Purpose:

This is a report to the September 16, 1998 meeting of the East York Community Council. Its purpose is to provide Council with Staff recommendations on applications for Official Plan and Zoning By-law amendments filed by M. Rendl Associates on behalf of the Greek Orthodox Metropolis of Toronto. The applicants propose to convert approximately 1,815 m² (19,540.0 sq.ft.) portion of an existing 3,472 m² (37,375.0 sq. ft.) office building at 86 Overlea Boulevard to a theological school with living accommodations for up to 20 theological students, one residential suite for the Greek Orthodox Church's archbishop and a small museum and chapel.

Source of Funds:

There are no financial implications.

Recommendation:

It is recommended that Council approve the Official Plan and Zoning By-law amendment applications by Martin Rendl Associates on behalf of the Greek Orthodox Metropolis of Toronto, to permit the use of existing premises at 86 Overlea Boulevard, currently operating as a religious and administrative headquarters of the Greek Orthodox Church, for the following additional uses:

• one 300 m² maximum gross floor area residential suite located on the fourth floor of the premises and intended for the exclusive use of the churches religious and administrative chief;

• a 775 m² maximum gross floor area, theological seminary located on the second floor of the premises and capable of accommodating up to 20 seminarians; and,

• a 740 m² maximum gross floor area chapel and museum.

Background:

Introduction:

Additional relevant information concerning the project's statistics, applicable planning framework etc., is contained in Staff's July 28,1998, Report to the August 26, 1998 Community Information Meeting. That report, is attached to this report as Appendix # 1, and it should be read together with this September 3, 1998, report.

Proposal:

These applications by Martin Rendl Associates, on behalf of the Greek Orthodox Church of Toronto request Council's approval of an Official Plan and Zoning By-law amendments for an existing premises at 86 Overlea Boulevard. These premises are currently used as administrative offices for the Greek Orthodox Church of Canada. The amendments are required to allow the following additional uses:

• one 300 m² residential suite intended for the exclusive use of the church's religious and administrative head. This residence is to be located on the fourth floor, and will adjoin the church's administrative headquarters;

• a 775 m² theological teaching facility with accommodations for up to 20 seminarians. It is to occupy the entire second floor area of the building; and,

• uses ancillary to the primary office and teaching functions including a chapel and a museum.

Results of the August 26, 1998, Community Information Meeting:

This site is located within an industrial area which, during the formulation of this areas' Official Plan policies, had been the subject of considerable dialogue between municipal planning staff and local stakeholders. At that time, Planning Staff assured these stakeholders that we intended to ensure that our Official Plan policies restrict this area to largely employment generating uses and protect its status as a municipal centre and a nucleus of the municipality's employment activity. Thus, we considered it prudent to hold a Community Information Meeting to appraise them of this application and to obtain their input. The meeting was held on August 26, 1998. No one from the public attended the meeting.

Staff Comments:

Review of the Adequacy of the Proposed Parking -

The "Parking Demand Study" which was not available in time to be included in Staff's July 28, 1998 report, has now been submitted. It was prepared by Entra Consultants Inc., and it was submitted for our review on August 26, 1998. The study estimates the maximum weekday peak period demand for parking to be 56 parking spaces. This demand is less than the existing supply of 70 parking spaces. Based on this information and given the requirements of East York's Zoning By-law 1916 which equate to 63 parking spaces, the Transportation Engineer for the East York office has advised us that he considers the on-site parking supply to be sufficient.

Conclusion:

Staff recommend these applications for approval, based on the following considerations:

• the proposed residential and educational uses are being requested as part of a larger package of uses, the majority of which comprise uses that are already permitted;

• the proposed uses are supportive of and related to the primary use as an administrative centre of the Greek Orthodox Church, whose operations, in many respects are not like those of other conventional offices. The church's archbishop, for instance, also doubles as its chief executive and may be required to perform some of the functions of that position within a residential setting. Along the same lines, the seminary could be considered to be a training centre for the church's religious and administrative operations and thus an integral part of it's larger administrative operations;

• the site is located at the extreme periphery of the Overlea Boulevard business area and is separated from the majority of the area's office-industrial uses by other intervening uses - i.e. a religious office and a church;

• the additional uses will not involve any alterations to the external appearance of the existing building nor require any changes to the site design, parking areas and entrance locations or landscaping; and,

• the existing parking supply is adequate to meet the expected parking demand.
• In accordance with the provisions of the Planning Act, a copy of the proposed amendment to the municipal Official Plan must be available at the public meeting. A copy of this document, demonstrating how the Official Plan would be amended is attached as Appendix #2 to this report. The draft Zoning By-law amendment is likewise available and can be obtained from staff on request.

Contact Name:

Jean Besz, Senior Planner East York Community Office

(416) 778-2045-tel no., (416) 466-9877-fax

planning@borough.eastyork.on.ca

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Appendix 1

The East York Community Council also submits for the information of City Council the following Preview Meeting report (July 28, 1998) from the Director of Planning, East York Office:

Purpose:

This is an report to the Community Information Meeting to be held by the Urban Planning Division, East York Office. It provides information regarding the proposed applications, outlines the relevant planning framework, and sets out various issues which will be considered in the preparation of Staff's final recommendation report. That report will be presented to the East York Community Council on September 16, 1998, at a Public Meeting and will be available for public examination approximately 2 weeks prior to that meeting.

The applications, which were filed by Martin Rendl Associates, on behalf of the Greek Orthodox Metropolis of Toronto, request Council's permission to convert an existing 3 296.16 m² building to primarily an administrative centre for the Greek Orthodox Church of Canada with the following ancillary uses:

• one residential suite. It is to occupy 282.65 m² on the 4th floor, and adjoin the 728.31 m² main administrative offices;

• a theological school with living accommodations for up to 20 seminarians. It is to be located on the second floor and occupy the entire floor area of 772.80 m²; and,

• uses accessory to the administrative, religious and teaching functions of the church headquarters, including a library a chapel and a museum. These are to be located on the ground floor and occupy the entire floor area of 739.60 m².

These uses will be in addition to the existing offices which occupy the entire 772.8 m² of the building's third floor.

The introduction of the new uses will not involve any change to the external appearance of the existing building, nor will it necessitate any changes to the site layout. It will however require some internal alterations and re-configuration to the building's floor plates.

The applications are required because both East York's Official Plan and Zoning By-law 1916 prohibit educational and residential uses from locating within the "The East York Centre - Business Area" Official Plan designation and the "Business Centre " zoning.

Background:

Details of the Proposal:

The following is a summary of the information provided by the applicant:

• the existing building at 86 Overlea Boulevard is already being used as an office building to administer the affairs of the Greek Orthodox Church in Canada;

• the additional non-office uses proposed through this application are intended to support the primary administrative head office function and are related to that primary function;

• the proposed fourth floor apartment will be used to accommodate the church's ranking leader Archbishop Sotirios;

• the theological school is needed to train future priests for the church;

• the chapel on the first floor of the building is intended only for the use of the occupants. It will not be open to the public, although, it may on occasion be accessible to visiting church dignitaries; and,

• the proposed new uses will not involve any changes to the external appearance of the existing building or require any revisions to the site design, parking, entrance or landscaping.

Project Statistics:

• Site Area 3 115.0 m² (0.77 ac.)

• Building Size

Gross Floor Area (GFA) 3,296.2 m² (35,481 sq. ft.)

• GFA to be Devoted

to Residential Use282.7 m² (3, 034.1 sq. ft.)

• GFA to be Devoted

to Educational Use772.8 m² (8,318.6 sq. ft.)

• GFA to be Devoted to

Church Administration 728.3 m² (7,839.6 sq. ft.)

• GFA to be Devoted to

Accessory Uses i.e.

Library, Museum, Chapel739.6 m² (7,961.2 sq. ft.)

• GFA Devoted to

Office Uses with no

Affiliation to the Church772.8 m² (8,318.6 sq. ft.)

• Floor Space Index1.05 X the lot area

• Minimum Yard Setbacks

-Front-south

-Rear-north

-Side-west

-Side-east

• No. of Parking Spaces7 surface parking spaces

26 above ground, open air parking spaces

37 ground level, covered parking spaces

Total of 70 parking spaces 1 of which

will be reserved for disabled individuals

Site Description:

This site which is currently occupied by a 4 storey office building and a raised parking structure, is located on the north side of Overlea Boulevard, adjacent to the westerly slope of the Don River valley. Its vehicular access is restricted to William Morgan Drive, with no provision for any direct connection to Overlea Boulevard.

Surrounding the site are:

• across Overlea Boulevard Don River ravine and 2 high rise

residential apartment buildings

- (Leaside Towers);

• across William Morgan Driveinstitutional care facility for

the elderly - (Central Park Lodges)

and light industrial buildings;

• on the north and eastthe Don River ravine;

• on the westan office and, a church buildings

Official Plan Status:

Former Borough of East York's Official Plan

The site is designated "East York Centre - Business Area" in the East York Official Plan. This designation permits its use for business and professional offices, business services, and light industrial uses. The designation also specifically restricts residential uses and establishes appropriate designation specific development policies.

The use of the site is also governed by the policies of Official Plan Amendment (OPA) No.3. This OPA was approved on February 28, 1997, and it specifically prohibits the Zoning By-law from permitting new public or private educational uses on any lands designated as "East York Centre-Business Area". That OPA was approved by Council based on the findings of a study by Clayton Research Associates, which among other matters examined the impact of community uses like public and private educational, on the ability of the East York Centre to develop into a higher order urban centre. That study concluded that these types of uses tended to detract from the areas image and, if permitted, could eventually have a negative impact on its ability to attract new office and industrial uses.

Former Metropolitan Toronto Official Plan:

The former Metropolitan Toronto Plan designates this site "Intermediate Centre". Policies governing this designation require that area municipal Official Plans and Zoning By-laws ensure that:

• such lands are developed in a way that ensures a mix of uses with a concentration of employment activities, residential uses and other compatible uses and a high level of interaction between all these activities further fostered by readily available access to high capacity rapid transit;

• their development improves the overall employment/population balance within the local area;

• they function as a community focus, offering a range of activities including community, retail and business services; and,

• constitute focal points within former Metropolitan Toronto for residents and visitors by including a wide variety of government, institutional, retail, cultural and recreational uses and public buildings.

Zoning By-law Status:

The lands are zoned "Business Centre (BC). This zoning permits light industrial, office commercial and business service uses and it specifically prohibits residential uses.

Comments/Issues:

Are the Proposed Uses Appropriate for this Location and Are they Supportable on Basis of the Applicable Policy Framework ?

This application proposes to introduce residential and educational uses within a designation that specifically excludes them. These uses, however, are being requested as part of a larger package of uses, the majority of which comprise already permitted activities. The church's operation differs from that of other conventional offices. The proposed residence is to accommodate the church's archbishop, who also doubles as its chief executive, and who may well be required to perform some of the functions of that position within a residential setting. Moreover, the amount of the building's floor space which is to be converted to that use is relatively minor and the use itself can be further circumscribed. It can be restricted in terms of size and location and it can be linked to the administrative operation via the implementing Official Plan and the Zoning By-law amendments.

The seminary, although it fits into the definition of an educational use which Council specifically excluded from locating within the East York Business Area, could be considered a training centre for the church's religious and administrative functions. In this way, it is somewhat similar to in-house training facilities which are a normal adjunct to many offices. There is of course the additional complication that the seminarians will reside on the premises. Nevertheless, this will not be a conventional school and an argument can be made that it is an integral part of the church's larger administrative centre operation.

As regards the seminary school's impact on the area's image and its ability to attract new employment uses, it may be noted that this site is at the extreme periphery of the Overlea business area, that it overlooks a valley, that it is separated from the majority of this area's office-industrial uses by other intervening uses and, that the school is likely to seamlessly mesh with the other main administrative office activities conducted out of this building. Consequently, it may be difficult to effectively argue that it will have an observable impact on this area's overall image or that it will effect its marketability.

Are the Proposed Access and Parking Adequate ?

Vehicular access to this site is obtained via one ingress and egress driveway off WilliamMorganDrive. This access has been in place since the building's construction and appears to have provided an adequate level of service.

Parking for the site consists of 70 parking spaces located in an above ground parking structure and xx ground level parking spaces. Transportation staff have requested a review of its adequacy to accommodate the newly proposed uses. The applicant has not been able to provide the study in time to be included in this report. He has however indicated that it will be available for presentation at the August 26, 1998, community meeting. We will provide a full review of this issue in our future recommendation report.

Will the Introduction of the Proposed

New Uses Affect this Area's Stability ?

If this application is approved, it may raise expectations for other residential and educational applications. The existing policies of the East York Official Plan which reserve this area for exclusively employment uses and which prohibit educational and residential uses, were established in the context of an independent East York. In that context the Overlea Boulevard area was to serve as a municipal "centre" and was to function as the nucleus of employment activity for the entire East York community. Now that the new City of Toronto has been formed, the relevance of maintaining it as an centre will be re-examined as a part of the new City of Toronto Official Plan review that is currently underway. That review, and the new City of Toronto Official Plan are expected to be completed in late 1999.

Contact Name:

Jean Besz,

Senior Planner East York Community Office

(416) 778-2045

(416) 466-9877

jbesz@borough.eastyork.on.ca

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The East York Community Council also submits the following draft Official Plan Amendment and draft By-law entitled "Appendix 2: Amendment Number 14 to the Official Plan for the Former Borough of East York":

Appendix 2

Amendment Number 14

to the

Official Plan for the Former Borough of East York

Part-One Preamble, does not constitute part of this Amendment.

Part Two - The Amendment, consisting of the text contained therein, and mapattached thereto and designated as Schedule "A", constitute Amendment No. 14 to the Official Plan for the former Borough of East York.

Part One

Preamble

1.Title

This is Amendment No. 14 to the Official Plan for the former Borough of East York.

Only that part of this Amendment entitled "Part Two - The Amendment" constitutes Amendment No.14 to the Official Plan for the former Borough of East York.

2.Purpose

The purpose of this Amendment is to permit the establishment within an existing building at 86Overlea Boulevard of:

1.one 300.0 m² residential suite for the exclusive use of the Churches chief executive and further restricted to the building's fourth floor;

2.a 775.0 m² theological teaching facility with accommodation for up to 20 seminarians further restricted to the building's second floor; and,

3.uses ancillary to the primary office and teaching functions including a chapel and a museum.

The lands affected by this Amendment pertain to those lands located on the north side of OverleaBoulevard directly adjacent to the Don River ravine. Their municipal address is 86OverleaBoulevard.

3.Basis

The lands affected by this amendment are currently designated "East York Centre Business Area" in the Official Plan for the Borough of East York Planning Area. This designation generally restricts their use to offices, manufacturing enterprises and business service uses. In the past East York placed considerable emphasis on protecting this area's "Business Centre" status and on ensuring that proposed development furthers its role as East York's municipal centre. While in principle this emphasis continues to be important, it has to be tempered by other considerations such as the evolving trend towards a more diversified, mix of employment uses, the advent of uses such as the ones proposed at this location which often defy easy categorization, and, given the creation of the unified City of Toronto, the potential re-evaluation of the role of the Overlea Boulevard area as a municipal centre.

Planning Staff in the East York District and generally throughout the City are increasingly recognizing and attempting to respond to these trends. To date, in East York these responses have included the broadening of the range of non-industrial uses along various portions of Overlea Boulevard as well the expansion of the floor space devoted to retail sales permitted in association with manufacturing, and warehousing uses. Within that broader context, in our opinion, the residential suite and the proposed seminary school, can be recommended for approval.

Part Two

The Amendment

1.All of this part of the document entitled "Part Two" - The Amendment" consisting of the following text and the attached Schedule "A", constitute Amendment No. 14 to the Official Plan for the former Borough of East York.

2.The lands affected by this Amendment are shown on Schedule "A" to this Amendment as "Area Subject to Amendment".

3.Map 7 - Special Policy Areas of the Official Plan for the former Borough of East York is hereby amended by identifying certain lands located on the north side of Overlea Boulevard some 335 metres east of the northerly extension of Thorncliffe Park Drive, and shown on Schedule "A" to this Amendment as "Area Subject to Amendment", as "Special Policy Area 27".

4.The text of the Official Plan for the former Borough of East York is hereby amended by adding a new Section 3.15.27, immediately following Section 3.15.26, as follows:

"3.15.27 - Special Policy Area 27

3.15.27.1Notwithstanding the policies of Section 3.1, "East York Centre - Business Area", of the Plan, the zoning by-law may permit the premises located at 86 Overlea Boulevard and designated as Special Policy Area 27, on Map 7 of this Plan to be used for the following additional uses:

a)one residential suite which shall be reserved for the exclusive use of the religious and administrative chief of the church using this premises as its administrative headquarters, which shall be no larger than 300.0 m² in gross floor area and which shall be confined to the building's fourth floor;

b)a maximum 20 student theological seminary which shall be no larger than 775.0 m², in gross floor area and which shall be confined to the building's second floor; and,

c)uses ancillary to the building's primary church administration headquarters function, which shall consist of chapel and a museum, and the total combined gross floor area of which shall be no larger than 740.0 m².

Authority:East York Community Council Report No. ( ) ,1998

Intended for first presentation to Council: ,1998

Adopted by Council:,1998

Bill No.

City of Toronto

By- Law No.

To adopt Amendment No. 14 to the Official Plan

for the former Borough of East York

Affecting the Lands Located on the North Side of Overlea Boulevard

adjacent to the west side of the Don River Ravine.

The Council of The City of Toronto Hereby Enacts as follows:

1.That the attached Amendment No. 14 to the Official Plan for the former Borough of East York consisting of Part Two of the accompanying document, is hereby adopted pursuant to the Planning Act, 1990.

Enacted And Passed this day of A.D. 1998

Mel Lastman,Novina Wong,

MayorCity Clerk

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

(a)Mr. Christopher Tzekas, Weir and Foulds, Toronto, on behalf of the Greek Orthodox Metropolis of Toronto, expressed support of the Official Plan and Zoning By-law Amendment applications and the recommendations contained in the staff report; and

(b)Mr. Murray Goldman, Toronto, expressing support for the Official Plan and Zoning By-law Amendment applications.

9

Public Meeting in accordance with the Planning Act

with respect to Official Plan and Zoning

By-law Amendment Applications to Implement the

O'Connor Business Area Secondary Plan

(City Council on October 1 and 2, 1998, adopted this Clause, without amendment.)

The East York Community Council after considering the deputations and based on the findings of fact and conclusions, recommends as follows:

(1)the adoption of the following report (September 2, 1998) from the Director of Planning, East York Office, subject to the following amendments:

(a)that Recommendation No. 2 be amended by striking out the figure "70" and inserting in lieu thereof the figure "100" so that Recommendation No. 2 now reads as follows:

"2.It is recommended that City Council pass amendments to the East York Official Plan and zoning by-law subject to permitting the following additional land uses on the lands fronting on the O'Connor Business Area between St. Clair Avenue and Dohme Avenue and from 100 metres north of the southerly road allowance of Bermondsey Road north to the former Borough Boundary to a depth of 140 metres from O'Connor Drive:"

(b)that Recommendation No. 2(c)(v) be amended by striking out the phrase "with a maximum height of up to 7 storeys on a bonus zoning basis under Section 37 of the Planning Act," so that Recommendation No. 2(c)(v) now reads as follows:

"2(c)(v) that the maximum height of residential buildings be restricted to 4 storeys on an as-of-right basis"; and

(2)receipt of the following communications (September 3, 1998) from Signe Klein, Surrey Plaza Limited, East York; and (September 16, 1998) from Ms. Dawn Adams, Toronto District School Board, North York:

The East York Community Council reports having held a statutory public meeting on September16,1998, in accordance with Section 17 and Section 34 of the Planning Act, and appropriate notice of this meeting was given in accordance with the Planning Act and the regulations thereunder.

Purpose:

This report to the September 16, 1998, East York Community Council presents the findings of the O'Connor Business Area Study and recommends amendments to the East York Official Plan and Zoning By-law to implement the findings of the Study.

Source of Funds:

Advertising for this public meeting was paid out of funds budgeted for Planning Act public meeting notices in the 1998 operating budget. This project was approved by Council in the 1998 work program.

Recommendations:

1.It is recommended that City Council pass amendments to the East York Official Plan and zoning by-law subject to permitting the following additional land uses in the interior lands of the O'Connor Business Area:

1. small commercial uses of up to 2,500 m² per lot as-of-right provided, that no restaurant patio or restaurant drive-through is located within 70 metres of Northdale Boulevard;
2. places-of-worship subject to holding zoning provisions in the by-law for the preparation of satisfactory traffic and parking studies by applicants; and,
3. automobile repair, as-of-right, provided that it is not less than 20 metres away from existing residential development (70 metres for auto body repair) and that such uses must have proper storage and screening of vehicles and parking.

2.It is recommended that City Council pass amendments to the East York Official Plan and zoning by-law subject to permit the following additional land uses on the lands fronting on the O'Connor Business Area between St. Clair Avenue and Dohme Avenue and from 70 metres north of the southerly road allowance of Bermondsey Road north to the former Borough Boundary to a depth of 140 metres from O'Connor Drive:

commercial uses of up to 5,000 m² as-of-right, with a holding provision for larger floor areas, subject to satisfactory traffic studies and provided that no commercial parking be permitted on the O'Connor Road frontage;

places-of-worship, subject to holding zoning provisions in the by-law for the preparation of satisfactory traffic and parking studies by applicants;

residential uses, subject to holding zoning provisions for the preparation of satisfactory servicing studies and subject to the following:

that residential uses generally shall only be permitted to a depth of 90 metres from O'Connor Drive. However, where a 90 metre depth renders the remainder of lands un-developable a depth of up to 140 metres may be considered;

that residential uses must be subject to appropriate screening and buffering from the industrial land uses to the rear;

that the majority of the ground floor of any residential building fronting on O'Connor Drive be devoted to commercial uses;

that no industrial uses be permitted within a building also being used for residential purposes;

that the maximum height of residential buildings be restricted to 4 storeys on an as-of-right basis, with a maximum height of up to 7 storeys on a bonus zoning basis under Section 37 of the Planning Act;

that any residential building over 3 storeys in height shall be designed without windows on any floor higher than the 3^rd floor on the north facade overlooking the industrial area; and,

that there shall be no direct access or parking areas adjacent to the O'Connor street frontage.

Background:

On August 24, 1998, staff held a public information meeting on the draft O'Connor Employment Area study. Approximately 10 members of the public attended the meeting. In general, the comments received from the meeting are varied. Some representatives from larger industrial operations such as Nabisco (Peak Freans) are opposed to the introduction of residential uses into the area. They are concerned that the residents of new housing developments will constrain the future operation and expansion of their sites. Concern was expressed that residential development on the frontage lands would encourage applications for residential development in the interior of the area. Concern was also expressed that the changes could affect the taxation of industrial operations.

Other comments were received from commercial business operators on O'Connor Drive. They were generally in favour of the expansion of commercial uses and the introduction of residential uses on the O'Connor frontage lands.

Discussion:

The major issues regarding the area are discussed in the study entitled, "O'Connor Business Area Study - August 1998", attached as Appendix "A" to this report. The following is a summary from the study.

The O'Connor Business Area is currently undergoing a period of change. Vacancy rates for the Area are approaching the point where they may start to be of concern. In particular, there appears to be a problem in the take-up of large vacant buildings and properties. A recent study conducted by an external consultant for the City indicates that the market for industrial "brownfield" is limited.

Currently the trend in development applications in the study area have been for increased commercial, automobile repair and residential land uses. Land use policies in the other employment areas in the City vary widely. In particular, in the adjoining Bermondsey Employment Area to the north, land use policies permit a wider range of uses than in the O'Connor Business Area.

It seems apparent that the existing land use policies for the O'Connor Business Area may not adequately address the pressures facing the area. While the current vacancy rate is not major, staff are concerned that very little new development has come forward to take its place.

Of particular concern are the O'Connor frontage lands, where vacant buildings and tear-downs do not provide a good overall impression of the business area due to their high visibility and prominence.

The O'Connor area has been studied a number of times in the past. Each of those studies attempted to encourage the redevelopment of the area through incremental changes in land use regulations. This approach has not resulted in a great deal of reaction by the market. Staff believe that the approach now being considered, to permit a variety of light industrial, commercial, office and residential development will offer the most flexibility to the market for the re-development, of the area.

Recently at the public meetings for the commercial application at 11 Curity Avenue, the residents of Northdale Boulevard expressed concerns regarding the noise impacts of restaurants in commercial shopping plazas. At that time, staff recommended that no outdoor patios or drive-throughs should be permitted on the lands at 11 Curity. In keeping with that earlier recommendation staff suggest that outdoor patios and drive-throughs should not be permitted within 70 metres of Northdale Boulevard.

Transportation Issues:

In the past, area residents have been concerned about the traffic impacts of new commercial developments in the O'Connor Business Area. They are concerned about possible traffic infiltration issues associated with these uses.

Transportation Staff will review the potential for increased traffic infiltration as a result of development in the O'Connor Business area. Appropriate measures will be taken to reduce traffic infiltration on local roads in conjunction with broad community consultation.

O'Connor Drive is a major arterial road which provides access from the O'Connor Business area to other arterial roads such as Eglinton Avenue to the north and Woodbine Avenue and St. Clair Avenue to the south. Access from new developments which front onto O'Connor Drive may be limited to maintain the operating characteristics of O'Connor Drive.

Economic Development Division Comments:

The Economic Development Division's Comments on an earlier draft version of the O'Connor Business Area Study are attached as Appendix "B" to this report.

The Economic Development Division had the following comments and recommendations on the draft report:

1. As a result of amalgamation, the combined O'Connor Business Area (formerEastYork and North York portions) is an integral portion of the wider DonValley/Eglinton/O'Connor Business Area that is vital to the economic interests of the new City of Toronto. Thus the Economic Development Division recommends that this wider area be protected as an industrial/employment area within the City of Toronto's new Official Plan.
2. That the Economic Development Division does not support the introduction of residential uses on the O'Connor Frontage lands in the currently High Performance Industrial zoned lands in the O'Connor Business Area.
3. That if Council supports the expansion of residential uses in new areas along O'Connor Drive in addition to existing retail uses that they strongly consider them to be limited to the lands within a reduced Area 4 to maintain a suitable distance from Nabisco (Peak Freans) and only on the first 50 metres (approximately 175 feet) from O'Connor Drive and that only medium density residential (4-6 floors) with commercial uses on the first floor be permitted as of right.
4. That the Economic Development Division does not support the introduction of church uses due to the significant number of trucking operations from businesses in this area and due to the limited amount of land available at this time for business expansions and new plant investment.
5. That the Economic Development Division supports the introduction of automotive repair uses subject to strict screening and enforcement controls;
6. That the Economic Development Division supports the introduction of medium sized commercial uses between 5,000 and 25,000 square feet in selected areas of the HPI zone at 15 Curity Avenue, sites on O'Connor Drive and Bermondsey subject to parking being provided on site. Site specific applications for commercial uses greater than 25,000 square feet should be required by the Official Plan to go through a rezoning.
7. The Economic Development Division supports the expansion of the range of commercial uses where they are currently permitted in the O'Connor Business Area.

In response to these concerns, the draft study was changed to reflect the following:

• residential uses are reduced to a depth of only 90 metres (300 ft.) instead of 140 metres (460ft.);
• the majority of the ground floor of residential uses is now required to be used for commercial purposes; and,
• the ability to build residential uses have been removed from the area adjacent to Nabisco to a distance consistent with Ministry of Environment and Energy guidelines.

Planning Staff have the following comments with respect to the other comments raised by Economic Development Division Staff:

"To allow industrial/employment area lands to be used for low density townhouse developments is an absolute long-term waste of scarce land and a bad policy."

Response:In 1996, Metropolitan Toronto Council adopted a report from staff on the report entitled, "Housing Patterns and Prospects in Metro". In this report, concern was raised about the pattern of middle income families leaving Metro for the 905 areas. The result of this pattern is "income polarization" in which the City is increasingly becoming a place for the rich and the poor. Condominium apartment development along main streets is not fulfilling the needs of many middle income families. This trend of income polarization has a significant impact upon the social fabric of the City.

The staff report accompanying the "Housing Patterns and Prospects in Metro" study raised the following point:

"New townhouses could be an attractive affordable alternative to help Metro retain a part of the large annual out-flow of home buyers and maintain a greater portion of young and middle-income family population. Identifying and expediting the development of sites for townhouse production is a step that should be considered by area municipalities."

The staff report went on to recommend that:

"...the Area Municipalities be requested to work with Metro Planning to identify sites for townhouses suitable for purchase by young families and to determine appropriate housing forms and mechanisms to encourage and expedite the development of those sites."

Townhouse sites fulfill a needed role in maintaining options for middle income families to remain in the City. It has been shown that once a family moves to the 905 area for their first housing purchase, they are very likely to stay in the 905 area and are not likely to move back to the City.

Planning staff supports permitting places-of-worship in the O'Connor Business Area to bring planning permissions in the area into closer conformity with other employment lands in the City. Currently, places-of-worship are only permitted in residential areas and commercial as-of-right. Due to the changing multi-cultural nature of the City, places-of-worship are no longer small buildings serving the surrounding residential community. Places-of-worship are becoming much larger and are drawing worshippers from a much larger surrounding area. The impacts of these larger places-of-worship have significant impacts if placed within a residential community. Therefore, planning staff recommend that places-of-worship be permitted within the employment area.

Economic Development staff recommends that:

"If Council supports the introduction of Church Uses that the maximum parking standard (places of assembly) be applied and that this parking has to be provided on site with no exceptions. (Parking studies are not necessary, they either have the parking or they do not.) Church parking on the streets is disruptive to the trucking operations of most companies."

Recent experience with places-of-worship suggests that they are all widely different in terms of the types of services that they offer. Typically, places-of-worship are fulfilling much wider roles than they have in the past in terms of social, community and educational programming. This has resulted in a situation in which the standard East York parking requirement for places-of-worship (place of assembly - 1 parking space per 7.5 m² of gross floor area), does not reflect the actual use of buildings which have increasing large floor areas devoted to non-worship uses. The application of the place of assembly parking standard to non-worship areas of buildings does not reflect the use of the buildings which generally have lower parking demands per square metre of gross floor area. Thus planning staff suggest that the development of a places-of-worship be subject to a holding by-law designation subject to the completion of satisfactory traffic and parking studies.

Economic Development staff suggest that a commercial uses be restricted to a minimum floor area of 5,000 sq. ft. to protect the market share of the existing commercial uses on O'Connor Drive.

Planning staff do not recommend this restriction, since it is not in place in the adjacent Bermondsey Employment Area in the former North York. However, if Council where to approve this concept, planning staff suggest that a policy whereby smaller commercial uses would be permitted if developed in conjunction with a larger commercial use. This is a policy that has been put into place in the former City of York.

Board of Education Comments:

Due to the restructuring of the Board of Education's administrative functions, and despite repeated requests, staff has not yet received comments from the Toronto Board of Education on the proposal to permit residential uses in the study area. If comments from the Board are received before, the public meeting, they will be addressed in a separate report.

Conclusion:

It is recommended that East York Community Council recommend that City Council pass amendments to the East York Official Plan and the zoning by-law as outlined in this report.

Contact Name:

David Oikawa, Director of Planning (East York)

778-2049

466-9877 (fax)

doikawa@borough.eastyork.on.ca

The East York Community Council also had before it for consideration a copy of Appendix "A" entitled "O'Connor Business Area Study " and Appendix "B" entitled "Economic Development Division's Comments and Recommendations on the Draft O'Connor Business Area Study."

The East York Community Council also submits the following communication (September3,1998) from Signe Klein, Surrey Plaza Limited, Toronto:

"We have owned property on O'Connor Drive since 1981. We have participated in a number of the studies and have gone through a number of zoning changes over the last decade or so. We agree with City Planning staff that none of the changes have substantially impacted or improved the area.

Proposals to increase the range of uses available to the properties fronting O'Connor Drive represents an appropriate response to the needs of the Landowners in the area. Land use flexibility should be enhanced with performance standards in zoning by-laws which would allow for an appropriate market response development. To be competitive, owners need marketable zoning standards.

With regard to the Katmandu application, we are in general support of the application and furthermore feel this same support should apply to all properties on O'Connor Drive. This can best be accomplished on an area wide basis. Any project that will bring people and business into the area can only be a benefit to the area. We do not feel that the residential zoning on the periphery will impact the industrial uses on the interior of the industrial area. There are a number of residential buildings along O'Connor Drive and have been for many years. To add commercial/residential developments especially on the properties with continuous vacancies can only benefit the tax base, the existing business and Landlords.

We look forward to participating in further discussions concerning changes to the Zoning By-Laws and the Official Plan."

The East York Community Council submits the following communication (September16,1998) from Ms. Dawn Adams, Property Management and Development, Toronto District School Board:

"Planning staff for the Toronto District School Board have reviewed City Planning staff reports on the above noted matters.

Preliminary review indicates that the schools designated to service the proposed development application are currently experiencing accommodation pressures. Further, the proposed residential conversion of industrial lands will intensify the current student accommodation pressures in this area.

Therefore, we advise alternative accommodation arrangements will be required for students emanating from the above noted area."

--------

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

(a)Mr. Murray Goldman, The Goldman Group, Toronto, expressed support for the O'ConnorBusiness Area Study which will keep Toronto as a vibrant, growing and attractive municipality. Mr. Goldman expressed reservations of the changes to the industrial buffer zone from 140 metres to 90 metres as his property is 110 metres at its deepest point. Mr. Goldman stated that he has been involved in several live/work projects in Toronto and feels that this type of mainstreeting will allow Torontonians to remain in the City and minimize urban sprawl and increased taxes for transit systems such as GOTransit. Mr. Goldman opposed the Economic Development Departments's comments that the proposed uses were a "waste of land" and Mr. Goldman felt these were sterilized lands which he is helping to revitalize.

(b)Mr. Gordon Crann, East York, expressed opposition to the recommendations with respect to permitting residential uses in the area. He felt it was very important to preserve and encourage existing industries to remain in East York rather than attempt to find new businesses. Mr. Crann felt that residential uses were incompatible with the industrial area. Mr. Crann questioned the availability of space in schools to accommodate additional children, the safety of children when crossing a major arterial road to access schools and parks and recreation facilities. Mr. Crann feels the area is becoming attractive for big box retail of various sizes so long as parking and traffic matters have been accommodated. He is concerned that noise and odour problems may put residential owners against industrial land owners.

(c)Mr. Dennis Trinaistich, on behalf of Nabisco Limited, owner of Peek Freans, Toronto, advised that the Christie Brown location at 5 Bermondsey Road employs 650 people with three shifts, 24hours per day, 7 days a week. He acknowledged it is a vibrant industry with increased production of 30% since 1994. The staff report stated the area is stagnant and in decline; however, Mr. Trinaistich challenged this statement in that he felt it was doing well and vital to the new City and should be protected as industrial use. On behalf of his client, he advised that their concerns were with the residential and frontage lands on O'Connor Drive. Mr.Trinaistich suggested a wider range of uses, but feels there is no need for residential uses. Mr. Trinaistich requested the East York Community Council to refer the matter back to staff for further review and consideration.

(d)Mr. David Rechtsman, Wild Oak Bay Home Corporation, Toronto, agrees with the staff report; however, White Rose needs the flexibility of zoning to revitalize O'Connor Drive. Mr.Rechtsman supports the residential uses in this area.

(e)Ms. Deanna Speranza, East York, felt the place of worship uses was an excellent idea to introduce to the area which can accommodate vehicles and traffic. Ms. Speranza opposed the automobile repair use in the O'Connor Business Area as it is difficult to control waste removal and property standards issues such as vehicles being left out, etc. Ms. Speranza feels this use should be in main commercial areas of the City where they can be better controlled and which are located away from children. Ms. Speranza feels that industrial uses will move away from the area if residential uses are introduced. Ms. Speranza felt the introduction of residential use into the area would impact the necessary services of schooling, healthcare, police, recreation facilities and traffic. Ms. Speranza felt the current issues need to be resolved before introducing new residential uses which would greater impact the existing services.

(f)Mr. Allen Gaw, East York, identified minor inconsistences in the staff report and was opposed to allowing the bonus zoning principle which would permit seven storeys in the area. Mr. Gaw supports a six storey maximum.

10

Public Meeting in accordance with the Planning Act with respect

to Official Plan and Zoning By-law Amendment Applications

submitted by Katmandu Investment Corporation

in connection with 1590 O'Connor Drive

(City Council on October 1 and 2, 1998, adopted this Clause, without amendment.)

The East York Community Council after considering the deputations and based on the findings of fact and conclusions, recommends as follows:

(1)the adoption of the following report (September 3, 1998) from the Director of Planning, East York Office;

(2)receipt of the following communications (August 31, 1998) from Mr. Paul Morale, President, Fil-Mor Automotive & Clutch Products Ltd., East York; (September3,1998) from Signe Klein, Surrey Plaza Limited, East York; (September16, 1998) from Ms. Dawn Adams, Toronto District School Board, NorthYork; and (September16, 1998) from Mr. John Mastoras, Parkview Hills Community Association,Toronto; and

(3)the Chair of the East York Community Council be requested to correspond with the Minister of Education expressing concern with respect to the inadequate comments from the Toronto District School Board in responding to requests for comments on development applications:

The East York Community Council reports having held a statutory public meeting on September16,1998, in accordance with Section 17, Section 22 and Section 34 of the Planning Act, and appropriate notice of this meeting was given in accordance with the Planning Act and the regulations thereunder.

Purpose:

This is a report to the September 16, 1998 meeting of the East York Community Council. It concerns a 2.25 hectare (5.6 ac.) property located at 1590 O'Connor Drive. Its purpose is to provide Council with Staff recommendations on applications for Official Plan and Zoning By-law amendments submitted for this site by Katmandu Investment Corporation. Katmandu propose to develop this currently vacant site with a 94 unit housing project comprised of townhouse units, semi-detached units and main street commercial residential units located along the site's O'Connor Drive frontage. The proposal also includes a 1,125 m² parkette located at the southernmost edge of the property .

Source of Funds:

Costs associated with this development will be borne by the developer.

Recommendations:

It is recommended that City Council:

1.Approve the applications by Katmandu Investment Corporation to develop the lands at 1590O'Connor Drive with up to 55 townhouse dwellings, a minimum of 8 semi-detached dwellings, up to 31 mixed commercial-residential buildings and a 1,125 m² public park, and:

a)amend the East York Official Plan by redesignating this site from "Light Industrial" to "Main Streets Commercial/Residential" along the site's O'Connor Drive frontage and "Low Density Residential" on the balance of the site;

b)amend Zoning By-law 6752 by rezoning the site from High Performance Industrial (HPI) to Mixed Residential-Commercial (MR-C) - Site Specific along the site's O'Connor Drive frontage and Residential (R.2.A) - Site Specific on the balance of the lands;

c)set out appropriate site specific Official Plan and Zoning By-law policies and standards; and,

1. Grant authority for the introduction of the necessary Bills in Council.

Background:

Introduction:

Additional relevant information detailing the project statistics, planning framework, and outlining issues relevant to the applications' approval is contained in Staff's August 21, 1998 Information Report to the August 24, 1998 Community Information Meeting. It is attached to this report as Appendix # 1. The two reports should be read together.

Proposal:

Katmandu Investment Corporation have applied for site specific Official Plan and Zoning By-law amendments to permit the development of a currently vacant parcel of land located at the south-west corner of O'Connor Drive and Northline Road, with up to 55 townhouse dwellings, a minimum of 8 semi-detached dwellings, and up to 31 main streets residential commercial buildings, Their plan also includes a small 1,125 m² public parkette located at the southern edge of the site.

Comments Received From the Public During the August 24, 1998 Community Information Meeting:

Because the uses proposed in these two applications represent a departure from those already established within this general area, Staff considered it necessary to hold a community information meeting to give the local stakeholders - community ratepayers, nearby industrial and commercial land owners and other interested members of the public - an opportunity to provide their input. Approximately 10 members of the public attended that information meeting. Comments expressed by those in attendance are summarized below.

1.Residential development is inappropriate in proximity to established industry due to complaints about industrial operations and because it may lead to the area's destabilisation;

2.What will be the nature of the main street commercial residential development? and,

3.Residential development will help to revitalize this area and is welcomed by the area's commercial businesses;

Staff Response:

1. Staff's rationale for locating residential dwellings along the lands fronting onto O'ConnorDrive has been addressed in considerable detail in our report to the September16,1998 East York Community Council entitled "O'Connor Business Area Study". That report establishes the Official Plan policy framework for the various land use changes (including the residential uses proposed for this location), which we are proposing for the O'Connor Business Area. Excerpts from that report, relevant to the issue of land use compatibility are reprinted in the attached Appendix #2.

2.As indicated in the draft Official Plan document (see Appendix #3), the O'Connor Drive portion of the site will be designated "Main Streets Commercial/ Residential". Sites that are designated "Main Streets Commercial/ Residential" are required to develop with medium rise structures that incorporate both commercial and residential uses. The Official Plan permits the nature of this type of development to vary from area to area presumably to enable them to achieve a better fit within an area, and to better respond to market preferences. In this case, the buildings located along the frontage of O'Connor Drive, as per the requirements of the O'Connor Business Area Study are required to dedicate an appropriate portion of their ground floor area to a commercial enterprise (Staff suggest that this should be at least 33 m² or 350 sq. ft.). The remaining floor space may be used either entirely or partially for residential uses.

Commercial enterprises expected to find this arrangement desirable are those involved in "home based businesses" such as a consulting practice, a medical or other professional's office, an artist's studio, a tailor's workshop, etc. The idea behind this concept is that the person(s) running the business will also want to maintain their living quarters within the same building.

Staff Comments :

1.The proposed development generally satisfies, and/or will be required through appropriate policies set out in the text of attached draft Official Plan amendment, to satisfy the various relevant criteria set out in the O'Connor Business Area Study:

-the maximum depth of this development parcel is approximately 111 metres. This is 21 metres deeper than the depth suggested by the Study. However Staff feels that the remaining parcel of land with a 21 metre frontage is too small to be marketable. Therefore, we support the utilisation of the full depth of 111 metres for these largely residential uses. The Study provides for such concession;

-the residential uses will be screened and buffered. The requirements for these two components are set out in the attached draft site specific Official Plan amendment. It stipulates that the Site Plan agreement shall require the erection of an appropriately designed and constructed visual and sound attenuation barrier, along the south limit of the property;

-the requirement that a portion of the ground floor of the mixed commercial-residential buildings that front onto O'Connor Drive be dedicated to a commercial use, is incorporated in the draft site specific Official Plan amendment. It will also be carried through to, and further refined in the implementing site specific Zoning By-law amendment;

-the restriction on the establishment of industrial uses within either a residential or a mixed commercial residential area will be incorporated in the implementing site specific Zoning By-law amendment. It will itemize the range of uses that are permitted, and that are specifically excluded;

-the proposed residential buildings are no higher than 3 stories. As such, they do not exceed the prescribed 4 story limit;

-there are no provisions for direct vehicular access to O'Connor Drive from the 31 on-street buildings.

2.The report which we prepared for the August 24, 1998, Community Information Meeting indicated that the applicants, plans located a 6.0 metre laneway and a 2.25 metre planting strip along the site's westerly boundary, which adjoins the existing industrial area to the west. Together these two features provide an 8.25 metre separation distance between the two areas. Our report advised that this distance would have to be brought up to be in line with the separation distances set out in the Ministry of Environment Guidelines dealing with this matter and that we would report on this matter in our forthcoming report to the September16, 1998 Community Council. The guidelines appear to suggest a 20 metre separation distance between these two uses. Katmandu, however, do not accept their legitimacy. This being the case, we asked that they provide us with information showing how they intend to ensure that the proposal has regard for this requirement. This information will have to be provided for our review before the implementing Zoning By-law Bill is presented to City of Toronto Council for approval. This may require further fine tuning of the Official Plan and Zoning By-law amendments, as well as of the Master Concept Plan.

3.Our previous report also noted that comments on the acceptability of the transportation facilities were not available in time to be incorporated into Staff's August 21, 1998 Information Report. We eventually received these comments on September 2, 1998. The comments indicate that while the Transportation Services Division have no objection in principle to the proposed development, they have a number of concerns regarding the applicants' traffic study. They note, moreover, that further analysis is required to determine the suitability of the road access to O'Connor Drive, including a review of options for access locations and type of operation (i.e. whether signalized or un-signalized). Again, since these comments imply that the applicants may have to modify their plans, this matter will have to be resolved before the implementing Official Plan amendment and Zoning By-law Bills are presented to City Council for approval.

The Transportation Services Division also reviewed and accepted Katmandu's proposal for parking. The project provides for a 1 car garage and/or carport, and a tandem parking space behind the garage. In addition, the proposed internal streets are able to provide supplementary on street parking for visitors. No additional parking is provided for the proposal's commercial component. However, as noted above, the availability of on-street parking and of the tandem parking spaces should ensure an adequate supply.

1. Other matters concerning extension of sewers and water services, environmental matters including any site re-mediation, construction of new roads, and their assumption by the municipality, fulfilment of financial obligations and obligations to various utilities streetscape design, landscaping, etc., will be addressed during the review process of the draft plan of subdivision and site plan approval applications. These Subdivision and Site Plan approval applications must be in place before any development can take place. The adequacy of services and financial security for their provision will be addressed in the subdivision agreement.

5.Neither our August 21, 1998 information report or this report provide information on the needs of the Public and Catholic School Boards. Planning Staff has contacted the School Board on several different occasions, however, to date, our attempts to obtain their input have been unsuccessful.

Conclusion:

Staff recommend that this application be approved in conjunction with the larger O'Connor Business Area Study proposal.

In accordance with the provisions of the Planning Act, a copy of the proposed amendment to the municipal Official Plan, must be available at the public meeting.

Contact Name:

Jean Besz,, Senior Planner East York Office

(416) 778-2045-tel no., (416) 466-9877-fax

planning@borough.eastyork.on.ca

Appendix 1

The East York Community Council also submits for the information of City Council the following Information Report (August 21, 1998) from the Director of Planning, East York:

Purpose:

This is an information report for the August 24, 1998 Community Meeting to be held by the Planning Division of the East York District. It concerns applications for Official Plan and Zoning By-law amendments, by Katmandu Investments Corporation, for a currently vacant, 2.25 hectare (5.6 ac.) property which is owned by Imperial Life Assurance Company of Canada but which has been optioned by Katmandu Investments Corp. Katmandu Investments propose to develop this site with 55 townhouse dwellings, 8 semi-detached dwellings and 31 mixed commercial residential dwellings located along the site's O'Connor Drive frontage.

They are required to apply for these amendments because both the East York's Official Plan and Zoning By-law 6752 exclude residential and mixed commercial residential development on lands designated and zoned for industrial purposes.

The report provides information regarding the proposal, outlines the relevant planning framework and sets out some of the issues which planning staff will consider, together with other issues identified by public, in the preparation of our final recommendation report to the September 16, 1998, East York Community Council.

Background:

Introduction:

The first version of this application was submitted on December 29, 1997. It showed 116 freehold semi-detached units. Staff reviewed that submission and determined that the proposal required a planning justification. A comprehensive review of the O'Connor Employment Area policies would help us to address the issue of whether residential and other uses are appropriate in the context of current employment and real estate trends and emerging city wide policies. In early 1998, Council approved this review and, at our suggestion, refused the applicant's offer to undertake that review on our behalf. We were directed, however, to ensure that the application proceeds in tandem with the review.

The applicant nevertheless completed, and on April 29, 1998, submitted, a planning analysis undertaken for him by Urban Strategies Inc. It showed a revised design for the site, which included 72 semi-detached dwellings, and 34 live work townhouses grouped along the O'Connor street frontage, and a 1,125 m² corner park. The study concluded that the introduction of a residential development at this location is justifiable, based on the fact that the O'Connor Drive frontage already incorporates a variety of retail residential and employment uses, that the continuance of industry at this location was no longer practical, given current location preferences of industrial enterprises ,and that the proposed residential project merely responds to an evolving market demand.

Following the receipt of the consultant's report, Staff met with the applicant and his consultants to communicate our preliminary observations respecting their submission, and to advise them that their study, would be incorporated into our review of this area. That review has now been completed and the Draft, entitled "Draft O'Connor Area Business Area Study" is available at the Urban Planning Division of the East York Office.

Other Considerations:

Proposals such as this one, which involve the construction of new roads and extension of sewer and water services are generally accompanied by an application for Draft Plan of Subdivision approval. Such an application is required to enable Staff to scrutinize various technical and environmental aspects of the proposal, and to ensure that the City's fiscal interests are protected. Staff did not ask for, or receive this application because we were uncertain as to whether we could support the requested land use changes. However, if the East York Community Council indicates a willingness to approve the Official Plan amendment and rezoning applications, we intend to ensure that this application is submitted. Our Final Recommendation Report to the September 16, 1998, East York Community Council will indicate how this may be accomplished.

Site Description:

This vacant site is located at the south west corner of Northline Road and O'Connor Drive. Previously it was occupied by a 1 storey industrial building housing Dalton Foods.

Surrounding land uses comprise:

• on the east Public school and a high

across O'Connor Driverise apartment building;

• on the southIndustrial building occupied by

Dominion Regalia;

• on the westIndustrial building occupied by

Sportline International Ltd.; and,

• on the north Commercial building occupied

across Northline Roadby Midas Muffler.

Official Plan Status:

Former Borough of East York Official Plan -

The property is designated "Light Industrial". The policies governing this designation establish manufacturing, warehousing, laboratory or research enterprises, studios, service and repair of goods manufactured or stored on the premises, technical service uses, public and private recreational facilities and retail sales and offices associated with the primary industrial uses as the primary permitted activities.

The Plan also requires that proposals for Official Plan amendments be considered within the overall context of the Plan's designations and policies and that their review adheres to the following criteria

a)the conformity of the proposal to the overall intent and the specific policies of the Plan;

b)the need for the proposed use;

c)the suitability of the location of the proposed use;

d)the compatibility of the proposed use with the existing and designated land uses of surrounding lands;

e)the sufficiency of supporting services of all types including schools;

f)the economic impact of the proposal;

g)the municipal fiscal impact of the proposal;

h)the environmental impact of the proposal;

i)the expectations which may be established by the approval of the application; and,

j)the potential impact to cultural heritage resources.

Former Metropolitan Toronto Official Plan -

The Metropolitan Toronto Official Plan classifies O'Connor Drive as a Metropolitan Arterial road. The Plan expresses a concern regarding the need to protect right-of-way widths of such roads, and states that these widths may be re-examined in the context of area municipal Official Plan amendments which propose changes in land use and density. The City of Toronto Transportation Services Division has been advised of this application.

Zoning By-law Status:

The land is zoned High Performance Industrial (HPI).

This zoning allows:

a)Industrial Uses -

i)Manufacturing;

ii)Warehousing;

iii)Assembly of manufactured goods and materials;

iv)Printing establishments;

v)Research and development;

vi)Offices and retail sales accessory to the primary permitted uses and located on the same lot;

vii)Wholesaling including limited retail sales provided they are done in conjunction with a primary wholesale or warehousing use and are restricted to no more than 30 % of the 2 primary uses; and

viii)Uses accessory to the foregoing.

b)Technical Trade and Service Uses -

i)Technical trade and service uses, but not including retail stores, motor vehicle repair shops personal service shops and body rub and massage parlours.

Comments/Issues:

Is The Proposed Residential Use

Appropriate And Supportable In

The Context of The Evolving

Official Plan Policy Framework?

The site is located within an area which is currently designated exclusively for industrial purposes. The policies governing how this area is to develop were developed in early 1980's. They were subsequently reviewed via various forums, such as the 1992 Mayor's Economic Development Task Force, and studies leading up to East York's Official Plan review. The new, 1994 Official Plan reconfirmed these policies. At that time we considered the preservation of East York's industrial assessment to be of paramount importance. Since that time, both the Borough and the industrial sector have undergone considerable changes. The Borough has been amalgamated into the unified City of Toronto. Within this new setting it may no longer be as important to protect our traditional industrial land base or to maintain a rigorous separation of employment uses. Given the current trend in development applications within the O'Connor Business Area for largely commercial, service commercial and now for residential uses, it seemed prudent to examine the appropriatenes and the implications of opening up the industrial lands to some of these other uses. Staff recently completed such an examination (reference: the "Draft O'Connor Business Area Study" dated August 1998). The Study addresses the issue of residential uses on the frontage lands of O'Connor Drive on page23, under the heading of "Issues Related to the O'Connor Frontage" and, recommends that they be permitted, subject to holding zoning provisions for the preparation of satisfactory servicing studies and subject to the satisfaction of the following additional criteria:

-provision of appropriate screening and buffering from the surrounding land uses;

-exclusion of industrial uses from any building being used for residential purposes;

-a 4 storey height limit with a provision for up to 7 stories on a bonus zoning basis;

-exclusion of windows on the face of the building that is higher than 3^rd floor and that overlooks any adjoining industrial area; and,

-restriction of direct access to the street and restriction on parking adjacent to the O'Connor street frontage.

If Council approves this application, these criteria, together with various design guidelines relevant to the project's design (a preliminary draft of which is contained in Attachment 2 to this report), will be incorporated into the text of the implementing site specific Official Plan Amendment.

Will The Proposed Plan Meet The Criteria

For Residential Development Set Out In

The Draft O'Connor Study?

Screening and Buffering -

The proposed plan locates a 6.0 metre laneway and a 2.0 metre planting strip along the site's westernmost boundry which adjoins the industrial area to the west. The west side of this laneway is to be planted with a row of trees and is to have a screen - noise attenuation fence. The siting of the proposed houses, moreover, ensures that the no front or rear yards face that direction. The final design of this area, moreover, will have to conform to the seperation distance between industrial and other uses set out in the Ministry of Environment's Guideline D-6 entitled "Compatibility Between Industrial Facilities and Sensitive Land Use". Staff are currently reviewing this guideline to ascertain its impact on the proposed site design. This review could result in an additional revisions to the final project design. We will report on our findings in our final recommendation report.

Exclusion of Industrial Uses -

This can be accomplished via an implementing site specific Zoning By-law amendment which can be drafted to specify all uses permitted to operate within the confines of this project.

Exclusion of Windows At The Interface Between Residential And Industrial Uses -

This restriction applies only to buildings that are over 3 stories high. The residences proposed in this application are not proposed to exceed 3 stories.

Direct Access To O'Connor, And On Street Parking Limitation -

The design of the proposed commercial residential buildings facing O'Connor Drive ensures that all vehicular activity is restricted to the rear of each building away from the O'Connor street frontage.

Is There Sufficient Servicing Capacity

To Accommodate The Proposed

Development?

Comments received from the City's Technical Services Division indicate that the applicant has not as yet provided a consulting engineering report(s) to verify whether there is adequate sewer and water

capacity in the existing servicing infrastructure to service the proposed development, and to indicate how he intends to deal with storm water runoff. Details respecting the proposed internal servicing are also outstanding. This information can be examined as part of the Draft Plan of Subdivision application.

Are The Proposed Internal Road

Layout, Configuration And Access

To The Site Satisfactory?

The site is to be served by two public road accesses, one to O'Connor Drive and one to NorthlineRoad. A secondary laneway access is provided to Northline Road, at the westerly limit of the site (reference Figure 2 - Site Plan). Transportation Services Division's comments on the acceptability of these access provisions were not available in time to be included in this report. These comments will be available for the August 24^th, 1998, Community Information meeting. Otherwise all technical components associated with the streets and/or laneways proposed for this project will be scrutinised when the applicant submits his application for Draft Plan of Subdivision Approval.

Is There Adequate Traffic Capacity To

Accommodate The Proposed Development?

Traffic assessment for this proposal was preformed by iNTRANS Consulting Inc., (reference "1590O'Connor Drive Traffic Study dated August 18, 1998). The study analyses the capacities of adjoining roads, the nearby intersections of O'Connor Drive and Northline Road, and Northline and Bermondsy Roads and the proposed access roads into the development. Its findings are transcribed in attachment 2 to this report. Generally, they indicate that there are no capacity constraints.

Does Noise Present An Impediment To This Development?

The proposed development, if approved, will locate in close proximity to existing active industrial operations. The applicant was asked to provide a noise impact assessment to examine this issue and to recommend appropriate ameliorative measures. This study has not as yet been submitted. Staff anticipate that the input from the public consultation at the Community Information meeting will contribute additional insights specific to this issue, and will enable the applicant to respond to these issues as part of his study. As in the case of servicing provisions, this issue, can be dealt with as part of the Draft Plan of Subdivision review.

Other Related Issues:

1.The applicant proposes to create a small 1,125 m² located at the south end of the project. The parkette was sited at this location to facilitate the protection of several existing mature treesfronting this portion of O'Connor Drive.

1. The design of the site is based on the Ministry of Municipal Affairs site design guidelines entitled "Alternative Development Standards - Making Choices". These advocate reduced road right-of-way widths ( in this instance 16.5 metres) to maximize the use of land. This design has been previously utilized in the Pape-Mortimer application. Staff generally support the use of these standards because they have the potential of being more cost effective.
2. As indicated in Staff's Introductory Report to the May 27, 1998, East York Community Council, we are also aware of a general study currently being undertaken by the Economic Development Division, which is re-examining the merits of continuing to convert industrial and employment lands to other uses throughout Toronto. As we have not as yet received that Department's comments.

Contact Name:

Jean Besz,, Senior Planner - East York Community Planning Office

(416) 778-2045

(416) 466-9877

planning@borough.eastyork.on.ca

The East York Community Council also submits Attachment No. 1 entitled "Site Statistics:"

Site Statistics:

• Site Area 22, 501.0 m² ( 5.5 ac)

• No. of Residential

Townhomes55

• No. of Semi-Detached

Dwellings 8

• No. of Mixed Commercial

Residential Units31

• Minimum Lot Area

of Lots Proposed to

House the Townhouse

Units124 m²

• Minimum Lot Area

of Lots Proposed to

House the Semi-

Detached Units105 m²

• Minimum Lot Area

of Lots Proposed to

House the Mixed

Commercial Residential

Units125 m²

• Maximum Gross Floor

Area(GFA) of the

Townhouse & Semi-

Detached Units156 m²

• Maximum GFA of the

Mixed Commercial

Residential Units 174 m²

• Maximum Floor Space

Index (FSI) of the

Townhouse Units1.35 X the lot area

• Maximum FSI of the

Semi-Detached Dwelling

Unit 0.80 X the lot area

• Maximum FSI of the

Mixed Commercial

Residential Units1.60 X the lot area

• Maximum Lot Coverage

by a Townhouse Unit35 %

• Maximum Lot Coverage by a

Semi-Detached Dwelling

Unit50 %

• Maximum Lot Coverage by a

Mixed Commercial Residential

Unit60%

• Minimum No. of Parking

Spaces per Unit1 parking space

• Percentage of the Total Site

Area Devoted to the Proposed

Parkette5%

The East York Community Council also submits Attachment No. 2:

The following preliminary urban design principles, intended to ensure that the proposed development achieves a high level of design, have been prepared for inclusion into the text of the Official Plan

1. A streetscape treatment along O'Connor Drive should provides for:

-street trees at a regular interval of not less than 5 meters on center, a sidewalk of not less than 1.5 meters in width;

-appropriate pedestrian connections to the ground floor business and employment uses along the street;

-appropriate illumination and street furniture.

1. An internal streetscape plan should be developed for all public streets. This streetcaspe should ensure that:

-the front yards of all the lots within the development are provided with at least one tree;

-all the rear yards of all the lots abutting O'Connor Drive and Northline Road are provided with at least one tree;

-there is a sidewalk on both sides of the all the internal streets; and,

-street lighting provisions ensures that lighting fixtures for the proposed development are distinctive, co-ordinated and that they are adequate to secure public safety.

1. A streetscape treatment along Northline Road should provide for:

-street tree planting with a minimum spacing of 4 m on center; and,

-an appropriate landscape treatment incorporating decorative fencing supplemented by vegetative material (shrubs and planting beds), lighting and appropriate street furniture, capable of mitigating the effects of reverse lot frontage of the lots abutting Northline Road;

1. The facade design of all the mixed commercial-residential buildings fronting onto O'Connor Drive should provide for signage and an appropriate entrance design reflective of these buildings' commercial status;
2. To ensure appropriate visual interface between the houses abutting onto Northline Road and the street, the exterior wall design of the rear and the side walls of the residential units exposed to that street should ensure that these walls incorporate design features associated with front facade treatment.
3. The westerly property line forming an interface between this development and the industrial uses to the west should be planted with trees at a minimum spacing of 5 meters on center;
4. A screen and sound attenuation fence the quality of which should be determined by the noise attenuation experts should be installed along the length of the south and west property lines;
5. The design of the park at the southerly limit of the proposal and of the site should ensure that:

-the existing large scale trees located in this area are protected. These trees should be appropriately identified on all drawings for the project to further ensure that they are protected;

-direct access to the street is available to both the interior public street and to the O'Connor

Drive;

-no rear yards are allowed to directly abut on the park;

-a program is developed to ensure that the park provides amenity to the neighbourhood, that it provides benches, lighting and low fencing so as to ensure security and comfort for its intended users particularly small children and their care givers; and

-pathway from O'Connor Drive to the interior of the neighbourhood is provided for and appropriately designed, lit and equipped to ensure safety and to provide interest.

1. The mixed commercial-residential buildings along O'Connor Drive should:

-be a minimum of 3 stories;

-have a generous ground floor height reflective of their intended commercial "main street" status;

-be massed and designed architecturally to contribute to the mixed use character of O'Connor Drive. This can include: special corner wall treatments for all the buildings which are exposed to long views from O'Connor Drive, strong masonry materials, flat roofs, cornice lines, entrance canopies and awnings, signage systems and special illumination provisions; and,

-be related to the street with a minimum setback, a suitable entrance design and walkway all to convey a their main street commercial-residential character.

The East York Community Council also submits Attachment No. 3 entitled "Summary of Findings of the Traffic Study:"

Summary of the Findings of the Traffic Study

Although the site is currently vacant, the site was originally an industrial building of approximately 80,000 sf. The number of vehicular trips estimated from the previous use is more than the estimated number of trips for the proposed development.

The intersection of O'Connor Drive / Street 3 could be integrated with the existing pedestrian signal. It will operate with a volume-capacity ratio of 0.25 during the AM peak hour and 0.34 during the PM peak hour. The existing signalized pedestrian crossing could be consolidated with the intersection of O'Connor Drive / Street 3.

The results indicate that the intersection of O'Connor Drive / Northline Road will operate with an overall level of service 'A' during AM peak hour and level of service 'C' during the PM peak hour. The EB left-turn movement will operate at level of service 'F' during the PM peak hour with a volume reaching capacity. It should be noted that the proposed development does not contribute any vehicular traffic to the EB left-turn movement.

The un-signalized intersection of Northline Road / Bermondsey Road will operate at an overall level of service 'B' during the AM peak hour and level of service 'C during the PM peak hour. The EB through-left movement will operate at level of service 'F' during the AM and PM peak hours with a volume-capacity ratio of 0.77 and 0.91, respectively. The proposed development does not contribute any vehicular traffic to the EB through-left movement.

Signal warrant analysis was assessed for the intersection of Northline Road / Bermondsey Road for the 2003 future background conditions. The results indicate that signal warrants are expected to be met under the combination warrant as a result in growth in background traffic. The site will not add significant traffic volumes or traffic to critical movements at the Northline Road / Bermondsey Road intersection. Under signalized conditions, the intersection of Northline Road / Bermondsey Road will operate at 0.46 during the AM peak hour and 0.50 during the PM peak hour.

Stop control is required at the intersections of Northline Road / lane 1 and Northline Road / lane 2 with Stop-control on lane 1 and lane 2.

Appendix 3

Amendment Number 16

to the

Official Plan for the Former Borough of East York

Part One - Preamble, does not constitute part of this Amendment.

Part Two - the Amendment, consisting of the text contained therein and the maps attached thereto and designated as Schedules "A" and "B", constitute Amendment No. 16 to the Official Plan for the former Borough of East York.

Part One

Preamble

1.Title

This is Amendment No. 16 to the Official Plan for the former Borough of East York.

Only that part of this Amendment entitled "Part Two - The Amendment" constitutes Amendment No.16 to the Official Plan for the former Borough of East York Planning Area.

2.Purpose

The purpose of this Amendment is to redesignate a 2.25 hectare parcel of land located at 1590 O'Connor Drive from "Light Industrial" to "Main Streets Commercial-Residential" and "Low Density Residential"designations, and to permit on a site specific basis, the development thereon of a mixed commercial - residential complex comprised of:

• up to 31 mixed commercial-residential units located along the frontage of O'Connor Drive;

• minimum of 8 semi-detached and up to 55 townhouse dwellings located behind O'Connor Drive along 3 newly proposed streets; and,

• a 1,125 m² park located at the southern boundary of the site adjacent to O'Connor Drive.

3.Location

The lands affected by this Amendment are outlined in a heavy black line identified as "Area Subject to Amendment" on Schedule "A" attached hereto, and are located at the south-west corner of O'Connor Drive and Northline Road. Their municipal address is 1590 O'Connor Drive.

4.Basis

The lands affected by this amendment are currently designated "Light Industrial" in the Official Plan for the Borough of East York Planning Area. This designation generally restricts their use to manufacturing type uses. The policies prescribing how this area is to develop were formulated in early 1980's. They were subsequently reviewed via various forums, such as the 1991 "O'Connor Drive Industrial - Commercial Area Study" - which lead to the introduction of office and a variety of commercial uses along some sections of the west side of O'Connor Drive, - and the various studies leading up to the publication of East York's new 1994 Official Plan. The new Plan reconfirmed these policies. This was in keeping with East York's longstanding position which emphasized the preservation of the municipality's industrial assessment above all other considerations.

The last several years, however, have seen industrial enterprises moving away from urban locations and into more suburban settings which afford them greater transportation and land price advantages. At the same time there has been a notable increase in the number of applications for commercial and most recently for residential uses. The City has responded to this trend by initiating and recently completing a study to examine whether it may be advisable to open this area up to broader range of uses (reference "O'Connor Business Area Study", August 1998). The Study included an examination of the merits of permitting residential uses to locate along the western frontage of O'Connor Drive. It concluded that they should be permitted (subject to various conditions and the satisfaction of a number of criteria), based on the following considerations:

• the long-standing historical use of lands on the southern portion of the O'Connor Drive frontage for residential purposes;

• poor market response to current policies encouraging commercial and office uses;

• a relatively high and longstanding vacancy rate; and,

• generally, the potential afforded by main street commercial-residential development to create a more vibrant and attractive streetscape.

The proposed development has been reviewed against, the various conditions and criteria set out in the study and revised to meet them.

Part Two

The Amendment

1.All of this part of the document entitled "Part Two - The Amendment" consisting of the following text and the attached Schedules "A" and "B" constitute Amendment No.16 to the Official Plan for the former Borough of East York.

2.The lands affected by this Amendment are shown on Schedule "A" to this Amendment as "Area Subject to Amendment".

3.Map 2, Predominant Land Use to the Official Plan for the former Borough of East York, is hereby amended by redesignating certain lands located on the south-west corner of O'Connor Drive and Northline Road indicated as "Area Subject to Amendment"on Schedule "A " to this Amendment, from "Light Industrial" to "Main Streets Commercial/Residential" and "Low Density Residential" designations to the extent shown on Schedule "A" to this Amendment..

1. The Official Plan for the former Borough of East York is hereby further amended by adding as Schedule "B" ta new map Schedule "Map 19 - Master Concept Plan - Special Policy Area 28".
2. Map 7 - Special Policy Areas of the Official Plan for the former Borough of East York is hereby amended by identifying certain lands located on the south-west corner of O'Connor Drive and Northline Road, and shown on Schedule "A" to this Amendment as "Area Subject to Amendment", as "Special Policy Area 28".
3. The text of the Official Plan for the East York Planning Area is hereby amended by adding a new Section 3.15.28, immediately following Section 3.15.27, as follows:

"3.15.28 - Special Policy Area 28

3.15.28.1Notwithstanding the "Main Streets Commercial/Residential" policies of Section 3.9 of this Plan and the "Low Density Residential" policies of Section 3.3 of this Plan for those lands designated as Special Policy Area 28 on Map 7 of this Plan, the following additional policies shall apply:

3.15.28.2The lands designated as Special Policy Area 28 shall only be permitted to develop:

a)with up to 31 mixed use residential-commercial units which shall be located on the lands which form the first tier of lots along the frontage of O'Connor Drive and which are further identified as "Main Streets Commercial/Residential" on Map 2 Predominant Land Use to the Official Plan for the former Borough of East York.. The commercial component of these mixed use units may comprise retail, personal service, studio, office and other similar uses. The exact nature of these uses shall be detailed in the implementing Zoning By-law for this site;

b)with a 1,125 m² public park at the southerly end of the site;

c)with up to 63 multiple attached and semi-detached dwellings which shall be located on the balance of the lands behind O'Connor Drive, further identified as "Low Density Residential" on Map 2, to the Official Plan for the former Borough of East York;

d)in substantial compliance with the "Master Concept Plan" shown on Map 19 - Master Concept Plan; and,

e)by way of draft plan of subdivision approval pursuant to s. 51. Of the Planning Act, RSO 1990 c, P13.

3.15.28.3The policies applicable to the development or redevelopment of the lands identified as "Special Policy Area 28", shall be implemented by means of the powers conferred upon Council by all applicable statutes and in particular as follows:

a)An implementing Zoning By-law which shall:

i)be site specific;

ii)specify the range of permitted and excluded uses.

iii)ensure that grade related residential units are not permitted to occupy the entire ground floor area of the mixed-commercial residential buildings;

iv)set out appropriate development standards including those pertaining to parking. Parking spaces for residential uses shall be based on the requirements specified in the Schedule of Residential Zone Requirements of the comprehensive Zoning By-law No. 6752 while the permitted commercial uses shall not be required to provide any additional parking;

v)implement all the policies set out in Section 3.15.28 of this Plan;

vi)be enacted in substantial compliance with Map 19 "Master Concept Plan". This Plan may however be varied to ensure compliance with the Ministry of Environment guidelines for separation distances between industrial and non-industrial uses; and;

vii) achieve all of the design principles set out in Section 3.15.28.3 b) below.

b)Site Plan approval and Site Plan Development Agreement which shall ensure that the following design principles are adhered to:

i)that the streetscape treatment for the mixed use residential-commercial units along O'Connor Drive provides for:

-street trees at a regular interval of not less than 5 meters on center, a sidewalk of not less than 1.5 meters in width;

-appropriate pedestrian connections to the ground floor business and employment uses along the street; and,

-appropriate illumination and street furniture.

-at least one tree located in the front yards of all the lots ;

-at least one tree located in all the rear yards of all the lots abutting O'Connor Drive and Northline Road;

-a 2.0 meter wide sidewalk on both sides of the all the internal streets; and,

-a distinctive street lighting fixtures capable of ensuring public security and safety;

ii)that the streetscape treatment along Northline Road provides for:

-street tree planting with a minimum spacing of 5 m on centre; and,

-appropriate landscape treatment incorporating decorative fencing supplemented by vegetative material (shrubs and planting beds), as well as lighting and appropriate street furniture, capable of mitigating the effects of reverse lot frontage of the lots abutting Northline Road;

iii)that the facade design of all the mixed commercial-residential buildings fronting onto O'Connor Drive provides for signage and an appropriate entrance design reflective of these buildings' commercial status;

iv)that the exterior rear and side wall design of the houses along Northline Road incorporates some design features associated with front facade treatment, to ensure an appropriate visual interface between the houses abutting onto Northline Road and the street;

v)that the westerly property line forming an interface between this development and the industrial uses to the west is planted with trees at a minimum spacing of 5 meters on centre;

vi)that an appropriate sound and screening attenuation fence is installed along the length of the south and west property lines;

vii)that a separate plan is prepared for the park at the south perimeter of the lands and that the design of this park ensures:

-the protection of the existing trees;

-the provision of direct access from the park to both the interior public street and to O'Connor Drive;

-that the park is equipped with benches, lighting garbage receptacles and low fencing so as to ensure convenience, security and comfort

for its intended users, particularly small children and their care givers; and,

-that no rear yard directly abut the park.

viii)that the design of the mixed residential-commercial buildings along O'Connor Drive ensures that they are:

-a minimum of 3 stories high;

-designed to have a suitable ground floor height reflective of their intended commercial "main street" status;

-massed and designed architecturally to contribute to the main street character of O'Connor Drive. This may include special corner wall treatments for all the buildings which are exposed to long views from O'Connor Drive, strong masonry materials, flat roofs, cornice lines, entrance canopies and awnings, uniform signage and special illumination provisions;

-related to the street through employment of minimum setback, a suitable entrance design and walkway; and,

ix)that an appropriately designed, lit and equipped paved pathway is provided from O'Connor Drive to the interior of the residential area.

c)Plan of subdivision approval and a registered subdivision agreement which shall set out financial, legal, design and other conditions to address the requirements of the City with respect to matters including:

i)improvement of adjoining road system;

ii)dedication of any property required to implement the development of the public parkland and provision of funds to secure, improve and equip it;

iii)dedication of land for and making of improvements for streets and lanes; both within and adjacent to the plan;

iv)satisfaction of any requirements or specifications concerning site decommissioning and separation from the adjoining industrial uses. This may include the provision of additional studies concerning these matters and appropriate noise attenuation fences, and special planting material;

v)provision of other local services required for the development;

vi)conditions related to vehicular and pedestrian access environmental matters, noise attenuation, soils re-mediation, separation distances between residential and industrial uses, screening and buffering and decommissioning of the site; and,

vii)the submission of detailed report addressing the provision of water, sanitary sewers, storm water management, noise attenuation, suitability of streets, electrical services and re-mediation and decommissioning of the site as required to the satisfaction of the City;

all of which shall be satisfied at the sole cost and expense of the owner, as a precondition to the issuance of any building permit for the development on the lands.

Draft By-law

Authority:East York Community Council Report No. ( ),1998

Intended for first presentation to Council: ,1998

Adopted by Council,1998

Bill No.

City of Toronto

By- Law No. 1998

To adopt Amendment No. 16 to the Official Plan

for the former Borough of East York

Affecting the Lands Located on the South-West

Corner of O'Connor Drive and Northline Road

The Council of The City of Toronto hereby enacts as follows:

1.That the attached Amendment No. 16 to the Official Plan for the former Borough of East York consisting of Part Two of the accompanying document, is hereby adopted pursuant to the Planning Act, 1990.

Enacted and Passed this day of A.D. 1998

Mel Lastman,Novina Wong,

MayorCity Clerk

The East York Community Council also had before it for consideration Appendix 2 entitled "Issues Related to the O'Connor Frontages."

The East York Community Council also submits the following communication (August31,1998) from Mr. Paul Morale, President, Fil-Mor Automotive and Clutch Products Ltd., Toronto:

"Fil-Mor Automotive is located at 81 Northline Road. If the above request is approved and the area is redesignated, then will the existing properties be redesignated from industrial to commercial-residential, thereby decreasing the property taxes? If the answer to that question is yes, then we do not oppose the above request. If, however this is not the case, and the property taxes remain industrial, then we oppose the above request.

If there are any questions, please do not hesitate to call Paul Morale at (416) 759-2245."

The East York Community Council also submits the following communication (September3,1998) from Signe Klein, Surrey Plaza Limited, East York:

"We have owned property on O'Connor Drive since 1981. We have participated in a number of the studies and have gone through a number of zoning changes over the last decade or so. We agree with City Planning staff that none of the changes have substantially impacted or improved the area.

Proposals to increase the range of uses available to the properties fronting O'Connor Drive represents an appropriate response to the needs of the Landowners in the area. Land use flexibility should be enhanced with performance standards in zoning by-laws which would allow for an appropriate market response development. To be competitive, owners need marketable zoning standards.

With regard to the Katmandu application, we are in general support of the application and furthermore feel this same support should apply to all properties on O'Connor Drive. This can best be accomplished on an area wide basis. Any project that will bring people and business into the area can only be a benefit to the area. We do not feel that the residential zoning on the periphery will impact the industrial uses on the interior of the industrial area. There are a number of residential buildings along O'Connor Drive and have been for many years. To add commercial/residential developments especially on the properties with continuous vacancies can only benefit the tax base, the existing business and Landlords.

We look forward to participating in further discussions concerning changes to the Zoning By-Laws and the Official Plan."

The East York Community Council also submits the following communication (September16,1998) from Ms. Dawn Adams, Property Management and Development, Toronto District School Board, North York:

"Planning staff for the Toronto District School Board have reviewed City Planning staff reports on the above noted matters.

Preliminary review indicates that the schools designated to service the proposed development application are currently experiencing accommodation pressures. Further, the proposed residential conversion of industrial lands will intensify the current student accommodation pressures in this area.

Therefore, we advise alternative accommodation arrangements will be required for students emanating from the above noted area."

The East York Community Council also submits the following communication (September16,1998) from Mr. John Mastoras, Parkview Hills Community Association, Toronto:

"The Parkview Hills Community Association held a board meeting September 15th to discuss the proposed rezoning of 1590 O'Connor Drive. Our major concern has been that local communities have not been consulted nor aadvised of the proposed changes to the industrial lands. As such our board has made the following motion:

That the Parkview Hills Community Association support a deferral of 30 days the Community Councils decision pending broader dialogue with local communities and receipt of information on the impact on local schools and employment. Further that the East York Community Council in conjunction with the planning staff convene a meeting with the community to further canvas these issues."

--------

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

(a)Mr. Murray Goldman, The Goldman Group, Toronto, as the applicant, advised that he agreed with the staff recommendations and also that a warning clause would be placed on every deed for every home within the development acknowledging that there is industry in the area. Mr. Goldman then proceeded to introduce his consulting team.

(b)Ms. Andrea A. Gabor, Urban Strategies Inc., Toronto, on behalf of the applicant, requested flexibility to allow the live-work properties fronting on O'Connor Drive to be converted to strictly residential use by potential future owners. Ms. Gabor advised that the units are designed so that main floor is not conducive to residential use thereby encouraging a live-work use. Ms. Gabor pointed out that a signalized intersection on O'Connor Drive currently exists to serve the development. Ms. Gabor also advised that a sound consultant would be hired to ensure potential residents are protected from noise emanating from the industrial area. Finally, Ms. Gabor projected that this development is a catalyst for the revitalization of O'Connor Drive.

(c)Mr. Patrick Devine, Goodman and Carr, Toronto, on behalf of the applicant, clarified the standard procedure for putting warning clauses on title.

(d)Mr. Justin Van Dette, Director, Parkview Hills Community Association, East York, advised the Community Council that the Parkview Hills Community Association held a Board meeting on September 15, 1998, to discuss the Official Plan and Zoning By-law Amendment applications regarding 1590 O'Connor Drive and adopted a motion requesting the Community Council to defer its consideration of this application pending broader dialogue with local communities and receipt of information on the impact of local schools and employment. Mr.Van Dette also advised that the Association requested the East York Community Council to convene a meeting with the community and planning staff to further canvass the issues.

(e)Mr. Gordon Crann, East York, advised that he is in favour of a deferral of this application and that if he is the successful candidate in the upcoming East York By-election, he will raise the issue at the October 1, 1998 Council meeting and vote in favour of a deferral.

(f)Mr. Dennis Trinaistich, McMillan Binch, on behalf of Nabisco Limited, owner of Peek Freans, Toronto, questioned the seriousness of the live-work application since the applicant requested the flexibility to alter the live-work use to strictly residential uses for potential future owners. Mr.Trinaistich feels that by allowing semi-detached and townhouse units, the integrity of industry in the area will be destroyed. Mr. Trinaistich feels it is difficult to protect residents from industrial related issues in their outdoor living space. Mr. Trinaistich advised that accepting warning clauses on title is only allowed if the Planning Act specifically permits it and only for the first purchaser of each property. Any subsequent deeds will not have a warning clause attached to them. The warning clause will not prevent a resident from making a complaint and the municipality or the Province of Ontario would be obligated to initiate an investigative process should a complaint be received. Mr. Trinaistich, on behalf of his client, advised that a depth buffer is required for Peak Freans and for the industrial properties at the rear of the applicant's property.

(g)Mr. Allan Gaw, East York, expressed his concerns with respect to the ability to adequately school the children emanating from the homes as a result of the development of this application.

(h)Mr. David Rechtsman, Wild Oak Bay Home Corporation, Toronto, expressed his support of the residential uses and the proposed site plan.

(i)Ms. Deanna Speranza, East York, expressed her opinion with respect to live-work properties in that they are new and wanted by the public as they help people to live and work out of the same property while eliminating the need for daycare for those families who have children. Ms. Speranza expressed concern in connection with the potential increase in traffic emanating from this proposed development. Ms. Speranza indicated that there is only one set of traffic lights in the vicinity of this development. Ms. Speranza is also concerned with the ability of schools in the area to accommodate a potential influx of children and advised daycare needs in this area are atrocious. Ms. Speranza advised that recreational activities for children, such as baseball and hockey programs are full to capacity and that healthy alternatives for these programs must be provided so that the children from this development have somewhere to be involved in these activities.

(j)Ms. Sandra Evan-Jones, East York, advised the Community Council that Presteign Heights School is at capacity and that a junior kindergarten class is being held in the corner of the library as there is no space in a classroom for these children.

(City Council on October 1 and 2, 1998, had before it, during consideration of the foregoing Clause, the following communications:

(i)(September 21, 1998) from the Executive Officer, Facilities and Capital Program, Toronto District School Board, regarding the application from Katmandu Investment Corporation to amend Official Plan and Zoning By-law6752 to permit the development of a vacant property at 1590 O'Connor Drive and submitting comments in this regard; and

(ii)(September 17, 1998) from A. W. Boothe, C.E.O., Dominion Regalia Limited (September17, 1998) in support of the proposed amendments to East York's Official Plan and Zoning By-law for 1590 O'Connor Drive.)

11

Appeal to the Ontario Municipal Board

regarding Zoning By-law No. 484-1998 in

connection with 1150 Woodbine Avenue

(City Council on October 1 and 2, 1998, adopted this Clause, without amendment.)

The East York Community Council recommends as follows:

(1)that the City Solicitor be requested to attend the Ontario Municipal Board hearing in connection with 1150 Woodbine Avenue and to hire an independent planner to defend the City Council's decision adopted on July 29, 30 and 31, 1998;

(2)that the City Clerk be requested to inform the interested parties who were in attendance at the public meeting held on July 22, 1998, of the appeal which has been received and the decision to defend the City Council's position taken on July 29, 30 and 31, 1998; and

(3)received the following report (September 8, 1998) from the City Clerk:

Purpose:

To inform the East York Community Council that an appeal was received in connection with the Zoning By-law Amendment in respect of 1150 Woodbine Avenue.

Funding Sources, Financial Implications and Impact Statement:

The costs associated with the appeal have been secured from the appellant.

Recommendation:

That the report of the City Clerk be received for information.

Comments and/or Discussion and/or Justification:

The Council of the City of Toronto passed By-law No. 484-1998 on July 31, 1998, regarding an application submitted by Mr. Paul Jeffrey for property located at 1150 Woodbine Avenue. The land is currently zoned "Residential R2A" in Zoning By-law No. 6752. The R2A zone permits the land to be used for a one-family detached dwelling, or a one-family semi-detached dwelling, and one accessory apartment. This Zoning By-law Amendment rezones the lands to "R2A Residential - Site Specific (R2A.34) Zone" which will permit the land to be used for three dwelling units.

The appeal period for By-law No. 484-1998 ended on September 3, 1998 and one appeal objecting to this By-law was received within the time period allowed. Attached for your information is the notice of appeal from Mr. Paul B. Jeffrey, PBJ Associates Limited, 151 Nashdene Road, Unit 57, Scarborough, dated August 26, 1997.

Conclusions:

Once an appeal has been received, the municipality has fifteen (15) days in which to forward the appeal and a record of the passing of the By-law to the Ontario Municipal Board. In accordance with the Planning Act, the appeal will be forwarded to the Ontario Municipal Board prior to September18,1998.

Contact Name:

Janette McCusker, East York Office, Clerk's Division

778-2003

The East York Community Council also submits the following communication (August26,1998) from Mr. Paul B. Jeffery, PQS, President, PBJ Associates Limited, Scarborough:

"We hereby file Notice of Appeal in respect to the above By-law for the following reasons:

1)The By-law is written in the body with reference to the fact that there had existed on the property one commercial occupancy plus two dwelling units. The Staff report suggests that they were satisfied that the replacement of the commercial content was a bonus in that the property had become residential as provided in the applicable existing by-laws. The fact that five units had occurred as a result of the conversion from two residential plus commercial to all residential was a little more that they wanted to accept, but they consistently suggest that four was an acceptable number, considering the parking situation. When the by-law was written, the number was reduced to three without a reasonable explanation of the Committee's decision for maintaining three units with the commercial converted to residential everything suggests that four would be the reasonable option.

2)The approval for three units on three floors pre-supposes that a two-bedroom apartment is acceptable on each floor. We feel that the density afforded by three two-bedroom units far exceeds the capacity of two bachelor and three one-bedroom units presently in place. At least one of the tenants of the bachelor apartments has lived there for several years (the other just over eighteen months) and the parking spaces have never had more than one or at the most two in the last five years. If two-bedroom units are developed, the clients most likely to live there would most certainly have one car, and possibly two, and as mentioned before the density may be all out of proportion to what is presently on the site, since these would attract a more affluent tenant, or one with a larger family. We feel certain that parking may develop a problem with the above in mind, we would like to suggest that the status remain as at present, or at worst four units be development, not three.

We would appreciate meeting with you to review this situation."

12

Request to Waive the Penalties

due to Late Payment of Taxes

regarding 2 Druid Court

(City Council on October 1 and 2, 1998, adopted this Clause, without amendment.)

The East York Community Council recommends as follows:

(1)that City Council waive the penalty of $37.50 associated with the late payment of taxes on compassionate grounds; and

(2)receive the following communication (August 5, 1998) from Councillor M. Prue, EastYork:

Ms. Prandovsky applied for a waiving of penalties resulting from late payment of her taxes. That application was not granted. The decision was conveyed by letter signed by Ms. R. Marblestein dated July 24, 1998.

Ms. Prandovsky has informed me by telephone that she wishes to address the Community Council on September 16, 1998 as she feels that these are compassionate grounds to be considered.

Would you please place this matter on our agenda and list Ms. Prandovsky as a debutant as close to 9:30 a.m. as possible.

Thank you for your anticipated co-operation.

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Ms. Prandovszky, East York, appeared before the East York Community Council in connection with the foregoing.

13

Request for Endorsement of an Event to Celebrate the

Inauguration of the Sculpture at Taylor Creek Park

(City Council on October 1 and 2, 1998, adopted this Clause, without amendment.)

The East York Community Council recommends as follows:

(1)that the Inauguration Event for the Sculpture at Taylor Creek Park be declared of municipal and/or community significance;

(2) that the Liquor Licence Board of Ontario be advised that it has no objection to the Inauguration Event on October 1, 1998 from 1:30 p.m. to 3:30 p.m. in TaylorCreek Park; and

(3)receipt of the following communication (September 1, 1998) from Mr.FarisShammas, Executive Director, Canadian Plastics Industry Association, Toronto:

"October 1, 1998, from 1:30 p.m. to 3:30 p.m. the Canadian Plastics Industry Association will be hosting he inauguration of the massive ecological plastic-based sculpture nearing completion at Taylor Creek Park (near Don Mills Road and the DVP). We will be inviting the sponsors, production team and others who have supported the development of the artwork over the past four years. Media and representatives from local and provincial government will attend as well. We anticipate approximately 150 guests.

In celebration of the completion of "the Elevated Wetlands" we wish to propose a toast during the inauguration to all concerned. For this reason we are applying for a liquor license. A 20" x 30" tent has been ordered in case of inclement weather. Appropriate fencing will be provided according to the licensing regulations. A map of the area and the proposed location of the tent is attached. If location A proves to be muddy as a result of high rainfall, we will set up the tent in location B instead.

Sparkling wine will be ordered for the toast. No other liquor will be served. No cash will be collected for drinks or food served. Glasses for the toast will be served by the caterers to invited guests for a limited time before and during the toast only.

In compliance with the Special Occasion Permit we wish to notify you of this occasion. We are gratified to see the culmination of this functioning sculpture, which we anticipate will become a living legacy. Its realization has truly been a result of extraordinary corporate and community collaboration and support in-king towards the materials, service and expertise required.

14

Other Items Considered by the Community Council

(City Council on October 1 and 2, 1998, received this Clause, for information.)

(a)Request for Financial Support for an East York Athlete who represented Canada and participated in the Commonwealth Fencing Championships.

The East York Community Council reports having received the following communication (July30, 1998) from Mr. Matthew Peros, East York:

(July 30, 1998) from Mr. Matthew Peros, East York, requesting the East York Community Council to provide financial support to assist in covering expenses associated with his participation in the Commonwealth Fencing Championships as there was no funding available from the Canadian Fencing Association and all expenses were the personal responsibility of the fencers.

(b)Request for Alternate Side Overnight Permit Parking on Airdrie Road between Heather Road and Bessborough Drive: Traffic Poll Results.

The East York Community Council reports having;

(1)requested the Commissioner of Works and Emergency Services to report on the following:

(a)the result of discussions with Mr. Gardiner and interested residents on AirdrieRoad to develop an acceptable solution to the problem of starlings residing in trees directly overhead of private driveways;

(b)the feasibility of implementing a special permit system to allow parking for longer than the three hour limit;

(2)received the following report (July 6, 1998) from the City Clerk; and

(3)received the following communications: (September 1, 1998) from Mr.JaroslavZemanek and Ms. Dobrohila Zemanek, East York; (September2,1998) from Mr. Richard J. Parton and Ms. Elizabeth J. Parton, East York; (September2,1998) from Mr. Robert Finalyson and Ms. Shelagh Finalyson, EastYork; (September 2, 1998) from Mr. Dudley Lansdowne and Ms.CathyLansdowne, EastYork; (Undated) from L. S. Holloway, East York; (September 3, 1998) from Ms.Ann Yeoman, East York; (September 8, 1998) from Ms. Thelma Telford and Ms.Bonnie Telford, East York; and (September15, 1998) from Mr. Mike Minnich and Ms. Carol Minnich, EastYork:

(July 6, 1998) from City Clerk advising of the results of the traffic poll conducted with respect to the implementation of alternate side overnight permit parking on Airdrie Road between Heather Road and Bessborough Drive which was referred back to the East York Community Council for the hearing of deputations and recommending that the report be received for information.

(September 1, 1998) from Mr. Jaroslav Zemanek and Ms. Dobrohila Zemanek, East York, questioning the need for further discussion on the aforementioned matter.

(September 2, 1998) from Mr. Richard J. Parton and Ms. Elizabeth J. Parton, East York, expressing their negative position in connection with the aforementioned matter.

(September 2, 1998) from Mr. Robert Finalyson and Ms. Shelagh Finalyson, East York, expressing opposition to the aforementioned matter.

(September 2, 1998) from Mr. Dudley Lansdowne and Ms. Cathy Lansdowne, East York, strongly opposing permit parking on Airdrie Road.

(Undated) from L. S. Holloway, East York, advising of change in position from opposing the request for alternate side overnight permit parking on Airdrie Road between Heather Road and Bessborough Drive to being in favour of the aforementioned request.

(September 3, 1998) from Ms. Ann Yeoman, East York, advising of opposition to the request for alternate side overnight permit parking on Airdrie Road between Heather Road and Bessborough Drive.

(September 8, 1998) from Ms. Thelma Telford and Ms. Bonnie Telford, East York, expressing opposition to the request for alternate side overnight permit parking on Airdrie Road between Heather Road and Bessborough Drive.

(September 15, 1998) from Mr. Mike Minnich and Ms. Carol Minnich, East York, advising of change in position from supporting the request for alternate side overnight permit parking on Airdrie Road between Heather Road and Bessborough Drive to being opposed to the aforementioned request.

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

-Mr. Gary W. Gardiner, East York;

-Ms. Dobrohila Zemanek; East York;

-Ms. Ann Yeoman; and East York; and

-Ms. Bonnie Telford, East York.

(c)Issues regarding Private Roads and Freehold Development within the City of Toronto.

The East York Community Council reports having received the following communication (August10,1998) from the City Clerk:

(August 10, 1998) from the City Clerk, advising that the City Council at its meeting held on July29,30, and 31, 1998, considered Clause No. 7, Report No. 9 of the Urban Environment and Development Committee and a supplementary report from the Commissioner of Urban Planning and Development Services concerning the issues regarding private roads and freehold development within the CityofToronto and recommending that the communication be received for information.

(d)Issues with respect to the Building Permit Application for 85 Leroy Avenue and Processing of the Zoning By-law

Amendment Application for 90 Leroy Avenue.

The East York Community Council reports having received the following communications (undated) from Mr. David Quirke, Toronto; and (undated) from Mr.John F. Benczkowski, Sol-Arch Limited, Toronto:

(Undated) from Mr. David Quirke, Toronto, expressing concern with respect to the processing of the building permit application for 85Leroy Avenue and the zoning by-law amendment application for 90 Leroy Avenue.

(Undated) from Mr. John F. Benczkowski (Architect), Sol-Arch Limited, Toronto, requesting that proper and efficient procedure for obtaining a building permit in connection with the above mentioned property.

(e)Process for the Disposal of City of Toronto Property.

The East York Community Council reports having received the following report (August18,1998) from the Commissioner of Corporate Services:

(August18,1998) from the Commissioner of Corporate Services providing all Community Councils with information as to the process for disposal of City Property as requested by the Budget Committee.

(f)Policy for Renaming of Parks.

The East York Community Council reports having received the following communication (July15,1998) from the City Clerk:

(July 15, 1998) from the City Clerk, advising the Community Councils of the City's policy with respect to the renaming of parks and recommending that the communication be received for information.

(g)Request for a Pedestrian Crossover on Mortimer Avenue at Durant Avenue.

The East York Community Council reports having received the following report (September2,1998) from the Director, District One, Transportation Services:

(September 2, 1998) from the Director, District One, Transportation Services, advising of the results of a pedestrian volume and delay study with respect to a request received to install a pedestrian crossover on Mortimer Avenue at Durant Avenue and recommending that the report be received for information.

(h)Sewer Easement between 53 and 55 Douglas Crescent.

The East York Community Council reports having referred the matter regarding the sewer easement between 53 and 55 Douglas Crescent to the City Solicitor and Commissioner of Works and Emergency Services for a report to the October 14, 1998, meeting of the East York Community Council after having met with the Ward One Councillors, the owners of 53 and 55 Douglas Crescent and appropriate staff:

Consideration of the matter of the sewer easement between 53 and 55 Douglas Crescent as requested by Councillor Case Ootes, East York - Ward One.

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

-Ms. Catherine Henderson, East York; and

-Mr. Simon Winston, East York.

(i)Road Conditions on Rivercourt Boulevard and Staghill Drive.

The East York Community Council recommends that the following report (September4, 1998) from the Director of Transportation Services, be received:

The East York Community Council reports for the information of City Council having requested the Commissioner of Works and Emergency Services to report on the status of the sewer study and the timeliness of undertaking sewer and road rehabilitation for StagHillDrive and Rivercourt Boulevard.

(September 4, 1998) from the Director of Transportation Services, Informing the East York Community Council of the proposed schedule for the resurfacing of Rivercourt Boulevard and Staghill Drive.

(j)Zoning By-law Amendment Application submitted by LZA Architect Inc. in connection with 206 Laird Drive.

The East York Community Council reports having concurred with the recommendation contained in the following report (September 3, 1998) from the Director of Community Planning, East District Office:

(September 3, 1998) from the Director of Community Planning, East District Office, advising that a Zoning By-law Amendment Application was submitted by LZA Architect Inc. in connection with 206 Laird Drive to permit a five storey mixed-use residential and commercial building and recommending that the East York Community Council convene an evening public meeting for this application in the fourth quarter of 1998, and request the City Clerk to provide public notice by circulation.

Respectfully submitted,

MICHAEL PRUE,

Chair

Toronto, September 16, 1998

(Report No. 13 of The East York Community Council, including additions thereto, was adopted, as amended, by City Council on October 1 and 2, 1998.)