plan. Planning staff are generally satisfied that the proposal would meet the criteria for Medium Density residential development as outlined in Section 4.2.19 of the Plan.

The proposal would be compatible with the adjacent light industrial developments to the west and would provide for a greater range of housing types in the area. There is sufficient capacity on the adjacent roadways to support the development and hard and soft services can be provided. Commercial shops and services are located in the vicinity along Royal York Road, and the TorontoSchool Board has indicated that schools would be available for additional students. In addition to the public park proposed for the northeast portion of the site, recreation facilities are available locally at Ourland Park.

Zoning Code:

The site is zoned Class 1 Industrial (I.C1) and Residential Second Density (R2). Subject to the fulfilment of certain conditions, staff recommend that the site be rezoned to Group Area Fourth Density Residential (R4G) with development standards to reflect the approved development. Staff also recommend that the portion of the site to be devoted to public park be rezoned at this time from Class 1 Industrial (I.C1) to Public Open Space (OS).

As was discussed in the previous staff report for this site, there are a number of residential properties located on the west side of Alan Avenue which are designated Low Density Residential in the OfficialPlan but are zoned Class 1 Industrial (I.C1). Following a public meeting, the former Etobicoke Council endorsed staff's proposal to rezone these properties to Third Density Residential (R3) consistent with the properties on the east side of Alan Avenue and with the Official Plan designation. In conjunction with the processing of this application, a separate by-law should be enacted to bring these lands into conformity with the Official Plan.

Site Design Considerations:

There are a number of site design considerations associated with this project which staff have attempted to resolve with the applicant. The portion of the site fronting onto Evans Avenue is zoned Second Density Residential (R2) with permitted residential uses limited to single, detached dwellings. The previous proposal would have retained the Second Density Residential (R2) zoning along Evans Avenue but would have permitted semi-detached dwellings. The applicant is proposing to replace the singles and semis with townhouse units.

Two blocks, comprising 13 townhouses, will now front onto Evans Avenue. With the required 3.05m (10 ft.) road widening of Evans Avenue, these 11.9 m (39 ft.) high units will have a setback of approximately 2.95 m (9.7 ft.) with their front porches and steps protruding slightly into this setback. Staff have expressed concern to the applicant respecting the relationship of these units to the adjacent low density residential community. In response to staff concerns, the applicant has reduced the height of the end units from three to two storeys. Staff are recommending that as a condition of approval, the height of all the units fronting on to Evans Avenue be reduced from three to two storeys with a maximum height of 9.5 m (31 ft.). The 9.5 m height limit is consistent with the requirement for single, detached dwellings and the existing Second Density Residential (R2) zoning of this portion of the site.

The southerly unit in Block 'O' (Exhibit No. 2) would be located in line with the adjacent single detached house to the east. However, following the conveyance of a 3.05 m widening along Evans Avenue, the southerly unit in Block 'O' will be located up to the new lot line with no setback. While the applicant has revised the building elevations to address the Evans Avenue frontage, staff recommend a minimum setback at this location. A minimum setback would permit landscaping opportunities adjacent to the street. This setback could be achieved by reducing the width of the units or by removing the southerly unit. Removing this unit would permit the entire Evans Avenue face of the project to line up consistently. In addition, staff recommend that the southerly-most unit within this block should also be no more than two storeys and 9.5 m in height.

The applicant is proposing that nine of the required visitor parking spaces be provided within the Oxford Street road allowance. Although Works and Emergency Services staff are prepared to accept this arrangement, Urban Planning and Development staff are seeking to upgrade the streetscape at this location. The provision of required parking off-site would eliminate the opportunity to improve much of the boulevard area and introduce street trees. In addition, the applicant is proposing a 1.5m(5 ft) setback at this location which would preclude the introduction of significant on-site landscaping elements. Staff would prefer that alternate arrangements be made to accommodate required parking on-site. As an alternative, the building setback could be increased at this location to improve landscaping opportunities along Oxford Street.

In response to staff concerns, the applicant has refined the building elevations adjacent to OxfordStreet as they previously presented a blank elevation to the street. The applicant is also proposing to landscape the northerly portions of the Oxford Street road allowance opposite this location.

Given the proximity to adjacent industrial uses to the west and the height of the units being proposed, there would be potential for certain units to overlook the abutting industrial properties. Consideration should be given to the introduction of solid screen fencing and landscaping. This condition will be reviewed at the time of the site plan application.

Agency Comments/Department Circulation:

In response to the circulation of plans submitted in support of this application, no objections have been expressed by Toronto Hydro and Realty Services. The Toronto District School Board has provided preliminary comments indicating that local schools can accommodate students generated by this project.

Comments from the Toronto Police Department, Toronto Separate School Board and final clearances from the Ministry of the Environment (MOE) remain outstanding.

The Fire Department has requested minor modifications to the driveway system to accommodate a Fire Route and will have to review fire hydrant coverage. Canada Post advises that the applicant will have to provide a central mail facility within the project.

The Transportation Planning Section of City Works Services requires that the proposed parking layout be introduced with the appropriate pavement markings, and that the visitor parking spaces be signed accordingly. With respect to the provision of a portion of the required visitor parking off-site, Transportation staff advise that the applicant is responsible for all costs associated with their construction. Further, given the location of these spaces within the public boulevard, they may not be assigned exclusively for use by this project (Exhibit No. 4). The Transportation section previously identified a 3.05 m road widening for Evans Avenue, and the applicant has revised their plans to identify this requirement. It should also be noted that relief is being granted to certain condominium standards respecting road widths and the provision of sidewalks.

The Waste Management Division will provide curb-side waste and recycling collection for the project.

With respect to storm water management, the Development Engineering Section of City Works has concerns with the size of the rear yards within the project and their ability to receive the incident rainfall. Works therefore requires a storm water management report and detailed grading plan for review and approval, prior to rezoning. Grades at the rear of the units may be artificially raised resulting in the introduction of retaining walls along the common property lines and/or at the ends of the blocks.

Consequently, the grading plan should include information on adjacent properties and identify locations for retaining walls. Soils testing for storm water runoff will also be required as part of this review. Given concerns with regulating grades throughout the project, condominium registration is essential for Works' support of the current application. The applicant has confirmed that this will be a condominium project.

Services are available to accommodate this project with the applicant responsible for all approvals and connections. Roads must be designed to the Works Department's standards and the applicant will be required to submit a construction management plan prior to the start of construction (Exhibit No. 5).

Public Park:

The applicant has identified a parcel of land at the northeast corner of the site which Parks and Recreation advises is acceptable for fulfilling the 5% parkland dedication, with the balance to be taken as cash-in-lieu. Parks and Recreation Services requires that the proposed park be landscaped to their satisfaction. The park is to include playground equipment, in-lieu-of an on-site tot lot, which is to be provided at the applicant's expense. In addition, the soils of the park must be cleaned up to MOE standards for public parkland. Street trees and a noise barrier along the north side of Oxford Street would also be required to the satisfaction of Parks and Recreation Services (Exhibit No. 6).

Environmental Concerns:

The City Works Services Department has advised that the previous proposal by 1215295OntarioLimited to develop 85 dwellings units on the property was the subject of a Site Specific Risk Assessment. The Ministry of the Environment concurred with the findings of the assessment which indicated that the proposed pattern of development on the uncontaminated portions of the property was a suitable land use for the site. As the current proposal by Zanini Developments does not conform to the previously approved pattern of development, the applicant is required to submit further risk assessment information to the Ministry for approval, which may require a reduction in the number of units in areas of potential contamination.

The applicant is to submit a noise impact study to verify that the proposal will meet the Ministry of the Environment's noise criteria. The requirements for noise abatement features (including possible noise barriers adjacent to the Gardiner and the industrial buildings) and warning clauses, as identified by the study, should be included in the development agreement. Prior to the issuance of building permits, the acoustic consultant is to verify that the proposed construction meets MOE noise criteria. The applicant is also required to address air quality due to the proximity of the site to existing industrial lands and the Gardiner Expressway.

Community Meeting:

On June 17, 1998, approximately 35 area residents, attended a community meeting on the applicant's original proposal for 142 freehold townhouse units. Concerns identified at that time included density, elimination of the singles and semis, the limited size of the proposed park, unit widths, traffic, parking and school capacity.

Since that meeting, the applicant has reduced the number of units, introduced a public park component, and increased the minimum width of the units to 4.88 m (16 ft.). At the time of the writing of this report, a second community meeting had been scheduled by the local Councillors to discuss the revised proposal with area residents. If additional issues arise at that community meeting, staff will prepare a supplementary report for Council's consideration.

Conclusion:

The former Etobicoke Council's approval of Official Plan Amendment 52-97, redesignated the site to Medium Density Residential, to allow the introduction of townhouse units at this location. From a land use perspective, the applicant's proposal, notwithstanding the increase in density now being sought, would be in compliance with the current Official Plan policies.

In approving the redesignation to Medium Density Residential, consideration was given to maintaining the continuity of the Second Density Residential (R2) zoning and uses along the Evans Avenue frontage of the site. The applicant has attempted to address this issue by lowering the height of these units and eliminating individual driveways off Evans Avenue in favour of landscaping. In reviewing the current submission however, staff suggest that the introduction of townhouse units at this location should be more sympathetic to the existing street, particularly in terms of height.

In view of the commitments made by the applicant to staff regarding the condominium tenure of this application many of the comments and conditions identified by staff are predicated on condominium ownership of the project.

In the event of approval, the following conditions should apply:

Conditions to Approval:

l.Fulfilment of the following conditions by the applicant prior to the enactment of an amending by-law:

(i)Submission of revised plans which address issues related to the Evans Avenue frontage including a reduction in height.

(ii)Resolution of the provision of required visitor parking within the Oxford Street road allowance and submission of revised plans to address upgrades to the streetscape (including the north side of Oxford Street) and an increase in the setback from the northerly property line.

(iii)Confirmation from the Ministry of Environment that the current submission complies with their requirements.

(iv)Signing of a Development Agreement, including confirmation of condominium tenure, provision for the road widening and park dedication, provisions for environmental issues (including noise), warning clauses (if required), soil contamination, and development of the public park to the satisfaction of the Works and Emergency Services, Parks and Recreation Services and Urban Planning and Development Services Departments.

(v)Submission of a storm water management report and detailed grading plan for review and approval to the satisfaction of the Works and Emergency Services and Urban Planning and Development Services Departments. The grading plan should include information on adjacent properties and identify locations for retaining walls. Soils testing for storm water runoff will also be required as part of this review.

2.The amending by-law shall provide for the following:

(i)Rezoning of the site from Class 1 Industrial (I.C1) and Second Density Residential (R2) to Group Area Fourth Density Residential (R4G) and Public Open Space (OS). The site specific by-law shall provide standards for units, floor space index, height, setbacks, coverage, landscaped open space, fencing and parking.

3.Enactment of a separate amending by-law to rezone the adjoining properties (17,19,21,23,25,25A, 27 and 29 Alan Avenue) from Class 1 Industrial (I.C1) to Third Density Residential (R3) as authorized by Resolution No. 388 adopted on September 22, 1997, by the former Etobicoke Council.

4.Further detailed consideration of the proposal under Site Plan Control to include inter alia:

(i)Signing of a Site Control Agreement which may include among other matters, provision of indemnity clauses to the City regarding liability and contamination problems.

(ii)Submission of landscape plans detailing fencing (including the extension of the noise wall adjacent to the Gardiner Expressway), curbing, grading, retaining walls, street trees, planting and tree preservation methods for trees (including abutting properties), to the satisfaction of the Staff Advisory Committee on Development Control and the posting of a financial guarantee to ensure compliance with the approved plans.

(iii)Provision of on-site services, including storage of waste and recyclable materials, the provision of storm water management facilities or cash-in-lieu payment, the signing of agreements, and the posting of financial guarantees, if required, by Works and Emergency Services.

(iv)Confirmation that the site plan is satisfactory to the Fire Department, Bell Canada, Canada Post, Toronto Hydro and Toronto Police Services.

(v)Confirmation that the site decommissioning and clean-up has been carried out to the satisfaction of Works and Emergency Services in accordance with Ministry of Environment and Energy Guidelines, if required.

(vi)The developer to pay the prevailing development charges in effect at the time of the issuance of building permits and any outstanding cash-in-lieu of parkland contributions or dedications.

(vii)A construction site management plan shall be provided to the satisfaction of the Staff Advisory Committee on Development Control.

(viii)Submission of an appropriate noise study (including peer review) to the satisfaction of the Staff Advisory Committee on Development Control.

Contact Name:

Richard Kendall, Principal Planner

Community Planning, West District

Tel: (416)394-8227, Fax: (416)394-6063

(Copies of Exhibit Nos. 4-6, referred to in the foregoing report were forwarded to all Members of Council with the agenda of the Etobicoke Community Council meeting of December 9, 1998, and copies thereof are on file in the office of the City Clerk.)

The Etobicoke Community Council also submits the following report (December 2, 1998) from the Director of Community Planning, West District:

Purpose:

This report has been prepared for the information of the members of Community Council for consideration at the public meeting in conjunction with the staff report dated November 24, 1998.

Funding Sources, Financial Implications and Impact Statement:

City funding is not required. There are no impacts on capital or operating budgets.

Recommendation:

It is recommended that this report be received.

Background:

Zanini developments Inc. have applied for amendments to rezone lands municipally known as 112Evans Avenue and 801 Oxford Street from Class 1 Industrial (I.C1) and Second Density Residential (R2) to Group Area Fourth Density Residential (R4G) and Public Open Space (OS) to permit the development of 127 townhouse units and a public park. A staff report dated November24, 1998, was prepared evaluating the application. Subsequent to the preparation of the report, a second community meeting was scheduled for December 1, 1998, by the local Councillors, and comments have been received from the Toronto Catholic District School Board.

Comment:

On December 1, 1998, approximately 17 area residents attended a community meeting on the proposal by Zanini Developments Inc. to introduce 127 townhouse units and a public park on the lands municipally known as 112 Evans Avenue and 801 Oxford Street. At the meeting the residents reiterated their previous concerns with respect to changing the Second Density Residential (R2) zoning of that portion of the site adjacent to Evans Avenue. Single, detached dwellings were preferred at this location.

They also expressed concerns with the proposed widths of the internal roads and the ability of the site to accommodate all of the parking associated with the project. Staff note that matters of parking and driveway design have generally been resolved to the satisfaction of the Works and Emergency Services Department.

An additional concern was identified with the speed of traffic travelling in the vicinity of the site, and the residents suggested that perhaps 3-way stop signs could be introduced where Alan Avenue intersects with Oxford Street and Evans Avenue. Planning staff discussed this issue with Works staff who advised that multi-way stop controls are not used as a speed mitigating measure, and that enforcement was the recommended remedial action.

Since the preparation of the staff report comments have been received from the Toronto Catholic District School Board. In their comments the Board objects to the development proposal due to lack of permanent facilities at Father John Redmond Catholic Secondary School. We understand that the Catholic Board is pursuing an Educational Development charge on the basis of deficiencies at the Secondary level; therefore, staff do not recommend that a requirement for a levy be imposed as a condition to the approval of this application.

Conclusion:

This report has been prepared to update the members of the Community Council on the most recent community meeting and to address the comments received from the Toronto Catholic District School Board.

Contact Name:

Richard Kendall, Principal Planner

Community Planning, West District

Tel: (416)394-8227, Fax: (416)394-6063

The Etobicoke Community Council also submits the following communication (December9,1998) from Mr. Richard Ciupa, Etobicoke:

Reference: File #Z 2268 - Concerns Relating to Infill Row Housing Developments

To date no row housing standard report requested from staff has been submitted for review by Councillors or community.

To date no community input has been requested with regard to the "Construction Site Management Plan" infill housing projects - June 3, 1998.

To date no decision of the Court has been received regarding an infill construction site and the effectiveness of our existing bylaws.

Re: 112 Evans Avenue - 801 Oxford Street - File # Z2268

Due to past happenings I am proposing that the following conditions be included in the approval agreement.

1.That row housing blocks be comprised of no more than 8 units.

2.That the set backs from municipal roads be consistent with the set backs of existing dwellings - blocks M. N. & O.

3.That the staff recommendation that all row housing units M. & N, be two stories along with the southerly unit of Block O. be a condition of approval.

4.That the Oxford Street set back be 3.0 metres as recommended by staff regarding Oxford Street/Gardiner Expressway exposures.

5.That a screen be provided along the side/rear yards of the westerly abutting properties.

6.That the retaining walls be erected 0.3 metres from the subject site property lines to accommodate future screening of such elements by abutting land owners.

7.That engineering drawings for grades, roads and servicing be submitted initially to Ward Councillors, Planning and Parks and Recreation for review and comment prior to acceptance/approval for City Departments.

Grade changes / separations to be communicated to adjacent and abutting land owners prior to approval of the engineering plans and servicing plan and site plan.

8.That prior to the issuance of building permits for unit construction, all roads are to be constructed with base asphalt.

9.That the Construction Site Management Plan specifically cover the inground services phase of the development along with the building construction and landscaping of the site.

10.That the construction equipment is not allowed to be operated and/or moved from the site on a Sunday.

11.(a)That all site meetings precipitated by complaints be recorded in written form and copies of the any agreements from the meeting be delivered to all parties involved in the specific meeting.

(b)That an hourly rate be determined and charged to the Developer/Builder for any staff time for site or City Hall meetings resulting from complaint initiated meetings relative to noncompliance of the Site Management Plan and applicable by-laws.

12.That inground servicing / engineering inspectors / building inspectors and Parks and Recreation personnel be aware of the Site Construction Management Plan and be required to report any adverse site conditions and noncompliance to the appropriate administrative personnel.

13.That the Site Management Agreement prior to the issuing of any servicing and construction permits and landscaping agreement include preventative methods / measures to be taken to prevent mud tracking on municipal roads prior to inground servicing, building construction and landscaping construction during the entire construction period.

14.That a larger financial guarantee be obtained prior to issuance of any permit for servicing, construction and landscaping.

Including the above would:

- allow existing neighbourhoods quiet enjoyment while development and redevelopment occurs in their neighbourhood.

- have an infill project constructed and completed in a good workman like manner.

- have a healthy and compatible infill residential development.

_____

The Etobicoke Community Council also had before it the following communication in opposition to the proposal:

-(Undated) from Mrs. D. McLennan, Etobicoke, submitting a petition, with approximately 110 signatures of residents in the area, opposed to the proposed rezoning.

The following persons appeared before the Etobicoke Community Council in connection with the foregoing:

-Ms. I. Catsibris, on behalf of Zanini Developments Inc., in support of the proposal;

-Mr. A. Boyko, Etobicoke, who expressed the opinion that the proposal is not beneficial to the community; it is a community within a community; the little parkette is not accessible and suggesting that it be moved to the Evans Avenue frontage; upper level windows will impact on the privacy of existing bungalows;

-Mrs. L. Palmiero, Etobicoke, the resident adjacent to the property, in support of the rezoning as an improvement to the site, noting that townhouses with garages at the rear are better than single family dwellings with garages at the front; expressing the opinion that the development will improve the value of the existing homes;

-Mrs. A. McLellan, Etobicoke, urging that the Second Density Residential (R2) be maintained; noting that all traffic from the development will exit onto Evans Avenue; that the garage parking configuration for one car behind another will necessitate constant shunting and cars being left on the street; that there is proliferation of townhouse development in Etobicoke;

-Mr. F. Sarrapochiello, Etobicoke, opposed to any change in the zoning and expressing the opinion, contrary to the applicant, that there is a market for single family dwellings;

-Mr. R. Ciupa, Etobicoke, reiterating his long-standing concerns about infill rowhousing, and reiterating the recommendations contained in the foregoing (December 9, 1998) communication;

-Mr. J. Bettencourt, Etobicoke, in opposition to the current proposal, and maintaining his support for 85 units earlier approved by the former City of Etobicoke; and

-Mr. C. Marino, Etobicoke, opposed to the proposal because it is a nice area and the residents do not want to change it, although he had agreed to the earlier proposal on the site for 85 units.

Respectfully submitted,

ELIZABETH BROWN,

Chair

Toronto, December 9, 1998

(Report No. 1 of The Etobicoke Community Council was adopted, without amendment, by City Council on February 2, 3 and 4, 1999.)