TABLE OF CONTENTS
REPORTS OF THE STANDING COMMITTEES
AND OTHER COMMITTEES
As Considered by
The Council of the City of Toronto
on July 27, 28, 29 and 30, 1999
NORTH YORK COMMUNITY COUNCIL
REPORT No. 7
1 Walkway Closure - West End of Tillingham Keep -North York Spadina
2 Street Vending Permit Application No. 117 - Park Home Avenue, North Side, West of Yonge Street - North York Centre
3 Community Festival Event - St. Fidelis Parish - Homecoming Festival - 33 Connie Street - September 12, 1999 - North York Humber
4 Community Festival Event - Polish Entertainment Group - Polish Culture Days - September 17, 18 and 19, 1999 - Mel Lastman Square - North York Centre
5 Appeal of Committee of Adjustment Decision - Joseph Lofaro - 752 Glengrove Avenue - North York Spadina
6 Sign By-law Variance Request - Neon Products - 1885 Wilson Avenue (for Re-Max) - North York Humber
7 Parking Prohibitions and Reduced Speed - Wendell Avenue, Gary Drive and Yelland Street - North York Humber
8 Parking Prohibitions - Dubray Avenue - North York Spadina
9 Housekeeping Amendments to By-law Entries Pertaining to Parking, Stopping, Standing, Prohibited
Turns, Through Streets and Compulsory Stops, on Roadways Within the City of Toronto, District 3
10 Parking Prohibitions - Spalding Road, Katherine Road and Regent Road - North York Spadina
11 Neighbourhood Traffic Management Plan - Armour Boulevard and Bombay Avenue - North York Centre South
12 Proposed Heritage Designation of the Michael Shepard House - 101 Senlac Road - Under Part IV of the Ontario Heritage Act - North York Centre
13 Appeal of Official Plan Amendment UDOP-99-05 - Kenneth-Sheppard Limited - 160 Greenfield Avenue, 150 Maplehurst Avenue and 120 Sheppard Avenue East - North York Centre
14 Application for Part Lot Control Exemption UD54-99-04-REL - 1165709 Ontario Limited - 150 Bartley Drive - Don Parkway
15 Feasibility Study - Yorkwoods Gate Community Centre - Black Creek
16 Zoning and Official Plan Amendment Application UDOZ-98-11 - Sanmal Investments Limited - 699 Sheppard Avenue East - North York Centre South
17 Official Plan Amendment and Rezoning Application UDOZ-99-02 - Brown Dryer Karol (on behalf of Quadrant Dental Technologies Inc.) - 181 Finch Avenue West - North York Centre
18 Proposed Amendments to the Downsview Area Transportation Master Plan and Modifications to Official Plan Amendment No. 464
19 All Way Stop Control - Fairmeadow Avenue at Upper Canada Drive - North York Centre South
20 Neighbourhood Traffic Management Plan - Upper Canada Drive - North York Centre South
21 Parking Prohibitions - Lodestar Road - North York Spadina
22 Temporary Road Closure Application - Edinburgh Drive - North York Centre
23 Parking Prohibitions - Eddystone Avenue - Black Creek and North York Humber
24 Request to Waive the Fee for a Tree Replacement - 54 Wallasey Avenue - North York Humber
25 Community Festival Event - Club Epiphany - Annual Cultural Family Event in Celebration of Caribana -
August 1, 1999 - 11 Arrow Road - North York Humber
26 Community Festival Event - Renna's Sports Bar and Grill - 1st Annual Charity Event for the Hospital for Sick Children - August 15, 1999 - 30 Beverly Hills Drive - North York Humber
27 Sidewalks - Local Improvement Initiatives in the Approved 1999 Capital Budget - Arjay Crescent - North York Centre South
28 Parking Prohibitions - South Side of Talara Drive and South Side of Caracas Road - North York Centre South
29 Sidewalks - Local Improvement Initiatives in the Approved 1999 Capital Budget - Lytton Boulevard
and Frontenac Avenue - North York Centre South
30 Other Items Considered by the Community Council
City of Toronto
REPORT No. 7
OF THE NORTH YORK COMMUNITY COUNCIL
(from its meeting on July 15, 1999,
submitted by Councillor Michael Feldman, Chair)
As Considered by
The Council of the City of Toronto
on July 27, 28, 29 and 30, 1999
1
Walkway Closure - West End of Tillingham Keep -
North York Spadina
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council reports that pursuant to Clause 33 of Report No. 5 of the North York Community Council, as adopted by the Council of the City of Toronto at its meeting held on June 9, 10 and 11, 1999, notice of the public hearing held by the North York Community Council on July 15, 1999, with respect to the proposed by-law to stop up and close the public walkway located at the west end of Tillingham Keep, was published in The Toronto Sun on June 24, June 30, July 7 and July 14, 1999, and that no one appeared at the public hearing on July 15, 1999, to address the North York Community Council.
The North York Community Council recommends that as the requirements of the Municipal Act have been fulfilled and no evidence has been presented to the North York Community Council to persuade it that the proposed by-law should not be enacted, that the by-law to stop up and close the public walkway located at the west end of Tillingham Keep, in the form of the following draft by-law, be enacted by Council:
CITY OF TORONTO
Bill No.
BY-LAW No. -1999
To stop up and close the public walkway located at the west end of Tillingham Keep
WHEREAS it is recommended that the public walkway located at the west end of Tillingham Keep be stopped up and closed as a public walkway;
AND WHEREAS notice of the proposed by-law to stop up and close the said public walkway was published in _____________ on _______________________;
The Council of the City of Toronto HEREBY ENACTS as follows:
1. The public walkway located at the west end of Tillingham Keep, described as follows:
P.I.N. 10213-0540 (LT)
Being Block 201 on Plan 66M-2241 designated as Part 5 on Plan 66R-15528 both said Plans being in the Land Registry Office for the Land Titles Division of Metropolitan Toronto (No. 66), in the City of Toronto (formerly the City of North York) and Province of Ontario
is hereby stopped up and closed as a public walkway.
ENACTED AND PASSED this day of , A.D. 1999.
MEL LASTMAN, NOVINA WONG,
Mayor City Clerk
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Councillor Li Preti, Black Creek, declared his interest in the foregoing matter, in that he resides in the Balmoral community wherein the walkway in question is located.
2
Street Vending Permit Application No. 117 -
Park Home Avenue, North Side, West of Yonge Street -
North York Centre
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends that the following report (June 28, 1999) from the Director, Transportation Services, District 3, be adopted; and that the applicant's appeal not be supported:
Purpose
To consider an appeal of the Transportation Division's refusal of an application from Mrs. Bistra Katzartcheva for a street vending permit to sell hot dogs and sausages on the north side of Park Home Avenue, west of Yonge Street.
Source of funds:
There are no costs associated with the appeal.
Recommendation:
That the applicant's appeal of the decision to refuse the application not be supported.
Background:
Mrs. Katzartcheva submitted an application on April 7, to the Transportation Services Division of the Works and Emergency Services Department. Staff met on site with the applicant, where it was determined that there is sufficient space within the municipal boulevard to accommodate the placement of a hot dog vending cart and that the cart would not create a pedestrian impediment or sight obstruction. The proposed location is located on the north side of Park Home Avenue, west of Yonge Street.
Discussion:
In accordance with By-law No. 32100, of the former City of North York, the Public Health Department, Road Operations Unit and the local Councillors were solicited for comments regarding the application.
The Public Health Department and Road Operations Unit indicated that they have no objection to the issuance of a permit.
Councillor Norman Gardner advised, however, that he was unable to support the application as additional street vending could have a significant impact on an already ailing food court in the Civic Centre. Councillor John Filion advised that he concurs with Councillor Norman Gardner's decision to refuse the application.
Conclusions:
In light of the objections from the local Councillors, the request for an appeal of the decision to refuse the application should not be approved.
Contact Name:
Allen Pinkerton, Manager of Traffic Operations - District 3
395-7463 (telephone)
395-7482 (facsimile)
ajpinker@city.north-york.on.ca (e-mail)
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No individuals appeared before the North York Community Council in connection with the foregoing matter.
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A recorded vote on the recommendation moved by Councillor Gardner, North York Centre, was as follows:
FOR: Councillors Mammoliti, Li Preti, Moscoe, Berger, Feldman, Gardner, Chong, Filion, King
AGAINST: NIL
ABSENT: Councillors Sgro, Augimeri, Flint, Minnan-Wong, Shiner
Carried
3
Community Festival Event - St. Fidelis Parish -
Homecoming Festival - 33 Connie Street - September 12, 1999 -
North York Humber
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends that the Homecoming Festival being held by St. Fidelis Parish, be declared a community festival event.
The North York Community Council submits the following communication (June 8, 1999) from Rev. Mosè Gasparini, Pastor, St. Fidelis Parish:
"Our Parish will be holding its annual 'Homecoming Festival' on Sunday, September 12, 1999. The purpose of this event is two-fold; first, it is a fundraiser for our parish building expenses, and second, it provides an opportunity for all our parishioners to come out and participate in numerous events and activities.
This festival is to take place outdoors on the church property, and food and drinks to be served. We have applied for a Special Occasion Permit from the Liquor Board of Ontario to serve beer and wine with the food, on Sunday, September 12, 1999, from 2:00 p.m. to 1:00 a.m.
We are writing to notify you of this event as a requirement of the application for a 'Special Occasion Permit'. We are enclosing a copy of other year's committee approval for this same event."
4
Community Festival Event - Polish Entertainment Group -
Polish Culture Days - September 17, 18 and 19, 1999 -
Mel Lastman Square - North York Centre
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends that the festival highlighting the Polish culture being held by the Polish Entertainment Group in Mel Lastman Square, be declared a community festival event.
The North York Community Council submits the following report (July 5, 1999) from the Director of Special Events:
"On September 17, 18 and 19, 1999, there will be a festival highlighting Polish culture on Mel Lastman Square through food, dance, song and other traditions.
The Special Events Office has approved these events and is aware of the organizations' intentions of obtaining a Special Occasions Permit to sell beer and wine on Mel Lastman Square.
The Special Events Office has met with the organizing committees and is satisfied that the events will be produced in a professional manner and will be very successful. I respectfully submit this memorandum requesting your approval."
5
Appeal of Committee of Adjustment Decision - Joseph Lofaro -
752 Glengrove Avenue - North York Spadina
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends that:
(1) the following report (June 30, 1999) from the City Solicitor be received;
(2) the appropriate City officials be directed to take whatever action may be necessary to have this property cleaned up, including:
(i) the filling in of the excavation;
(ii) the removal of building materials; and
(iii) the provision of an appropriate ground cover to protect the neighbourhood from blowing dust; and
(3) if Mr. Lofaro refuses to complete the work referred to in Recommendation No. (2), or fails to do so, the City complete the work; collect the costs, and if necessary, add those costs to the taxes for the property.
The North York Community Council submits the following report (June 30, 1999) from the City Solicitor:
Purpose:
The purpose of this report is to advise of the outcome of the Ontario Municipal Board Hearing held with respect to 752 Glengrove Avenue.
Funding Sources, Financial Implications and Impact Statement:
Not Applicable.
Recommendation:
That this report be received for information.
Council Reference/Background/History:
The applicant made application to the Committee of Adjustment for a number of variances from By-law No. 7625 in order to permit the construction of a two-storey house on property which has previously been the subject of litigation.
The application was dismissed by the Committee of Adjustment in 1992 and the applicant appealed to the Ontario Municipal Board.
Legal staff and planner attended the Ontario Municipal Board hearing held on March 31 and May 17 and 18, 1999 in support of the Committee of Adjustment Decision refusing the application.
By its Decision and Order issued June 9, 1999, the Board found that none of the required four tests under Section 45(1) of the Planning Act was met and dismissed the appeal. A copy of the Board's Decision and Order is attached for Council's information.
Conclusions:
That this report be received for information.
Contact Name:
Irvin M. Shachter, Solicitor
Legal Division
Corporate Services Department
Tel: (416) 392-1219
Fax No. (416) 392-4420
(A copy of the Board's Decision and Order referred to in the foregoing report is on file in the office of the City Clerk, North York Civic Centre.)
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A recorded vote on the recommendations moved by Councillor Moscoe, North York Spadina, was as follows:
FOR: Councillors Mammoliti, Moscoe, Augimeri, Berger, Flint, Gardner, Chong, Filion, Minnan-Wong, King
AGAINST: Councillor Feldman
ABSENT: Councillors Sgro, Li Preti, Shiner
Carried
6
Sign By-law Variance Request - Neon Products -
1885 Wilson Avenue (for Re-Max) - North York Humber
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends the adoption of the following report (June 26, 1999) from the Director and Deputy Chief Building Official:
Purpose:
Evaluate and make recommendations concerning a request by Mr. Randy Barnard, for a variance from the Sign By-law to permit the erection of a "tri-vision" roof sign at the rear of the property.
Recommendation:
It is recommended that the request for a variance from the sign by-law be approved.
Council Reference/Background/History:
The area in which the proposed sign is to be located is zoned Industrial MC(H) (see attached site plan). The lot on which the sign is proposed has a width, at the rear, of approximately 130 feet along the highway and frontage of approximately 130 feet along Wilson Avenue. The proposed roof sign would be at the rear of the property and face Highway 401. The applicant is also seeking a permit from the Ministry of Transportation for the erection of this sign.
For this lot and in this zone MC(H) the By-law would permit a roof sign provided the sign was no more than 250 square feet in area, and there were no other roof signs within 750 feet of this sign as per the requirements in Sentence 5.3.1.1. of the sign by-law. Currently there is an existing roof sign within 150 of the proposed sign, which when erected received approval from the City in the form of a variance from the requirements in the by-law for distance between the existing sign on this site and itself.
The roof sign being proposed at the rear of the property is a two sided sign "V" shaped sign with each face being 10 feet high and 26 feet long and meeting with an internal angle of approximately 165 degrees, with a total sign area of 520 square feet. If the sign were viewed from the front (ie directly in front of where the faces meet) the visible sign area would be approximately 500 square feet. The propose sign would have a height of 45 feet from grade.
There currently exists a similar sign at the rear of the building with a sign area of approximately 440 square feet. The new sign is intended to replace the existing sign.(see attached picture existing "Toshiba" sign, and proposed "Re-Max" sign)
The variance being sought are the following:
Sign Area: the proposed sign would have a visible area of approximately 500 square feet where the by-law permits 250 square feet in sentence 5.3.1.1.
Distance Between Signs: the proposed roof sign approximately 150 feet from an existing roof sign where the by-law requires 750 feet in sentence 5.3.1.1.
Conclusion:
It is the opinion of this department that the proposed sign does not impact on the area. This is based on the fact that the proposed sign is essentially replacing an existing sign all be it with a sign with a slightly larger area.
Contact Person:
Mario Angelucci P. Eng.
Manager Plan Review (North District)
(416) 395-7535
(A copy of the site plan referred to in the foregoing report is on file in the office of the City Clerk, North York Civic Centre.)
7
Parking Prohibitions and Reduced Speed - Wendell Avenue,
Gary Drive and Yelland Street - North York Humber
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends the adoption of the following report (June 25, 1999) from the Director, Transportation Services, District 3:
Purpose:
To install parking prohibitions adjacent to the traffic calming measures and to introduce a 40 km/h speed zones on Wendell Avenue and Gary Drive.
Source of funds:
All costs associated with the installation of the parking restrictions and reduced speed zones are included within the 1999 operating budget.
Recommendations:
(1) that Schedule VIII of By-law No. 31001, of the former City of North York, be amended to prohibit parking at any time on the east side of Wendell Avenue, from a point 173 metres north of Gary Drive to a point 40 metres northerly thereof;
(2) that Schedule VIII of By-law No. 31001, of the former City of North York, be amended to prohibit parking at any time on the east side of Wendell Avenue, from a point 250 metres north of Gary Drive to a point 37 metres northerly thereof;
(3) that Schedule VIII of By-law No. 31001, of the former City of North York, be amended to prohibit parking at any time on the east side of Wendell Avenue, from Pellatt Avenue to a point 27 metres southerly thereof;
(4) that Schedule VIII of By-law No. 31001, of the former City of North York, be amended to prohibit parking at any time on both sides of Gary Drive, from Yelland Street to a point 22 metres easterly thereof;
(5) that Schedule VIII of By-law No. 31001, of the former City of North York, be amended to prohibit parking at any time on both sides of Yelland Street, from Gary Drive to a point 20 metres southerly thereof;
(6) that By-law No. 31878, of the former City of North York, be amended to introduce a 40 km/h speed limit on Wendell Avenue, from Gary Drive to Pellatt Avenue; and
(7) that By-Law No. 31878, of the former City of North York, be amended to introduce a 40 km/h speed limit on Gary Drive, from Yelland Street to Wendell Avenue.
Background:
Council for the City of Toronto, at its meeting of April 15, 1998, approved the installation of temporary traffic calming measures on Wendell Avenue, Gary Drive and Yelland Street. On December 16 and 17, 1998, Council subsequently approved the permanent installation of the traffic calming measures.
With the design of the permanent measures, members of the original Traffic Work Group identified a concern that vehicles parked within a relatively short distance of the measures would impede the safe flow of two way traffic.
In addition, the Traffic Calming Policy for the former City of North York required the implementation of a 40 km/h speed limit on Wendell Avenue and Gary Drive.
Discussion:
Currently, parking is prohibited at any time on the west side of Wendell Avenue. Parking is permitted for up to a maximum of three hours on the east side of Wendell Avenue and both sides of Gary Drive and Yelland Street, in the vicinity of the traffic calming measures.
As a result of an investigation by staff of the Transportation Services Division of the Works and Emergency Services Department, the residents' concern has been confirmed as on several occasions vehicles were observed parked in the immediate vicinity of the traffic calming measures. This parking activity interferes with the safe flow of two way traffic.
Conclusions:
The implementation of the parking restrictions and reduced speed zones will further accentuate the benefits which will be achieved with the permanent installation of traffic calming measures on Gary Drive, Wendell Avenue and Yelland Street.
Contact Name:
Allen Pinkerton, Manager, Traffic Operations - District 3
395-7463 (telephone)
395-7482 (facsimile)
ajpinker@city.north-york.on.ca (e-mail)
8
Parking Prohibitions - Dubray Avenue - North York Spadina
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends the adoption of the following report (June 25, 1999) from the Director, Transportation Services, District 3:
Purpose:
To restrict parking on the west side of Dubray Avenue, north of Wilson Avenue.
Source of funds:
All costs associated with the installation of the parking restrictions are included within the 1999 operating budget.
Recommendation:
That Schedule VIII of By-law No. 31001, of the former City of North York, be amended to prohibit parking between the hours of 8:00 a.m. and 6:00 p.m., Monday to Friday, on the west side of Dubray Avenue, from a point 30 metres north of Wilson Avenue to a point 94 metres northerly thereof.
Background:
Currently, stopping is prohibited on the east and north sides of Dubray Avenue. Parking is prohibited on the west and south sides of Dubray Avenue, between the hours of 8:00 a.m. and 6:00 p.m., Monday to Friday, from the southerly limit of Paxtonia Boulevard to a point 126 metres north of Wilson Avenue. Parking is permitted for up to a maximum of three hours on the west side of Dubray Avenue, opposite Madonna High School.
Discussion:
As a result of the resident's concerns, staff of the Transportation Services Division of the Works and Emergency Services Department, have verified that when vehicles are parked on the west side of Dubray Avenue, opposite Madonna High School, southbound traffic often cross the centre line of the roadway. This is of particular concern when vehicles are stopped illegally on the west side of Dubray Avenue, three hour parking and stopping regulations at this location have proven ineffective.
Conclusions:
The continuation of the existing "No Parking, 8:00 a.m. to 4:00 p.m., Monday to Friday", prohibitions on the west side of Dubray Avenue, will improve traffic operations at this location.
Contact Name:
Allen Pinkerton, Manager, Traffic Operations - District 3
395-7463 (telephone)
395-7482 (facsimile)
ajpinker@city.north-york.on.ca (e-mail)
9
Housekeeping Amendments to By-law Entries
Pertaining to Parking, Stopping, Standing, Prohibited
Turns, Through Streets and Compulsory Stops, on
Roadways Within the City of Toronto, District 3
(City Council on July 27, 28, 29 and 30, 1999, amended this Clause by deleting from the recommendation embodied in the report dated May 26, 1999, from the Director, Transportation Services, District 3, the roman numeral "VII" and inserting in lieu thereof the roman numeral "VIII", so that such recommendation shall now read as follows:
"It is recommended that Schedules VIII, IX, X, XI, XV, XVIII and XIX of By-law No. 31001, of the former City of North York, be amended to allow for the co-ordination of the entries between the traffic by-law and signs posted on specific roadways.")
The North York Community Council recommends the adoption of the following report (May 26, 1999) from the Director, Transportation Services, District 3:
Purpose:
To modify/amend the existing traffic by-law entries to match the posted restrictions.
Source of funds:
No costs are associated with the proposed by-law amendments.
Recommendation:
It is recommended that Schedules VII, IX, X, XI, XV, XVIII and XIX of By-law No. 31001, of the former City of North York, be amended to allow for the coordination of the entries between the traffic by-law and signs posted on specific roadways.
Background:
Regular operational maintenance.
Discussion:
As a result of regular maintenance, several locations were identified where the specific by-law entries did not match the posted signage. To allow for proper enforcement of the restrictions, the traffic by-law entries must be amended.
Conclusions:
Amendments to the specific traffic by-law entries will not affect current parking/traffic operations. The amendments will simply reinforce the existing restrictions and ensure effective enforcement of the by-laws.
Contact Name:
Allen Pinkerton, Manager, Traffic Operations - District 3
395-7463 (telephone)
395-7482 (facsimile)
ajpinker@city.north-york.on.ca (e-mail)
10
Parking Prohibitions - Spalding Road, Katherine Road and
Regent Road - North York Spadina
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends the adoption of the following report (June 25, 1999) from the Director, Transportation Services, District 3:
Purpose:
To prohibit parking at any time on the north sides of Spalding Road, Katherine Road and Regent Road between Murray Road and Garratt Boulevard.
Source of funds:
All costs associated with the installation of the parking restrictions are included within the 1999 operating budget.
Recommendations:
That Schedule VIII of By-Law No. 31001, of the former City of North York, be amended as follows:
(1) that parking be prohibited at any time on the north sides of Spalding Road, Katherine Road and Regent Road between Murray Road and Garratt Boulevard;
(2) that the existing parking prohibitions between the hours of 7:00 a.m. and 4:00 p.m., Monday to Friday, on the south side of Spalding Road between Murray Road and Garratt Boulevard, be deleted; and
(3) that the existing parking prohibitions between the hours of 8:00 a.m. and 6:00 p.m., Monday to Friday, on the north side of Katherine Road between Murray Road and Garratt Boulevard, be deleted.
Background:
Staff of the Transportation Services Division of the Works and Emergency Services Department reviewed residents' concerns that vehicles were parked on both sides of Spalding Road, Katherine Road and Regent Road, during auctions at GTA Auctions and Liquidation Limited at 54 Murray Road.
Currently, on Spalding Road west of Garratt Boulevard, parking is prohibited on the south side of the road between the hours of 7:00 a.m. and 4:00 p.m., Monday to Friday. Parking is permitted on the north side of the roadway for up to a maximum of three hours. On Katherine Road west of Garratt Boulevard, parking is prohibited on both sides of the road between the hours of 8:00 a.m. and 6:00 p.m., Monday to Friday. On Regent Road west of Garratt Boulevard, parking is permitted on both sides of the roadway for up to a maximum of three hours.
Discussion:
An investigation verified the residents' concerns that during auctions, which are conducted primarily during the evenings and on weekends, vehicles are parked on both sides of the above mentioned roadways. In this regard, two way traffic and access to residential driveways are restricted. In addition to inconveniences to traffic flow and local residents, delays to response times for emergency service vehicles may also occur.
Due to the loss of on street parking for the community, local residents intend to monitor activities for a six month period. At that time, an assessment of the proposed restrictions is to be provided to Councillor Howard Moscoe, with any recommendations that may be appropriate.
Conclusions:
The installation of parking prohibitions on the north sides of Spalding Road, Katherine Road and Regent Road will improve traffic operations in this area.
Contact Name:
Allen Pinkerton, Manager, Traffic Operations - District 3
395-7463 (telephone)
395-7482 (facsimile)
ajpinker@city.north-york.on.ca (e-mail)
11
Neighbourhood Traffic Management Plan - Armour Boulevard and
Bombay Avenue - North York Centre South
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends the adoption of the following report (May 26, 1999) from the Director, Transportation Services, District 3, subject to:
(1) deleting from the recommendation embodied in the report (May 26, 1999) from the Director, Transportation Services, District 3, the words "in the Armour Boulevard and Bombay Avenue area" and inserting in lieu thereof the words, "( on Armour Boulevard and Bombay Avenue"); and adding the words, "(and replaced with temporary measures that more accurately reflect the end product for the duration of the pilot project)", at the end of the recommendation, so that such recommendation shall now read as follows:
"That the temporary planters installed at various locations on Armour Boulevard and Bombay Avenue, as part of a traffic calming test, be removed, and replaced with temporary measures that more accurately reflect the end product for the duration of the pilot project."; and
(2) the adoption of an additional recommendation to provide that:
"all traffic/temporary calming measures associated with this traffic calming pilot project be removed from other streets in the neighbourhood and the pilot project be discontinued in those areas."
The North York Community Council further reports having requested the Director, Transportation Services, District 3, to report on the feasibility of installing an advanced green light for northbound Avenue Road at Wilson Avenue.
The North York Community Council submits the following report (May 26, 1999) from the Director, Transportation Services, District 3:
Purpose:
This report seats approval to remove some of the devices which were installed as part of the traffic calming test on Armour Boulevard, Bombay Avenue, York Downs Drive, Newbury Lane, Romney Road, Raeburn Avenue, Sandringham Drive, Westgate Boulevard, Tresillian Road, and Ridley Boulevard.
Source of funds:
No funding required.
Recommendation:
That the temporary planters installed at various locations in the Armour Boulevard and Bombay Avenue area, as part of a traffic calming test, be removed.
Council Reference/Background/History:
In December of 1998, a test of a traffic calming plan, was approved by Council, to address concerns brought by the residents of Armour Boulevard, with regards to traffic speeds and volumes on their streets, the plan was the conclusion of a number of meetings between staff and a residents' traffic group, and was brought forward to a community meeting held in October of 1998.
Comments and/or Discussion and/or Justification:
Following the installation of temporary traffic calming devices, staff and the local Councillor offices received numerous complaints regarding the planters installed to test road narrowings. Of 65 phone calls, the overwhelming majority supported the retention of the speed humps, however, 56 requested that the planters be removed.
Conclusions:
The majority of residents contacting the Transportation Division, have indicated that the installation of speed humps has achieved a reduction in vehicular speeds, but that the installed planters create access difficulties and should be removed.
Contact Name:
Allen Pinkerton, Manager, Traffic Operations - District 3
395-7463 (telephone)
395-7482 (facsimile)
ajpinker@city.north-york.on.ca (e-mail)
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A recorded vote on a motion moved by Councillor Shiner, Seneca Heights, to defer consideration of this matter until such time as the Director, Transportation Services, District 3, has had an opportunity to provide a report on other traffic calming measures; additional traffic calming treatment used other parts of the City of Toronto, and the effects of traffic calming; and the Ward Councillors have had an opportunity to conduct a survey of residents on Bombay Avenue and Armour Boulevard, to obtain their opinion on the traffic calming, was as follows:
FOR: Councillors Moscoe, Augimeri, Chong, Minnan-Wong, Shiner
AGAINST: Councillors Mammoliti, Li Preti, Berger, Feldman, Flint, King
ABSENT: Councillors Sgro, Gardner, Filion
Lost
12
Proposed Heritage Designation of the Michael Shepard House -
101 Senlac Road - Under Part IV of the Ontario Heritage Act -
North York Centre
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends the adoption of the following report (June 22, 1999) from the Commissioner of Economic Development, Culture and Tourism:
Purpose:
The North York Heritage Committee/Local Architectural Conservation Advisory Committee, at its meeting of June 8, 1999, has recommended that the Michael Shepard House be designated as having architectural and historical significance in accordance with part IV of the Ontario Heritage Act (R.S.O. 1990). This report is placed before the North York Community Council for its consideration and forwarding to Toronto City Council in accordance with the recommendations of the North York Heritage Committee/Local Architectural Conservation Advisory Committee.
Funding Sources, Financial Implication and Impact Statement:
Not applicable.
Recommendations:
It is recommended that:
(1) Council for the City of Toronto approve the designation of the Michael Shepard House, 101 Senlac Road, Lot 17, Concession 1WYS - Ward 10, as a property of historical and architectural significance under part IV of the Ontario Heritage Act (R.S.O. 1990) and in accordance with the recommendation of the North York Heritage Committee/Local Architectural Conservation Advisory Committee; and
(2) the appropriate staff be directed to do all things necessary to give effect thereto.
Background:
The North York Heritage Committee/Local Architectural Conservation Advisory Committee, at its meeting held June 8, 1999, recommended that the Michael Shepard House, 101 Senlac Road, be designated as having architectural and historical significance in the North York community, City of Toronto.
Built in 1859, the Michael Shepard House is constructed in the Georgian Survival style and assumes great significance in connection with the Shepard family that settled in the historic community of Lansing at the beginning of the 19th century. The house is also significant in association with Michael Shepard, who supported William Lyon Mackenzie's Radical Reform party and participated in the Rebellion of 1837.
Architecturally, the massing of the house takes the form of a two storey main block with a one-and-a-half storey kitchen wing positioned at the west rear. Incorporating a generous sense of proportion and a pleasing symmetry, the three-ranked facade of the Michael Shepard House is generally considered to be less common among Georgian buildings in the region.
Discussion:
The Michael Shepard House has been recommended by the North York Heritage Committee/Local Architectural Conservation Advisory Committee for designation under part IV of the Ontario Heritage Act (R.S.O. 1990) on architectural and historical grounds.
When considered against the "Guidelines for the Evaluation of Heritage Properties", adopted by the former North York City Council in 1996, the Michael Shepard House clearly qualifies for designation under the Ontario Heritage Act. A copy of the assessment is attached as Appendix 'A'.
The "Reasons for Designation" which identify the significant historical aspects and architectural features of the Michael Shepard House and which are proposed for the designation are attached as Appendix 'B'.
The Owner, The Mount Pleasant Group of Cemeteries, has consented to the designation of the property with conditions relating to the issuing of development permits. The conditions have now been satisfied with the approval of all development applications by the Planning and Building Divisions, and the designation can now proceed. A copy of the letter from The Mount Pleasant Group of Cemeteries, addressed to the Economic Development, Culture and Tourism Department, is attached as Appendix 'C'.
Conclusion:
The Michael Shepard House is part of the unique and special heritage of the North York community and the City of Toronto. The property clearly qualifies for designation under the Ontario Heritage Act on both architectural and historical grounds.
Contact Name:
Beth Hanna
Culture Division
392-5225
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(A copy of the Appendices referred to in the foregoing report is on file in the office of the City Clerk, North York Civic Centre.)
13
Appeal of Official Plan Amendment UDOP-99-05 -
Kenneth-Sheppard Limited - 160 Greenfield Avenue,
150 Maplehurst Avenue and 120 Sheppard Avenue East -
North York Centre
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends that:
(1) the report (June 25, 1999) from the Acting Director, Community Planning, North District, be received; and
(2) City Council oppose Official Plan Amendment UDOP-99-05 filed by Kenneth-Sheppard Limited and support Official Plan Amendment 447 (North York Centre Secondary Plan) at the Ontario Municipal Board.
The North York Community Council also reports for the information of Council having requested:
(i) the property owners to advise the North York Community Council of its plans to relocate the existing tenants; and
(ii) the Acting Director, Community Planning, North District, in consultation with the Ward Councillors to arrange a community information meeting for the existing tenants to discuss the application.
The North York Community Council submits the following report (June 25, 1999) from the Acting Director, Community Planning, North District:
Purpose:
The purpose of this report is to advise that an appeal of Official Plan amendment application UDOP-99-05 (dealing with 160 Greenfield Avenue, 150 Maplehurst Avenue and 120 Sheppard Avenue East) has been filed by Robert Doumani, solicitor for the applicant, Kenneth-Sheppard Limited. The applicant's solicitor has filed the appeal on the grounds that the Council of the City of Toronto has failed or neglected to make a decision on their Official Plan amendment application. The applicant also has appealed policies of OPA 447 (North York Centre Secondary Plan) as they apply to their site as well as OPA No. 2 (to the Official Plan of the former Municipality of Metropolitan Toronto) which contains new condominium conversion and rental housing demolition policies. They have requested that the OPA 447 appeal and their site specific Official Plan amendment application appeal be consolidated. A copy of the appeal letter submitted to the Ontario Municipal Board and the City Clerk is attached to this report.
Recommendation:
It is recommended that this report be received for information.
Contact Name:
Nimrod Salamon, Senior Planner
Telephone: (416)395-7134
A recorded vote the recommendations moved by Councillor Moscoe, North York Spadina, was as follows:
FOR: Councillors Mammoliti, Li Preti, Moscoe, Feldman, Gardner, Filion, King
AGAINST: NIL
ABSENT: Councillors Sgro, Augimeri, Berger, Flint, Chong, Minnan-Wong, Shiner
Carried
14
Application for Part Lot Control Exemption UD54-99-04-REL -
1165709 Ontario Limited - 150 Bartley Drive - Don Parkway
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends the adoption of the following report (June 8, 1999) from the Acting Director, Community Planning, North District 3:
Purpose:
The purpose of this application is to request exemption from part lot control in order that 36 townhouse units may be conveyed into separate ownership under Phase II and 60 townhouse units under Phase III of the development.
Recommendation(s):
It is recommended that:
(1) this application be approved;
(2) that the draft by-law attached as schedule "C" be enacted; and
(3) permission be given to the City Solicitor to submit a part lot control exemption by-law directly to City Council for Phase III of the development.
Official Plan: (TMUA) Transitional Mixed Use Area
Zoning: RM5(10) - Exception to Multiple Family Dwelling Zone
Comments:
The lands were the subject of official plan and zoning amendment application UDOZ-96-25 which was approved by Council on May 14, 1997. Implementing By-law No. 33034, which was approved on July 9, 1997, permits the redevelopment of the lands subject to specific zoning regulations. The development is a mixed use subdivision consisting of townhouses, apartment condominiums with ground floor employment uses and a park. Phase II of this development consists of 36 townhouse units and Phase III will consists of 60 townhouses. Phase I of the development received part lot exemption by City Council on February 2, 3 and 4, 1999 under by-laws 13-1999, 14-1999, 15-1999, 16-1999 and 17-1999.
The release of part lot control would permit the conveyance of each townhouse unit and allow each unit to be held under separate ownership.
Conclusions:
This application is consistent with the city's part lot control exemption policy. The issues regarding this development have been reviewed and all matters of concern to the City, for development of the subject lands, are covered by the requirements of Zoning By-law No. 7625.
Contact Name:
Daniel Antonacci, Senior Planner
Phone: 395-7131
(A copy of Schedule "C" referred to in the foregoing report is on file in the office of the City Clerk, North York Civic Centre.)
15
Feasibility Study -
Yorkwoods Gate Community Centre - Black Creek
(City Council on July 27, 28, 29 and 30, 1999, amended this Clause by adding thereto the following:
"It is further recommended that the report dated July 22, 1999, from the Commissioner of Economic Development, Culture and Tourism, embodying the following recommendations, be adopted:
'It is recommended that:
(2) Council direct the Department to enter into negotiations with the Salvation Army to determine conditions for the completion of the lease agreements.'")
The North York Community Council recommends the adoption of the report (June 23, 1999) from the Commissioner of Economic Development, Culture and Tourism and adoption of the following resolution from Councillor Li Preti, Black Creek:
WHEREAS two agencies have come forward with proposals for third party operation of the Yorkwoods Gate Community Centre; and
WHEREAS criteria for third party operation of the Yorkwoods Gate Community Centre in the provision of community based social services to the immediate community has been established (as outlined in the staff report on Yorkwoods Gate Community Centre); and
WHEREAS this criteria can be used to evaluate the agencies interested in assuming third party operation of the Yorkwoods facility; and
WHEREAS both agencies (who have come forward with proposals) appear to be financially qualified to make the necessary renovations and sustain on-going operational costs for the Yorkwoods Gate Community Centre; and
WHEREAS the Parks and Recreation Division has transferred its recreation operations and budget allotment to the Oakdale Community Centre leaving the Yorkwoods facility presently unoccupied; and
WHEREAS with the vacancy of the building, the Yorkwoods Gate Community Centre has been the target of vandalism and the site has been continuously littered with debris; and
WHEREAS with the vacancy of the building, the area surrounding the Yorkwoods facility has become a community health and safety concern due to an increase in undesirable activities leaning towards criminal behaviour; and
WHEREAS perpetuating this present state of vacancy and unwelcome activity creates a habitual presence which will ultimately have negative impacts on the future service delivery of any third party operator;
THEREFORE BE IT RESOLVED THAT:
(1) the issue be considered an urgent one to be expedited immediately;
(2) the Commissioner of Economic Development, Culture and Tourism Department, Parks and Recreation Division, be directed to engage in discussions with interested agencies to evaluate and recommend a viable third party operator for the Yorkwoods Gate Community Centre; and
(3) the Commissioner of Economic Development, Culture and Tourism Department, Parks and Recreation Division, submit his recommendation to the Toronto City Council meeting scheduled for July 27, 1999.
The North York Community Council also submits the following report (June 23, 1999) from the Commissioner of Economic Development, Culture and Tourism:
Purpose:
This report will provide the North York Community Council with a summary of the findings of the Staff Report On The Yorkwoods Gate Community Centre (Appendix A). The report was compiled by staff of the Economic Development, Culture and Tourism Department with input from community stakeholders and local Councillors. It is expected that the Staff Report will provide the North York Community Council with the relevant information to determine the future use/viability of the existing Yorkwoods building and surrounding property.
Source of Funds:
Capital Budget money had previously been allocated by Council to demolish the existing Yorkwoods building and restore the area to green space: $80,000.00 in 1998, to be carried over to 1999. When further study of the issue was requested, $10,000.00 of this Capital Budget allocation was made available to conduct a feasibility study and hire an outside consultant if necessary. This money was not expended as the review was completed internally by Departmental staff.
Recommendations:
It is recommended that:
(1) the Staff Report On The Yorkwoods Gate Community Centre be accepted as a review of the variables impacting on the future use/viability of the Yorkwoods Gate Community Centre and surrounding property;
(2) Council determine the future use/viability of this property based on the conclusions and recommendations in the Staff Report On The Yorkwoods Gate Community Centre; the report recommends the retention of the Yorkwoods building for community social service space and the upgrading of the surrounding greenspace; and
(3) the Department be directed to review potential candidates for third party operation (based on the criteria outlined in the Report) and report back to Council.
Background:
Based on the Parkland Acquisition Study, there is a deficiency in open space in the Yorkwoods residential community of 5.81 hectares. It was planned that a portion of greenspace would be restored by demolishing the Yorkwoods Gate Community Centre once the new Oakdale Community Centre was built.
The decision by Council to demolish the Yorkwoods facility and replace it with greenspace was re-visited after additional community consultation indicated a potential lack in community/social service space and the need to investigate the future viability/use of this property further. The direction given by Council at its meeting December 9, 1998 was to move forward with a feasibility study on the future of this property.
There have been four public meetings held since November 11, 1998 when community residents adopted terms of reference for a feasibility study. The latest meeting was held on Monday June 21, 1999 to share the findings of the Staff Report On The Yorkwoods Gate Community Centre with the community. At that meeting, there was agreement on the recommendations.
Comments:
It has been determined that, in its present state, the Yorkwoods facility is unacceptable for recreation use or other use by community agencies. The architectural assessment completed by J. & R. Engineering indicated that the building requires $198,600.00 of remedial work to make it usable. The annual facility operating costs, including Departmental staffing amounts to $211,251.00. There are no funds allotted in the Parks and Recreation budget to cover the cost of renovations or to provide operational budget support for community group use. The Departmental operating budget has already been re-allocated to the newly opened Oakdale Community Centre.
Community recreational needs for the area surrounding Yorkwoods and beyond will be serviced by the new facility - Oakdale Community Centre. The facility is newly opened, and it is anticipated that potential program development opportunities, previously untapped, are far greater than they were for the Yorkwoods Gate community Centre. Oakdale joins 11 other multi-purpose community recreation facilities in the West Region of the North District along with school satellite locations, arenas, sports fields, parks, and naturalized areas to provide an extensive array of recreation services for these neighbourhoods.
Throughout the course of reviewing information to compile the report on Yorkwoods, it became evident that there has been a long-standing concern in the area over a lack of space for community and social services. This was indicated throughout the consultation processes which had taken place to date and from the supplemental consultation done by staff. Although there appears to be agreement among community stakeholders that greenspace is needed and desired in the community, indoor space for community/social services is the priority.
Overwhelmingly, the feedback from the community showed that there should be an attempt to retain the Yorkwoods Gate Community Centre building if there is a group which meets financial requirements and can provide relevant services to the immediate community. Included in the Staff Report is a component which outlines criteria for assessment of third party operation of the facility with the above considerations. Apart from the information required for the assessment, there is a list of criteria developed from the information and community feedback compiled for the report.
Two organizations have come forward with proposals to operate the facility at no cost to the City: Salvation Army and the Ghana Methodist Church of Toronto. The Department is aware that there is serious interest from one other organization - the Filipino Messiah Group.
Conclusions:
With respect to the future use/viability of the Yorkwoods Gate Community Centre, the Department recommends that Council retain the Yorkwoods building (provided there is a qualified third party operator) for community social service space and re-allocate the funds slated for demolition to upgrade the greenspace surrounding the building.
Contact Name:
Jim Bradley
395-6054
(A copy of Appendix A referred to in the foregoing report is on file in the office of the City Clerk, North York Civic Centre.)
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A recorded vote on the recommendation moved by Councillor Li Preti, Black Creek, was as follows:
FOR: Councillors Mammoliti, Sgro, Li Preti, Moscoe, Augimeri, Berger, Feldman, Flint, Gardner, Chong, Shiner, King
AGAINST: NIL
ABSENT: Councillors Filion, Minnan-Wong
Carried
(City Council on July 27, 28, 29 and 30, 1999, had before it, during consideration of the foregoing Clause, the following report (July 22, 1999) from the Commissioner of Economic Development, Culture and Tourism:
Purpose:
This report will provide Council with the Department's recommendation and rationale for a third party operator of the Yorkwoods Gate Community Centre. The clause referring to this issue is embodied in Report No. 7 of North York Community Council from meeting held on July15, 1999 regarding the Feasibility Study of Yorkwoods Gate Community Centre, Ward 7 Black Creek.
Source of Funds:
The evaluation for third party operation of the Yorkwoods facility included an assessment of financial capability to assume costs for renovation and on-going operation of the facility. The Salvation Army is financially qualified to undertake these costs, and there will be no financial implications for the City.
Recommendations:
It is recommended that:
(2) Council direct the Department to enter into negotiations with the Salvation Army to determine conditions for the completion of the lease agreements.
Background:
The Parks and Recreation Division of the Economic Development, Culture and Tourism Department was directed by North York Community Council at its meeting on July 15, 1999 to retain the Yorkwoods Gate Community Centre for use as a community social service centre since it was no longer required for recreation use.
Discussions were undertaken with Community and Neighbourhood Services, Shelter, Housing and Support Division, Hostel Services Unit, regarding their potential use of the site. Staff indicated that although shelters in this area would be important, community social services, such as the Salvation Army, are also a priority. These services in the neighbourhood assist in the prevention of homelessness.
Consultation with the Housing Authority has also occurred, given the Homes First Policy and this site is deemed to be inappropriate for their needs. It has been determined that they have no requirement for the use of this facility. North York Community Council also requested that the Division engage in discussions with interested agencies to evaluate and recommend a viable third party operator for the Yorkwoods Gate Community Centre.
Comments:
In addition to the Departmental consultations two interested agencies have submitted proposals for third party operation of the Yorkwoods facility: the Ghana Methodist Church of Toronto and the Salvation Army. The Division has conducted an evaluation of the two agencies using the following process: each agency completed the City of Toronto Grant Application form to provide for an assessment of financial capability, purpose of the organizations, and spectrum of service; each agency attended an interview with Division Staff where discussions took place to clarify any questions arising from the applications; and each agency was rated by staff using the criteria outlined in the feasibility study of the Yorkwoods Gate Community Centre.
Based on this process, the Salvation Army was rated as the most qualified agency to undertake third party operation of the Yorkwoods Gate Community Centre. Out of the 5 criteria, Salvation Army met all 5; Ghana Methodist Church met 2.
Conclusions:
With respect to the third party operation of the Yorkwoods Gate Community Centre, the Department recommends that Council accept the Salvation Army as the viable operator, and that the Commissioner of Economic Development, Culture and Tourism be directed to enter into negotiations with the Salvation Army to complete the lease agreement.
Contact Name:
Jim Bradley
395-6054)
16
Zoning and Official Plan Amendment Application UDOZ-98-11 -
Sanmal Investments Limited - 699 Sheppard Avenue East -
North York Centre South
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council, after considering the deputations and based on the findings of fact, conclusions and recommendations contained in the following report (June 21, 1999) from the Acting Director, Community Planning, North District, and for the reasons that the proposal is an appropriate use of lands, recommends that the application submitted by Sanmal Investments Limited regarding Zoning and Official Plan Amendment Application for 699 Sheppard Avenue East, be approved, subject to the conditions outlined in the referenced report, and subject to the following:
(1) the deletion of the following specific uses listed on Page 2 of the report (June 21, 1999) from the Acting Director, Community Planning, North District:
(a) banquet halls;
(b) clubs; and
(c) custom workshops making articles or products to be sold at retail on the premises;
(2) the "outdoor cafe in conjunction with restaurant on same lot" use identified on Page 2 of the report (June 21, 1999) from the Acting Director, Community Planning, North District, being amended to reflect the following, "outdoor cafe shall face Sheppard Avenue East";
(3) the height of the building at the rear being no higher than the existing building located at 701 Sheppard Avenue East; and
(4) Recommendation (10) being amended by adding thereto the following two new conditions:
"(10) (a) (viii) that the building contain design features to ameliorate any affects of height.";
"(10)(a) (ix) public art".
The North York Community Council also reports having held a statutory public meeting on July 15, 1999, with appropriate notice of this meeting, in accordance with the Planning Act.
The North York Community Council submits the following report (June 21, 1999) from the Acting Director, Community Planning, North District:
Purpose:
This report recommends approval of an application to permit development of this site in two phases. The first phase will allow for the use of the existing 1-storey building for limited commercial uses including the continuation of the post office use. The second phase involves the redevelopment of the site with a 5-storey commercial office building with commercial uses at grade at an FSI of 2.0 subject to the removal of a holding (H) provision when site plan and transportation conditions are satisfied.
Recommendations:
It is recommended that:
OFFICIAL PLAN AMENDMENT
(1) that the lands be designated Arterial Corridor Area (ACA);
(2) notwithstanding the limit of commercial density in the ACA designation, solely commercial uses be permitted at a maximum density of 2.0 FSI and a maximum height of 5 storeys for this site. Any redevelopment of the site beyond the existing building would be subject to the removal of a holding zone (H) which initially limits development to a maximum density of 0.26 FSI;
ZONING BY-LAW
(3) the application for rezoning be approved that establishes:
(a) an "H" holding zone limiting development to the gross floor area of 661 m² in the existing building and the following uses:
banks;
banquet halls;
business and professional offices;
car rental agencies;
clubs;
commercial recreation (excluding billiard parlours and bowling alleys);
commercial schools;
custom workshops making articles or products to be sold at retail on the premises;
dry-cleaning and laundry collecting establishments;
fitness centres;
industrial sales and service;
information processing;
outdoor cafe in conjunction with restaurant on same lot;
personal service shops;
professional medical offices;
research;
restaurants;
retail stores;
service shops;
showroom;
studios;
take-out restaurants; and
theatres; and
(b) provision to remove the "H" holding zone, subject to fulfilment of the criteria in Part C.10, Section 2.10.1 of the Official Plan;
PHASE I (RETAIL CONVERSION)
(4) the conditions of the Works and Emergency Services Department as set out in Schedule "F" as the conditions apply to Phase I;
(5) staff do all things necessary to secure all appropriate agreements, financial and otherwise to implement the conditions of the Works and Emergency Services Department, Transportation Services Department, as set out in Schedule "E" as the conditions apply to Phase I; and
(6) prior to the enactment of a zoning by-law, the applicant shall apply for and receive site plan approval for the Phase I development which implements the Sheppard Avenue East Streetscape Plan for this site, reduces or eliminates front yard parking, and provides appropriate landscaping and signage as outlined in the urban design guidelines in Appendix "1";
PHASE II (NEW OFFICE BUILDING)
(7) staff do all things necessary to secure all necessary agreements, financial and otherwise to implement the conditions of the Works and Emergency Services Department as set out in Schedule "F " as the conditions apply to Phase II;
(8) staff do all things necessary to secure all appropriate agreements, financial and otherwise to implement the conditions of the Works and Emergency Services Department, Transportation Services Department, as set out in Schedule "E" as the conditions apply to Phase II;
(9) the conditions of the Parks and Recreation Planning Branch of the Economic Development, Culture and Tourism Department, as set out in Schedule "G " be satisfied prior to issuance of a building permit for the Phase II development; and
(10) prior to enactment of a by-law to remove the "H" holding zone from the zoning, the applicant shall have satisfied the criteria in Part C.10 of the Official Plan and
(a) applied for and received site plan approval achieving matters which include:
(i) the rear portion of the fifth floor being stepped back northward from the fourth floor by a minimum of 6 metres (20 feet);
(ii) implementing the Sheppard Avenue East Streetscape Plan including a front yard setback of approximately 5 metres from Sheppard Avenue;
(iii) eliminating front yard parking;
(iv) appropriate landscaping and signage;
(v) waste collection arrangements satisfactory to the Works and Emergency Services Department;
(vi) an on-site Fire Access Route satisfactory to the Fire Services Department; and
(vii) a pedestrian wind study be provided in accordance with the Pedestrian Comfort Guidelines in the Appendix of the Official Plan; and
GENERAL CONDITIONS
(11) staff do all things necessary to secure all appropriate agreements, financial and otherwise to implement the conditions of the Toronto Transit Commission as set out in Schedule "J".
Background:
Proposal:
The application proposes an amendment to the Official Plan and zoning by-law in order to permit a two-phased development. In the short term, the applicant proposes to convert the existing 1-storey post office building to commercial uses, at a density of 0.26 FSI. In the long term, the applicant wishes to redevelop the property, through the removal of a holding zone, with a 5-storey commercial office building with an FSI of 2.0, as shown on the attached Schedule "C2". Pertinent site statistics are set out below:
| PHASE I
(Convert Existing Building) |
PHASE II
(New office building) | |
| Site Area | 2,587 m² | 2,587 m² |
| Lot Frontage | 30.1 m | 30.1 m |
| Gross Floor Area
- Retail - Office - Residential - TOTAL |
661 m²
0 0 661 m² |
1,010 m²
4,164 m² 0 5,174 m² |
| Lot Coverage | 25 percent | 47 percent |
| Floor Space Index | 0.26 | 2.0 |
| Yard Setbacks
- Front - Side - Rear |
18.6 m
9.1 m and 1.8 m 28.5 m |
11.8 m
3.4 m and 0.9 m 16.9 m |
| Parking Proposed | 35 spaces | 129 spaces |
| Building Height | 1-storey | 5-storeys and 16.7 m |
Location and Existing Site:
The site is located on the south side of Sheppard Avenue, between Greenbriar Road and Bessarion Road. An existing 1-storey post office building currently occupies the site. A 3-storey office building with a pharmacy at grade abuts the property to the east at 701 Sheppard Avenue East with a density of 1.2 FSI. The properties to the west are occupied by the Mini-Skools Early Learning Centre, the Eliam Chinese Baptist Church, the recently expanded Church of the Torontonians, and two single detached dwellings. There are semi-detached dwellings abutting the site to the south which front onto Caracas Road, and there are also semi-detached dwellings on the north side of Sheppard Avenue opposite the site.
Planning Controls:
Official Plan Amendment No. 392 (Sheppard East Subway Corridor Secondary Plan) amends the current General Institutional (G-INS) designation to Arterial Corridor Area (ACA), which permits mixed use development at a density of up to 2.0 FSI for mixed use or solely residential uses. Commercial uses are permitted at a density of 1.0 FSI. An official plan amendment is required to allow the option of a fully commercial use at this location at an FSI of 2.0. The approval of OPA 392 has been appealed to the OMB, although none of the appeals specifically concern this site or the policies of its designation. The policies for the ACA were previously approved under OPA 377 and are in full force. The redesignation of this site to ACA is, however, not in full force due to the appeal of OPA 392. The proposed Official Plan Amendment for this site also redesignates the site from G-INS to ACA in order to give this application the ability to proceed independently of OPA 392.
Zoning By-law:
The front of the property is zoned One-Family Detached Dwelling, Fourth Density Zone (R4), which permits predominately single-family dwellings. The rear one-quarter of the property is zoned Multiple-Family Dwellings, Fourth Density Zone (RM4), which permits single and multiple-family dwelling uses, including semi-detached dwellings, townhouses and low rise apartment buildings. Both the R4 and RM4 portions of the site are subject to site specific By-law 24563, enacted in 1972, which permits the existing building to be used for the purpose of "a professional office building". The property has been leased for use as a post office for a number of years. An amendment to the zoning is required to permit either conversion of the existing building to commercial uses, or the redevelopment of the site with a new office and commercial building.
Other Department Comments:
The Transportation Services Division of the Works and Emergency Services Department has indicated both proposals will require a loading space, and that the underground parking for the 5-storey office building will need to be redesigned because some of the spaces as shown are inaccessible. Phase II will require a traffic impact study in compliance with OPA 392 and Part C.10 of the Official Plan. Their comments are attached as Schedule "E".
The Works and Emergency Services Department has indicated that in the case of the retail conversion it will be necessary for the applicant to arrange for private waste collection. In the case of the proposed office building, allocation of Interim Sanitary Trunk capacity for this development will result in an equal decrease in interim trunk capacity available to other developments in the Don Trunk Area. Based on the plans submitted to date, the waste collection arrangement for the new building is not satisfactory and will need to be satisfactorily arranged at the site plan stage. Their comments are attached as Schedule "F".
The Parks and Recreation Planning Branch of the Economic Development, Culture and Tourism Department has indicated that there is no parkland dedication requirement for the conversion of the existing building to retail uses, however, for the new office building 2% cash-in-lieu of parkland dedication will be required at the time of building permit application. Their comments are attached as Schedule "G".
The Fire Services Department has indicated that the new 5-storey building will require an on-site Fire Access Route which must meet the requirements of the Ontario Building Code, to be dealt with at the time of site plan approval. Their comments are attached as Schedule "H".
The Public Health Division has indicated that there are no outstanding Public Health requirements pertaining to the soils on the site. Their comments are attached as Schedule "I".
The Toronto Transit Commission has indicated that the site is within the zone of influence of the Sheppard Subway line, and that applicant should apply noise and vibration attenuation measures. The applicant should also inform prospective purchasers and lessees, through a clause in the purchase or rental agreements, of the potential for noise and vibration intrusions and that the TTC accepts no responsibility for such effects. Their comments are attached as Schedule "J".
The Provincial Planning Services Branch of the Ministry of Municipal Affairs and Housing has indicated that they have no objection to the proposed retail and commercial uses. Their comments are attached as Schedule "K".
Community Consultation:
A community meeting was held on January 21, 1999. A number of planning interests were raised by the residents who attended and submitted their comments:
A small working group was set up at the January 21st meeting and meet several times to discuss the issues. The residents and applicant agreed upon the exclusion of the following uses from the phase one approval: undertaking establishments, drycleaning on the premise, automatic laundry shops, motels, hotels, apartment hotels, commercial bath houses, billiard parlours, bowling alleys and gas stations. In the second phase, the applicant agreed to step back the fifth floor as a means of minimizing the impact on the adjacent semi-detached dwellings.
Discussion:
Planning Issues:
Land Use and Density:
The lands are designated Arterial Corridor Area (ACA) by OPA 392, and included in a key development area within the Bessarion subway node. The Secondary Plan promotes a mix of uses within this area. In general, the Plan encourages commercial uses to be located at closest to the subway stations, and development which is more residential in nature to be located adjacent to stable residential areas. Development of lands designated ACA is to occur in accordance with the mixed use policies in Part C.10 of the Official Plan.
The Arterial Corridor Area (ACA) policies applying to the subject lands permit a mix of uses at varying densities. The intent of these policies is to initially limit development to a density of 1.0 FSI, and place gross floor area above 1.0 FSI up to the general maximum of 2.0 FSI in a holding zone. Criteria to be fulfilled in order to remove the holding zone relate to, among others, transportation and sewer studies being undertaken to ensure capacity is available to serve the development, minimum 30 metres frontage, compliance with the Urban Design Guidelines for ACA's specified in Section 2.6.0 of Part C.10 of the Official Plan, and ensuring site plan approval is obtained.
Approval of this application would require the establishment of a holding zone ("H") on this property to limit development initially to the proposed first phase of development, of less than 1.0 FSI. Upon subsequent application to remove the "H", and fulfilment of the "H" removal criteria and relevant ACA policies, a density of 2.0 FSI could be achieved at this location.
The proposal fits within the general intent of the Secondary Plan to achieve redevelopment of this section of the Sheppard Corridor. The proposed uses are consistent with the objective of achieving mixed uses in this area. The child care centre and churches to the west of the site are stable uses at present. The proposed uses in both phases are compatible with the adjacent office and institutional uses, and can be buffered from the semi-detached dwellings to the south. Given the proximity of the site to the future Bessarion subway station and the desire to develop mixed uses and offices in this key development area, the proposed land uses are appropriate.
An official plan amendment is required because the general ACA policies limit the amount of commercial density on any one site to a maximum of 1.0 FSI. The applicant is proposing a fully commercial building at 2.0 in the second phase.
Traffic Impact Study:
OPA 392 requires a Traffic Impact Study and traffic certification for development over 5,000 m². The criteria in the ACA policies for the removal of an "H" holding zone also include the submission of a study demonstrating that the proposed development will not result in an unacceptable level of arterial road service. The submission of a traffic impact study is a condition for removing the "H" holding zone from the property for the proposed office building.
Urban Design:
There are urban design guidelines in both the Sheppard Corridor Plan and the ACA policies. An evaluation of the application against these guidelines is summarized in Appendix "1" to this report, and will be used to review the site plan applications for both Phase I and Phase II. The Phase I site plan application does not include any new structures, but will include consideration of appropriate parking layout, streetscape, and landscaping. The Phase II site plan that is required when the site is redeveloped will address to the fullest extent the design of the new building and its relationship to both the residential neighbourhood to the south and its Sheppard Avenue frontage as outlined in Appendix "1".
Conclusions:
The application is consistent with the Sheppard East Subway Corridor Secondary Plan in terms of land use and density. The proposed uses are appropriate for a location fronting on Sheppard Avenue and will assist in maximizing development in this key development area which is occupied in large part with existing institutional uses. Both the conversion of the existing building to retail uses, and a new office/commercial building are compatible with the adjacent office and institutional uses, and can be appropriately buffered from the stable residential area to the south. A holding zone should be applied to the proposed second phase of the development, allowing a density of up to 2.0 FSI, which can be removed subject to satisfying the criteria in the Official Plan.
Contact Name:
Karen Whitney, Senior Planner
Telephone: (416) 395-7109 Fax: (416) 395-7155
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APPENDIX 1 URBAN DESIGN GUIDELINES
Phase I - Reuse of Existing Building
Principles:
1) Implementation of the Sheppard Avenue East Streetscape Plan for this site.
2) Parking spaces next to Sheppard Avenue be eliminated and replaced with landscaping to support the Streetscape Plan. The 6 parking spaces adjacent to Sheppard Avenue should be eliminated and replaced with landscaping.
3) Design of signage for the conversion from the existing post office should make them an integral part of the building to create more of a storefront design.
Phase II - Office Building
Streetscaping and Setbacks:
1) In order to achieve a pedestrian friendly street, a 5 metre setback is required for all new developments. New buildings are to be sufficiently set back from the Sheppard Avenue road allowance to accommodate the planned widening and streetscape initiatives of the City.
2) The new office building proposed in Phase II is proposed to be set back 11.8 metres from Sheppard Avenue. This set back should be reduced to provide a greater rear yard setback from the stable residential area to the south with enhanced landscaping around the outdoor parking area. The ACA urban design policies also encourage buildings to be set back from the street to encourage green space and landscaped front yards, and stress that building massing should be supportive of a pedestrian scale.
3) Implement the Sheppard Avenue East Streetscape plan for this site which indicates a landscape treatment in the public boulevard. This will also eliminate parking, and increase landscaped area in the front yard.
Building Height:
4) Buildings are subject to a 45 degree plane to the boundary of the ACA area. At the time of the application to remove the "H", it should be demonstrated that stable residential areas should not be significantly affected by shadowing or overview.
5) A maximum height of five storeys with the fifth floor being stepped back from the fourth floor in the rear by a minimum of 6 metres (20 feet).
Parking and Landscaping:
6) Generally, surface parking should be located at the rear of buildings or away from the street edges and screened by landscaping where it must be located on the side of a building.
7) Landscaping is to be used as a buffer between arterial road development and stable residential areas wherever possible.
8) Additional landscaping should also be provided around the perimeter of the below grade parking structure to buffer the semi-detached dwellings to the south. The surface parking along the west property line should be eliminated and replaced with a landscape zone.
Pedestrian Comfort:
9) OPA 392 requires pedestrian level wind studies for developments which exceed 5,000 m² in accordance with the Pedestrian Comfort Guidelines in the Appendix to the Official Plan. This condition should apply to the new office building in Phase II as a condition of the "H" removal and implemented through the site plan approval process.
(A copy of the Schedules referred to in the foregoing report is on file in the office of the City Clerk, North York Civic Centre.)
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A presentation was made by Ms. Karen Whitney, Senior Planner, Community Planning, North District.
The following persons appeared before the North York Community Council in connection with the foregoing matter:
- Mr. Louis Reznick, who spoke on behalf of the applicant and advised that the owners are in agreement with the recommendations of the planning staff and are willing to accept the restrictions regarding the uses, the increased set back and the height, including the elimination of the fifth floor. He also expressed the opinion that the commercial uses would be advantageous to the area residents.
- Ms. Mireille Durieu, who expressed her concerns regarding the proposed development. Her primary objections were with respect to potential noise and parking problems should the proposed building be used as a club and the height of the structure. Due to the proximity of the proposed development to her dwelling, she requested that the building be reduced in height not only to ameliorate her concerns but also to be more compatible with other buildings in the vicinity which are predominately one and a half and two storeys in height.
- Mr. Rus Carrington, on behalf of the Bayview Manor Ratepayers Association, who indicated that numerous community meetings have been held with the applicant resulting in the compromise proposal presently before the North York Community Council. He concluded by requesting that the height of the building at the rear be the same as the height of the building at 701 Sheppard Avenue East.
17
Official Plan Amendment and Rezoning Application UDOZ-99-02 -
Brown Dryer Karol (on behalf of Quadrant Dental Technologies Inc.)
- 181 Finch Avenue West - North York Centre
(City Council on July 27, 28, 29 and 30, 1999, amended this Clause, by adding thereto the following:
"It is further recommended that comprehensive land assembly and residential intensification of lands within the mixed use district of the Central Finch Area Secondary Plan be encouraged, to the extent possible, in accordance with the provisions of the Plan.")
The North York Community Council, after considering the deputations and based on the findings of fact, conclusions and recommendations contained in the following report (June 24, 1999) from the Acting Director, Community Planning, North District, and for the reasons that the proposal is not an appropriate use of lands, recommends that:
(1) the application submitted by Brown Dryer Karol (on behalf of Quadrant Dental Technologies Inc.) regarding Official Plan Amendment and Rezoning Application for 181 Finch Avenue West, be refused;
(2) the intent of the Central Finch Area Secondary Plan to limit the range of non-residential uses allowed in the Mixed Use land district to those specified in Part D.12, Section 2 of the Official Plan, be reaffirmed; and
(3) since the proponent appealed his own development application to the Ontario Municipal Board last April and a hearing date is anticipated in the very near future, prior to Council's meeting scheduled for September 28, 1999; the City expeditiously retain an outside planning consultant to defend Council's decision at a maximum cost of $10,000.00.
The North York Community Council reports having held a statutory public meeting on July 15, 1999, with appropriate notice of this meeting, in accordance with the Planning Act.
The North York Community Council submits the following report (June 24, 1999) from the Acting Director, Community Planning, North District:
Purpose:
This is the final report on an application to amend the Central Finch Area Secondary Plan and the Zoning By-law to permit the construction of a two storey dental lab with grade related accessory administrative offices at 181 Finch Avenue West.
The applicant has requested the referral of its Official Plan Amendment application and has appealed its Rezoning and Site Plan Approval applications to the Ontario Municipal Board. A Board hearing date is anticipated within three months.
The report recommends that the application be approved subject to conditions.
Recommendations:
It is recommended that the application be approved and that:
(1) Notwithstanding the CFMU-1 designation of the lands known municipally as 181 Finch Avenue West, the Central Finch Area Secondary Plan be amended so as to include a site-specific policy for the lands to permit a dental laboratory which operates as a custom workshop making limited quantities of prosthetic dental appliances, with accessory office uses, provided that the maximum gross floor area does not exceed 522.48 m2.
(2) The R4 zoning on the site be amended to a C4 exception zone with the following exceptions:
DEFINITIONS
(a) "dental laboratory" shall be defined as a "custom workshop" which produces prosthetic dental appliances in which the minimum gross floor area per employee is 43 m2.
PERMITTED USES
(b) the only permitted use shall be a "dental laboratory" with an accessory office use;
EXCEPTION REGULATIONS
GROSS FLOOR AREA
(c) the maximum gross floor area shall be 522.48 m2;
BUILDING HEIGHT
(d) the maximum building height shall be 8 metres or 2 storeys, whichever is the lesser;
PARKING AND LOADING REGULATIONS
(e) notwithstanding Section 6A(2) of the Zoning By-law, only 11 parking spaces need be provided on the lands, including one space which is provided for the use of couriers;
(f) notwithstanding Section 6A(16) of the Zoning By-law, no loading spaces need be provided on the lands;
LANDSCAPING REQUIREMENT
(g) (i) a minimum 1.5 metre landscape strip shall be provided on the lands, along the rear property line; and
(ii) a minimum 1.0 metre landscape strip shall be provided on the lands, along each of the side property lines;
(3) The applicant be required to meet the conditions of Works and Emergency Services, Transportation Services as set out in Schedule E of this report; and that the applicant be required to meet the conditions of Works and Emergency Services, Development Services, and those of Economic Development, Culture and Tourism, Policy and Planning Section, whose correspondence will be made available at the time of the Statutory Public Meeting; and
(4) Prior to enactment of amendments to the Secondary Plan and the Zoning By-law, the applicant shall have obtained Site Plan Approval for this project at 181 Finch Avenue West from the Director, Community Planning, North District, based upon revised drawings which achieve the built form objectives set out in this report.
Background:
PROPOSAL
Proposed is a dental laboratory and accessory offices within a new two storey building. The subject lands are located on the south side of Finch Avenue West between Finchurst Avenue and Senlac Road, opposite an existing commercial plaza at the corner of Finch Avenue and Grantbrook Avenue. A single family detached house currently occupies the lot. Proposed gross floor area of the building is 522.48 m2 and the overall lot area is 696.77 m2. Other pertinent details are listed in the following chart:
| OP DESIGNATION | Central Finch Area Secondary Plan
CFMU-1 | |
| CURRENT ZONING DESIGNATION | R4 | |
| USE | PERMITTED BY O.P. | single, detached and multiple-unit residential, retail and service commercial uses, offices, places of worship, public parks and recreational facilities, and institutional use |
| PROPOSED | dental laboratory and accessory office use | |
| SITE AREA | 696.77 m2 | |
| FRONTAGE | 15.24 m | |
| DEPTH | 45.72 m | |
| PROPOSED
SETBACKS |
FRONT | 3.05 m |
| REAR | 18.14 m | |
| EAST SIDE | .010 m | |
| WEST SIDE | .025 m | |
| GFA | 522.48 m2 | |
| FSI | PERMITTED by O.P. | 1.00 total; 0.75 commercial |
| PROPOSED | 0.75 | |
| HEIGHT | PERMITTED by O.P. | the lesser of:
2 storeys or 8 metres |
| PROPOSED | 2 storeys, 8 metres | |
HISTORY
In April, 1997, Quadrant Dental Laboratories Incorporated submitted a rezoning application (No. UDZ-97-14) to permit a dental laboratory and offices at 142 Finch Avenue West. Following an extensive consultation process with City staff, Ward Councillors and members of the public, Quadrant decided to transfer its application from 142 to 181 Finch Avenue West. The applicant has advised that the decision to relocate was to cooperate with the developer of an adjacent residential townhouse project, and with a number of area residents who preferred to see office uses located near other office uses.
An Official Plan Amendment and Rezoning application was submitted in January, 1999 for a medical office building with an accessory dental laboratory. The applicant applied for an Official Plan Amendment given that the proposed use, a dental laboratory, is not a use which the Central Finch Area Secondary Plan specifically permits.
Originally, City staff regarded the proposal as (predominantly) a medical office with an accessory dental laboratory, as set out in the application. However, staff visits to the applicant's current business location have led to the conclusion that the proposal is predominantly a dental laboratory, with an accessory administrative office. In addition, while staff originally presumed the dental laboratory to be industrial in nature (i.e., with high-volume, repetitive manufacturing), staff observation of the applicant's current business has led to the conclusion that it functions as a small custom workshop rather than an industrial use, i.e., "a building or part of a building used by a trade, craft or guild for the manufacture in small quantities of made-to-order articles".
CURRENT OFFICIAL PLAN AND ZONING
The site is subject to the Central Finch Area Secondary Plan, and is designated CFMU-1 (Central Finch Mixed Use - One), which permits single, detached and multiple-unit residential uses, retail and service commercial uses, offices, places of worship, public parks and recreational facilities, and institutional use. "Dental laboratory" as a defined term is not included in this list.
For a solely commercial building on a lot with a frontage of less than 30 metres, the Secondary Plan permits a maximum commercial density of 0.75 FSI and a height limit of 2 storeys or 8 metres (whichever is the lesser). The proposed density of 0.75 FSI (commercial use only) conforms to the Secondary Plan, as does the proposed building height of 2 storeys (or 8 metres).
The proposed development also conforms to the 9.5 metre rear yard setback requirement set out in Section 3.1 of the Secondary Plan, the function of which is to provide adequate separation from the stable residential area abutting the property to the south.
The site is zoned R4 (One-Family Detached Dwelling Zone). A zoning amendment is required to permit the proposed uses.
COMMUNITY CONSULTATION
The proposal was presented to the community at a meeting held on March 25, 1999 at the Edithvale Community Centre. Councillors Filion and Gardner were in attendance in addition to the applicants and their agents, Urban Planning and Development staff, and Transportation staff from Works and Emergency Services.
Approximately 40 members of the community attended the meeting. The following concerns were raised:
- that the number of parking spaces proposed on the site would not be sufficient to accommodate the dental laboratory use and its employees;
- that, as a consequence, parking would spill over into the adjacent neighbourhood to the south, and also to the north side of Finch Avenue West; and
- that the existing traffic problems in the area would be augmented by this development.
The resolution of community concerns with respect to parking are discussed further in this report.
Comments:
PLANNING CONSIDERATIONS:
SURVEY OF EXISTING DENTAL LABORATORIES IN THE VICINITY OF THE SITE
When North York Community Council considered the preliminary report on this application on at its meeting of February 18, 1999, it requested that:
"(1) the Director, Transportation Services, District 3, commission an independent review of the parking requirements for the proposed use on this site; and that such review be paid for by the applicant; and
(2) the Acting Director, Community Planning, North District, as part of his final report on this application to the North York Community Council, evaluate the zoning regulations for other comparable dental laboratories of this type that are not located in an industrial zone, particularly with respect to parking."
The applicant declined North York Community Council's request to fund the independent review, and subsequently referred the matter to the Ontario Municipal Board.
At its meeting of June 9-11, 1999, City Council adopted the recommendation of the North York Community Council that:
"in the event the applicant refuses to fund the independent parking study required by Council, that the Acting Director, Community Planning, North District, and the Director, Transportation Services, District 3, undertake the parking surveys of comparable dental laboratories at the following locations: 184 Finch Avenue West; 18 Finch Avenue West; and 129 Willowdale Avenue; as directed by Council and determine, based on the results of these surveys, whether it is necessary to review the conclusions of the previous staff and applicant transportation studies regarding 142 Finch Avenue West." [Clause 22, NYCC Report No. 5, 1999]
Staff from Community Planning (Urban Planning and Development Services) and Transportation Services (Works and Emergency Services) undertook the parking survey requested by Community Council, and also added the applicant's Dufferin Street dental laboratory to the list of those surveyed.
In addition, staff gathered information about the particulars of the laboratories on each site, including zoning, descriptions of use, the approximate number of visitors per day, loading and delivery needs, hours of operation, employment statistics, and employee modal split (the ratio of drivers to users of public transit) .
This information assisted staff not only in the determination of an appropriate parking standard for the proposed dental laboratory, but also in understanding and defining the use, and assessing its compatibility with other uses permitted by the Secondary Plan and in the abutting residential areas.
Staff findings are described in this report, and in the attached Schedule E (the comments of Transportation Services, Works and Emergency Services).
RELATIONSHIP OF PROPOSED USE TO SECONDARY PLAN
The proposed use is a dental laboratory, which is not a defined term in the Central Finch Area Secondary Plan. Based on staff site visits to the dental laboratories noted above, and detailed interviews with their owners, these businesses can best be described or defined as custom workshops which produce prosthetic dental appliances. A custom workshop can be considered a retail and service commercial use, which is an appropriate use under the policies of the Central Finch Area Secondary Plan.
While dental laboratories are often located in industrial areas in the former City of North York (as the applicant's business currently is) , they are also located in commercial or mixed-use areas (such as those labs surveyed at 184 Finch Avenue West, 18 Finch Avenue West and 129 Willowdale Avenue).
The nature of the product and production method were found to be similar in all the operations staff visited, whether in a commercial or industrial area. (The intensity of activity at 129 Willowdale Avenue was higher than at the other addresses, because it shared its premises with a dental supply company and a denture therapy practice, as well as a land development company).
The City of North York Official Plan and Central Finch Area Secondary Plan do not provide explicit direction on the classification (i.e. commercial or industrial) of "dental laboratory" uses or on their location.
For the purpose of clarity, the Central Finch Area Secondary Plan should be amended with a specific development policy to permit, on this site, a dental laboratory which operates as a custom workshop making limited quantities of prosthetic dental appliances , and accessory office uses, provided that the maximum gross floor area does not exceed 522.48 m2.
The purpose of the proposed Official Plan Amendment is to clearly state that the proposed use is permitted as a retail and service commercial use within the CFMU-1 designation in the Central Finch Area Secondary Plan. This proposed amendment does not result in a substantive change to the intent of the Secondary Plan.
RELATIONSHIP OF PROPOSED USE TO THE ZONING BY-LAW
Zoning By-law No. 7625 does not define the "dental laboratory" use. However, it defines "custom workshop" as "a building or part of a building used by a trade, craft or guild for the manufacture in small quantities of made-to-order articles". Therefore, a "dental laboratory" can be described or defined in zoning terms as "a custom workshop which produces prosthetic dental appliances".
The by-law definitions related to manufacturing, i.e. "light metal manufacturing" and "light plastic manufacturing" are not applicable in this instance. "Light metal manufacturing" refers to metal fabrication or assembly, while metal work is not carried out in Quadrant's laboratory. "Light plastic manufacturing" presumes repetitive production by extrusion, injection moulding and coating, among other techniques, while the articles produced in Quadrant's lab are all unique, handcrafted and made-to-order. The by-law definition of "manufacturing use" (i.e. "the use of land , building or structure for the processing, assembly, storage, packaging, production, growing or making of physical goods or commodities") is also not appropriate in this instance because it does not reflect the custom, handcrafted nature of Quadrant's work.
It is recommended that the current R4 (One-Family Detached Dwelling Fourth Density) zoning on the site be amended, on the site, to a C4 (Mixed-Use Commercial) exception zone in which:
- "dental laboratory" shall be defined as a "custom workshop" which produces prosthetic dental appliances in which the minimum gross floor area per employee is 43 m2; and
- "custom workshop" shall be deemed to be a "retail service and commercial use", which is permitted under the C4 zoning designation.
A stipulation on minimum gross floor area per employee is recommended to relate to the number of parking spaces that are to be provided on the site.
COMPATIBILITY OF USE
Staff visited the applicant's business, Quadrant Dental Laboratories, and observed its production of custom crowns, bridges, and dental implants. The lab is currently located on Dufferin Street (south of Finch) and employs 12 people. Compared to other dental labs (such as that located at 129 Willowdale Avenue), Quadrant does not offer full-service production, since certain functions like metal work are contracted out.
It is noted that denture therapy clinics, which have been interpreted as "medical offices" for zoning purposes, and are thus permitted under the CFMU-1 land use designation in the Secondary Plan, often have a substantial laboratory component.
The applicant has advised that Quadrant has at most 4 or 5 visitors a day, usually dentists' patients who are referred to the laboratory for tooth colour consultation, and that there is no overlap of visits, as patients are scheduled sequentially. In contrast, denture therapy clinics, which are a permitted use, generally have many more visitors per day since they deal directly with patients (patients are not referred through a dentist).
Quadrant and the other dental labs visited by Planning and Transportation staff are subject to strict sanitary conditions, and are not "obnoxious". In other words a dental lab is not a use, which:
"from its nature or operation creates a nuisance or is liable to become a nuisance or offensive by the creation of noise or vibration; or by reason of the emission of gas, fumes, dust or objectionable odour; or by reason of the unsightly storage of goods, wares, merchandise, salvage, refuse matter, waste or other material." [Section 2.57 of the Zoning By-law].
Staff have concluded from their visits to the four dental laboratory that these uses are compatible with their surrounding uses. Therefore, permitting a dental laboratory at 181 Finch Avenue West is consistent with the Secondary Plan principle which regards mixed use areas along Finch Avenue West as "Main Street" redevelopment, comprising a mix of commercial and multiple unit residential uses.
For these reasons, a dental laboratory at 181 Finch Avenue West would be compatible with its surrounding residential and commercial uses.
PARKING
The applicant has advised that City staff that Quadrant Dental Laboratories currently employs 12 people, 4 of whom take public transit to work, and 8 of whom drive. The applicant has also advised that he expects to retain the same number of employees if he moves his lab to 181 Finch Avenue West, and to "grow" the business through increased use of computers, not by adding more staff. Given that the site is well served by public transit, the applicant expects that his employees who commute via public transit will continue to do so.
Quadrant relies on a maximum of two car drivers for delivery and pick-up, who generally do not arrive at the laboratory simultaneously, and also advises it has, at most, 4 or 5 visitors a day, who arrive sequentially rather than simultaneously.
In carrying out the parking survey requested by North York Community Council, Transportation Services staff asked the respective owners of the dental laboratories several questions related to transportation in an attempt to determine the parking demand, the utilization of parking provided (for employees, visitors and couriers). However, the parking utilization counts at each of these locations would not yield conclusive results to determine a parking ratio appropriate for a dental laboratory use, since in each case, the parking spaces designated for the lab are located within a common parking area.
The dental laboratory at 184 Finch Avenue West is on the second floor of a strip shopping plaza with common parking; the lab at 18 Finch Avenue West is in a multiple-unit office condominium building with residential apartments above, and common parking below grade; and the lab at 129 Willowdale Avenue houses several related dental businesses that share a common parking lot. The applicant's current dental laboratory, a unit in a large business complex, shares a common parking lot.
Therefore, the Director of Transportation Services for District 3 determined that the surveys of the various sites would prove more useful in reviewing and confirming the parameters set out in the transportation consultant's reports regarding 181 Finch Avenue West and the previous application at 142 Finch Avenue West. The outcome of his review of all the information from the consultants and from City staff is that the proposed parking supply of 11 spaces can accommodate the anticipated demand.
His detailed findings, and his listing of site plan issues which must be resolved, are set out in Schedule E of this report.
BUILT FORM
While the Secondary Plan encourages the consolidation of lots, it does not effectively preclude or prohibit single lot development for residential, commercial or mixed-use development. Quadrant Dental Technologies' solicitor has advised that Quadrant had pursued the purchase of the adjacent lands at 183 Finch Avenue West but were unsuccessful, leaving the applicants with the sole option of redeveloping their own lands at 181 Finch Avenue West.
The applicant will be required to comply with the built form provisions set out in Section 4 of the Secondary Plan, which include:
- locating the primary pedestrian access at grade, facing the street;
- rendering the main floor accessible from grade, and presenting windows to the street, to be achieved by locating part of the dental lab operations, an accessory office, on the ground floor fronting the street;
- providing suitable landscaping in the front yard and on the perimeter of the site, including buffering;
- providing tree preservation, appropriate exterior lighting and signage, and the appropriate location of waste storage and recycling facilities; and
- providing a building setback of 18 metres minimum from the centre line of Finch Avenue West .
In addition, to further refine the built form, the applicant should be required to submit revised plans which achieve the following:
- the creation of an appropriate massing transition and alignment to the fronts of neighbouring buildings along Finch Avenue West;
- minimizing the impact of the party walls on the east and west sides of the property, as viewed from the street and neighbouring buildings;
- a redesign of the front elevation, so that it predominates over the driveway opening by improving the opening's proportions, and developing a stronger architectural solution overall;
- a reduction of the impact of rear yard parking on adjacent properties through acceptable visual screening, and improvement of the environment of the parking lot itself by establishing:
- a 1.5 metre setback of the parking from the rear property line to provide a planting strip for trees; and
- a 1.0 metre setback of the parking from each of the side property lines to provide a planting strip for shrubs; and
- improvement of the pedestrian realm by:
- reducing of the driveway opening to a maximum of 6.1 metres; and
- submitting a landscape plan which indicates hard and soft landscape treatment, lighting and signage, and planting at the base of the building on the north and south sides, and on the public boulevard.
Conclusions:
The proposal for a two storey dental laboratory with accessory offices on the ground floor is appropriate for the Central Finch Area Secondary Plan area with respect to built form, and also with land use (as clarified by the proposed Official Plan Amendment). Approval of the Official Plan Amendment and Rezoning application is therefore recommended, subject to the resolution of site plan issues set out in this report.
Contact Name
Anne Milchberg, Senior Planner
North York Civic Centre
Telephone: (416) 395-7129
Fax: (416) 395-7155
E-mail: amilchbe@toronto.ca
(A copy of the Schedules referred to in the foregoing report is on file in the office of the City Clerk, North York Civic Centre.)
The North York Community Council submits the following communication (July 8, 1999) from the Acting Director, Community Planning, North District, and the Director, Transportation Services, District 3, forwarding additional information from the dental laboratory survey:
In response to your July 5, 1999 memorandum requesting additional information from the dental laboratory survey, attached please find the following:
1. a data chart from Transportation Services which has been revised to include survey information obtained for 4544 Dufferin Street; and
2. a chart from Urban Planning and Development Services which includes, among other data, land use information such as Official Plan and zoning designations, and gross floor areas of the dental labs surveyed.
For further information on the Transportation Services chart, please contact Pascoal D'Souza at 395-7458. For further information on the Urban Planning and Development Services chart, please contact Anne Milchberg at 395-7129.
| Location
Employees Parking Supply Visitors/Day Non-Auto Use Delivery Staff Sales Staff Parking Allocation Staff Parking Visitor Parking Delivery/Courier |
181 Finch
12 12 2 or 3 4 = 33% 2 0 internal to site internal to site internal to site |
184 Finch
1 n/a 0 1 = 100% 0 0 n/a n/a common area |
18 Finch
6 3 0 2 = 33% 0 0 common area meter parking common area or street |
129 Willowdale
42 19 2 or 3 0 = 0% 6 1 internal to site internal or meter parking internal to site |
4544 Dufferin
12 8 2 or 3 4 = 33% 2 0 common area common area common area |
| ADDRESS | 181
FINCH AVE W (proposal) |
4544
DUFFERIN ST |
184
FINCH AVE W |
18
FINCH AVE W |
129 WILLOWDALE AVE |
| CONTACT INFO. | See info under 4544 Dufferin St | Mr. Ernie and Ms.
Nancy Molnar
Crown-tech Dental Labs 4544 Dufferin St, Suite 202 |
Mr. Gabriel Pintos
Anatomical Dental Lab 184 Finch Ave W Suite 2 |
Mr. Moon Choy
Diamond Dental Labs 18 Finch Ave W |
Mr. Albert Deluca
Deluca Dental Lab 129 Willowdale Ave Del-Dent Ltd. 127 Willowdale Ave |
| Official Plan designation | Central Finch Area
Secondary Plan
(D.12) -
CFMU-1 |
IND (industrial) | Central Finch Area Secondary Plan (D.12) - CFCOM | Uptown Study Area
Secondary Plan
(D.3) -
Mixed Use |
COM (commercial) |
| relevant uses permitted by OP | single, detached and multiple-unit residential, retail and service commercial uses, offices, places of worship, public parks and recreational facilities, and institutional use | as per Section C.8-2 of the Official Plan | office, retail and commercial | office, retail
and service commercial |
as per Section C.5-2 of the Official Plan |
| zoning designation | R4 | MC(100)(H) | C1 | C1 | C1 |
| frontage | 15.24 m | n/a
(rental unit in larger development) |
n/a
(rental unit above strip plaza) |
n/a
(office condo unit in larger development) |
60 m |
| depth | 45.72 m | n/a (see above) | n/a (see above) | n/a (see above) | 120 m |
| site area | 696.77 m2 | n/a (see above) | n/a (see above) | n/a (see above) | 7200 m2 |
| overall GFA of building | 523 m2 | n/a (see above) | n/a (see above) | n/a (see above) | 465 m2 (5000 ft2) |
| total number of parking spaces for building | 12 proposed | n/a (see above) | n/a (see above) | n/a (see above) | 26 |
| GFA of dental lab | 522.48 m2 | 223 m2 (2400 ft2) | 37.2 m2 (400 ft2) | 65 m2 (700 ft2) | 325 m2 (3500 ft2)
comprised of 232.5 m2 lab and 92.5 m2 office |
| number of
parking spaces for
dental lab
|
12 proposed
x - employee y - visitor |
8 total, for employees | n/a | 3 total
for employees |
26 total
4 for dental supply company 3 for development company 19 for Deluca Dental Lab |
| approx. number of visitors/day | 4 or 5 a day,
but no overlap |
4 or 5 a day,
but no overlap |
none | rarely visitors | 4 |
| loading/delivery needs | two drivers,
not arriving simultaneously |
two drivers, no dedicated space | one driver, no designated space | uses courier service - dropoff space is accommodated in the overall development | 7 in total -
6 drivers, 1 salesperson. No designated spaces. |
| hours of operation | 8:30 - 5
plus occasional evening classes for dentists |
8:30 - 5 | 9-5 | 9-5 | 9-6 |
| employment stats | 12 | 12 | 1 | 6 | 42 (used to be 60) |
| modal split | presume same modal split as at 4544 Dufferin Street | 8 drive (plus two
delivery drivers)
4 take TTC |
1 - drives or bicycles | 4 drive,
2 take TTC |
42 drive |
| description of use | Same as description under 4544 Dufferin Street, but with a higher level of computerization. | Not completely full service. Produces crowns and bridges and dental implants, but some functions, like metal work, are farmed out. More like a custom workshop than a manufacturer. | production of dental crowns only | production of dental crowns and bridges only | full service denture
production;
dental supply company; denture therapy practice; development company |
| Does business include a denture therapy practice? | No, but the business will include some in-house work done with dentists' patients (colour consultation and implants) | No, but there is some in-house work done with dentists' patients (colour consultation and implants) | no | no | yes |
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The North York Community Council also reports having had before it the following communications:
(i) (July 15, 1999) from Mr. George S. Belza, on behalf of several property owners in the vicinity of the application, outlining in summary fashion, certain errors and defects in the accompanying staff material recommending approval of the proposed project; requesting that the City refuse the application and oppose the proposed Official Plan Amendment and rezoning at the Ontario Municipal Board; and requesting notification of any subsequent public meeting by the City on this matter, or hearing of the Ontario Municipal Board, or adoption of any Official Plan Amendment or enactment of any Zoning By-law Amendment with respect to this application;
(ii) (July 14, 1999) from the Finch Avenue West Residents, advising of their objection to the application;
(iii) (July 14, 1999) from Margie and John Wagner, advising of their objection to the proposal;
(iv) (July 13, 1999) from Robert E. Simpson and Yvonne E. Simpson, advising of their objection to the application and requesting that the application be refused;
(v) (July 12, 1999) petition from area residents in support of the application;
(vi) (July 10, 1999) from Ms. Sylvia S.M. Lai, advising of her family's objection to the proposal;
(vii) (July 8, 1999) from the Acting Director, Community Planning, North District and the Director, Transportation Services, District 3, forwarding additional information from the dental laboratory survey;
(viii) (July 8, 1999) from Mr. William deBacker, President, Edithvale-Yonge Community Association, advising of the Association's objections regarding the proposed application;
(ix) (June 30, 1999) from Linda and Peter Schlecht, advising of their opposition to the application;
(x) (March 30, 1999) from the Supervisor, Land Acquisition and Development Applications, Economic Development, Culture and Tourism, submitting comments from the Parks and Recreation Planning Branch of the Economic Development, Culture and Tourism Department;
(xi) (February 17, 1999) from the Manager, Development Services, District 3, Works and Emergency Services, submitting comments from the Works and Emergency Services Department; and
(xii) (undated) from Mr. Wilbert Tuey, advising of his family's opposition to the application;
The following persons appeared before the North York Community Council in connection with the foregoing matter:
- Mr. Adam Brown, on behalf of the applicant, who commented on the merits of the application and stated that the applicant concurred with the recommendations outlined in the planning report, including the recommendation to limit the parking per employee. During his submission, he also indicated that the proposed use, whether it is considered a custom workshop or a dental laboratory or medical office, is appropriate for the Central Finch Area Secondary Plan area with respect to built form and also with land use. He also indicated that there are similar uses in the immediate area, none of which have had an adverse impact on the surrounding neighbourhood. In concluding, he stated that the proposed use is not a manufacturing use, does not produce any hazardous materials and should be recommended for approval.
- Ms. Christine Wade, who spoke in support of the application. She advised that she has worked with the applicant and his staff and that the type of work being done will result in low traffic activity to and from the site.
- Mr. Sharma, who spoke in opposition to the application His primary objections were with respect to the piece-meal fashion in which redevelopment along Finch Avenue is occurring and the negative impact of this development on the value of his property. In his opinion any redevelopment along Finch Avenue should be done on a comprehensive basis. He concluded by requesting that the application be refused.
- Mara Arnt, who spoke in opposition to the application and who filed a copy of her written submission. Her primary objections were with respect to precedent-setting nature of the application; ultimate erosion of the Central Area Finch Area Secondary Plan and a move to more wide-open commercial-industrial uses elsewhere along Finch Avenue. She was also concerned about the process and the insufficient time line given to individuals for the filing of written submissions.
- Mr. Santino Bellisario, who spoke on behalf Mr. William deBacker, President, Edithvale Yonge Community Association. During his submission, he commented on the concerns and objections of the Edithvale Yonge Community Association, as outlined in the written submission (July 8, 1999) filed by Mr. deBacker. In concluding he sated that the continued, primarily residential redevelopment of Finch Avenue, in conformity with the Central Finch Area Secondary Plan would be jeopardized by approval of the proposed dental laboratory custom workshop, as recommended by planning staff. He accordingly requested that the application be refused.
- Mr. George Belza, on behalf of several homeowners in the area, expressed his opposition to the application and advised that the statutory provisions of the Planning Act respecting this public meeting have not been complied with. He further advised that the true nature of the proposed development has been misrepresented in that it is not a medical office with an accessory dental laboratory but in fact a custom workshop entailing a predominant manufacturing use. He also advised that applied parking standard for a custom workshop should have been applied and is not mentioned in the final report. The staff report fails to provide a legitimate basis for approval of the Official Plan Amendment and Rezoning Application and fails to respect the understanding, by both developers and ratepayers, resulting from the consultative process on which the Central Finch Area Secondary Plan has been based. In concluding he stated that in light of the fact that the Finch Avenue lands designated Mixed Use are presently being redeveloped in an orderly, and primarily residential fashion in substantial conformity with the Plan, this application should be refused by the City and should be opposed at the Ontario Municipal Board.
- Mr. Daniel Li Chee-Ming, who advised that he is in favour of the proposed application.
- Mr. Mario G. Borsatti, who spoke in opposition to the application. His primary objections were with respect to the manufacturing nature of the operation; the negative impact of the proposed use on the value of his property and quality of life; exhaust fumes and erosion of the residential character of the neighbourhood. He was also concerned about safety hazards in light of the fact that oxygen tanks would be stored inside the premises.
--------
A recorded vote on the recommendations moved by Councillor Gardner, North York Centre and Councillor Filion, North York Centre, was as follows:
FOR: Councillors Mammoliti, Li Preti, Moscoe, Augimeri, Berger, Flint, Gardner, Filion, King
AGAINST: Councillors Feldman, Chong
ABSENT: Councillors Sgro, Minnan-Wong, Shiner
Carried
--------
Councillor D. Shiner, Seneca Heights, declared his interest in the foregoing matter in that an associated Solicitor in the firm representing the applicant is representing Councillor Shiner in another matter.
(Councillor Shiner, at the meeting of Council on July 27, 28, 29 and 30, 1999, declared his interest in the foregoing Clause in that an associated Solicitor in the firm representing the applicant is representing him in another matter.)
18
Proposed Amendments to the Downsview Area Transportation
Master Plan and Modifications to Official Plan Amendment No. 464
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends the adoption of the following Resolutions from Councillor Moscoe, North York Spadina:
(1) WHEREAS any development in the Downsview Area Secondary Plan will have a traffic impact on the adjacent residential communities; and
WHEREAS the Downsview Area Transportation Master Plan developed a road network that protected these neighbourhoods from traffic infiltration;
THEREFORE BE IT RESOLVED THAT:
(1) the Commissioner of Works and Emergency Services be directed to complete the Class Environmental Assessment for Municipal Road projects in the Downsview Area Secondary Plan under the existing funding arrangements with Canada Lands Company, Downsview;
(2) upon completion of the Environmental Assessment, that the Commissioner of Works and Emergency Services be directed to commence the design and construction details for the Transit Road/Chesswood northerly extension as the first road project to implement the Environment Assessment;
(3) the City Solicitor be directed to identify and to negotiate all legal agreements with Canada Lands Company, Downsview, that may be required to ensure that the construction of the Transit Road/Chesswood extension is front ended and fully funded through these agreements prior to the construction of any major development east of the Dufferin Street/Chesswood Drive axis; and
(4) the joint report (June 7, 1999) from the Commissioner of Urban Planning and Development Services and the Commissioner of Works and Emergency Services, embodied in Clause 15 of Report No. 6 of the North York Community Council, be adopted.
(2) WHEREAS the Ontario Municipal Board at the preliminary hearing decided to set aside Block H for a separate hearing; and
WHEREAS when asked, the Solicitor for the city offered no objection on the basis that he had no instructions from the city;
THEREFORE BE IT RESOLVED THAT the Solicitor for the city raise, at the next pre hearing conference, objections at the Board to a separate hearing on Block H; and
BE IT FURTHER RESOLVED THAT the City Solicitor advise the Board that the Downsview Secondary Plan, and in particular, the transportation plan are an integral component in the consideration of Block H and that these matters must be considered in tandem.
The North York Community Council also reports having held a public meeting on July 15, 1999, with appropriate notice of this meeting, in accordance with the Planning Act.
The North York Community Council submits the following Clause 15 of Report No. 6 of the North York Community Council:
(City Council on July 6, 7 and 8, 1999, struck out and referred this Clause back to the North York Community Council for further consideration.)
The North York Community Council recommends that the following report (June 7, 1999) from the Commissioner of Urban Planning and Development Services and the Commissioner of Works and Emergency Services respecting the matter of the Downsview Area Transportation Master Plan and Official Plan Amendment No. 464, be received.
The North York Community Council, reports for the information of Council, having lifted the confidentiality of the report and having requested the Acting Director, Community Planning, North District to:
(1) make copies of the said report available to the public; and
(2) provide notice of a public meeting to be held at the North York Community Council meeting scheduled for July 15, 1999, to hear deputations on the proposed amendments to the Downsview Area Transportation Master Plan and modifications to Official Plan Amendment No. 464.
The North York Community Council submits the following report (June 7, 1999) from the Commissioner of Urban Planning and Development Services and the Commissioner of Works and Emergency Services:
Purpose:
The purpose of the report is to recommend, revised amendments to the Downsview Area Transportation Master Plan further to Council's direction of November 25, 26 and 27, 1998 in considering the report of the Director of Transportation Services, District 3, dated October 27, 1998, which is on this agenda. This report also recommends modifications to Official Plan Amendment 464 which is currently under appeal to the Ontario Municipal Board.
Financial Implications:
No financial implications.
Recommendation(s):
It is recommended that:
(1) the revisions to the Downsview Area Transportation Master Plan set out in the revised Schedule "A" be adopted; and
(2) modifications to Official Plan Amendment 464 set out in Schedule "B" be adopted and that the Ontario Municipal Board be so advised.
Background:
At it's meeting of November 25, 26 and 27 1998 , City Council "struck out and referred this Clause together with the communication dated November 12, 1998, from the City Clerk, and the communication dated November 20, 1998, from the General Secretary, Toronto Transit Commission, to the Commissioner Urban Planning and Development Services for further consideration, with a request that she, in consultation with the affected Ward Councillors, the Commissioner of Works and Emergency Services and the Chief General Manager, Toronto Transit Commission, submit a joint report thereon to Council, through the North York Community Council and the Urban Environment and Development Committee."
Discussion
City staff have met with the Ward Councillors and staff from the Toronto Transit Commission, and all are in agreement with the proposed changes to the Downsview Area Transportation Master Plan and the technical modifications to Official Plan Amendment 464.
The recommended revisions and modifications more clearly establish the relationship between the Downsview Area Transportation Master Plan and Official Plan Amendment 464. The Downsview Area Transportation Master Plan satisfies the first two phases of the Class Environmental Assessment for Municipal Road Projects and forms the basis of transportation policies in the Secondary Plan. The recommended changes serve to further strengthen the role of transportation demand management in achieving a shift to non-automobile modes of transportation.
Contact Name(s): Paul Byrne, Senior Planner
Marta Roias, Senior Planner
City Planning Division, North District
Schedule "A (revised)"
Revisions to the Downsview Area Transportation Master Plan
Note: text is deleted / bold text is added/ * supplemental revisions
| REFERENCE
Part/Section/Page/ |
CHANGE |
| Part I
Section 1.2 Page I -1 |
This Master Plan Report documents the transportation improvements associated with the proposed redevelopment of the Downsview Lands and forms the basis of the transportation policies contained within the Secondary Plan (Official Plan Amendment 464). |
| Part I
Section 1.2 Page I -2 |
Furthermore, more detailed traffic impact studies will be required in the future in support of specific development applications providing specific details regarding traffic impacts, and the feasibility of transportation demand management as articulated in the policies contained within Official Plan Amendment 464. |
| *Part I
Section 2.1.1 Page I-4 |
add
10. Development on the Downsview Lands shall achieve a minimum 20% non-auto mode split by implementing transportation demand management measures and strategies. 11. The extent to which the objectives of this Master Plan area achieved by development on the Downsview Lands shall be monitored. |
| Part I
Section 2.2 Page I-5 |
The long term vision for the Downsview Lands achieves a shift towards greater transit, bicycling and pedestrian usage and away from the existing high auto reliance through the implementation of Transportation Demand Management. |
| Part I
Section 2.2.1(1) Page I-5 |
delete first bullet under Objective 1 and replace with:
Emphasis will be placed on providing opportunities for greater use of alternate modes such as bicycling, walking and transit. |
| * Part I
Section 2.2.1(9) Page I-7 |
amend second bullet:
The supply of parking for all developments within the Downsview Lands, and particularly on lands within 500 metres of rapid transit stations shall be controlled/managed to support achievement of the objectives of this Transportation Master Plan. |
| Part I
Section 3.5.1 Page I-11 |
3rd bullet Toronto Transit Commission - append to end:
; the Wilson Yards located on the west side of Transit Road; and |
| Part I
Section 4.1 Page I-17 |
4th bullet:
The Wilson (subway) Station and related commuter lots and Wilson Yards; |
| Part I
Section 4.2.2a Page I-20 |
Presently, there are no parking facilities at the Downsview Station and users typically connect via surface routes, "kiss-n-ride" and walk in. |
| Part I
Section 4.3 Page I-23 |
change and add following:
|
| Part I
Section 5.1 Page I-28 |
Strategic Option 2 - add to end of first paragraph:
The following represents a comprehensive list of measures that have been used, or assessed, by municipalities across the country:
|
| Part I
Section5.1 Page I-28 |
Strategic Option 4 - Balanced Transportation Services:
This alternative includes Strategic Option 2 - Transportation System/Demand Management, the provision of additional roadway capacity by either the construction of new facilities or road widening and improvement of existing roadways. Specific roadway improvements were not detailed in this strategic level of assessment and were considered generically. |
| Part II
Section 3.1 Page II-8 |
add bullet:
c) A direct grade separated pedestrian connection shall be provided to link the Downsview Subway Station to development at the south-west corner of Sheppard Avenue and Allen Road. remove |
| Part II
Section 3.7 Page II-13 |
add Section 3.7 Bicycle and Pedestrian:
Future system requirements should consider the integration of alternative modes of transportation including bicycle and pedestrian networks. These networks should function within and complement the overall transportation system for the Downsview Lands and be implemented in such a manner as to connect with existing and/or future facilities. Support for such a network is encouraged through the provision of well designed and safe off road bicycle trails and on-street bicycle lanes, direct and convenient connections to rapid transit stations and bus stops, and an adequate supply of secure bicycle parking on public sidewalks, proximity to transit stations, high activity areas and park areas. Details on principles and guidelines are contained in Part IV (Section 2.0) of this document. |
| Part III
Section 1.1.4 Page III-3 |
delete paragraph beginning " From a survey..." |
| Part III
Section 1.1.5 Page III-4 |
change Priority to Category |
| Part III
Section 1.1.5a Page III-4 |
remove statement: |
| Part III
Section 1.1.6 Page III-4 |
Add to beginning of section:
The implementation of TDM within the Downsview Lands will be through the establishment of a Transportation Demand Management Association comprised of all major employers within the Secondary Plan area, business and community representatives from the surrounding areas, transit agencies and City staff. In addition, transportation impact studies submitted in support of development applications on lands in the Secondary Plan area shall identify and assess the feasibility and impact of transportation demand management measures. The recommendations of these studies shall include implementation of a transportation demand management program for the proposed development. |
| Part III
Section 1.1.6b Page III-5 |
add phrase to beginning of sentence:
Given significant public investment already made in the nearby subway and frequent bus service, public transit is capable of playing a stronger role in serving the travel demands associated with development in the Downsview Lands. |
| Part III
Section 3.1 Page III-14 |
3rd bullet - delete and replace with:
Based on employee place of residence data provided by de Havilland, employment distribution is equally distributed between within City of Toronto boundaries and outlying regions including York and Peel. |
| Part IV
Section 1.2 Page IV-2 |
Focusing on expansion of public transit service to reduce auto usage; and |
| Part IV
Section 1.2.2 Page IV-2 |
remove - |
| Part IV
Section 1.3.2 Page IV-2 |
append to end of sentence:
The developers within the Downsview Lands must become partners with the City to ensure implementation of effective TDM strategies as noted in previous sections and the policies contained within Official Plan Amendment 464. |
| Part IV
Section 2.1.12 Page IV-6 |
change should to shall |
| Part IV
Section 2.6.2 Page IV-12 |
Adjacent residential and industrial communities, districts and TTC operations will not be negatively affected or impacted by traffic and infiltration and spillover parking. (consider access/egress to subway stations etc...) |
| Part IV
Section 2.7.5 Page IV-14 |
delete bullet and insert
Transportation impact studies submitted in support of development applications on lands in the Secondary Plan area shall identify and assess the feasibility and impact of transportation demand management measures. The recommendations of these studies shall include implementation of a transportation demand management program for the proposed development consistent with the objectives in Part I, Section 2.2.1, and policy in Official Plan Amendment 464. |
Schedule "B"
Modifications to Official Plan Amendment 464
Note: text is deleted/ bold text is added/ italicized text is moved.
| REFERENCE
Section |
MODIFICATION |
| 7.1 (a) | replace with:
The Downsview Area Transportation Master Plan, as approved by Council, forms the basis of the transportation policies contained within this Plan. Development within the area covered by this Plan shall be consistent with the principles and objectives of the Downsview Area Transportation Master Plan |
| 7.2 (c) | amend:
New transportation infrastructure serving the Secondary Plan area includes grade- separations offering high vehicle capacity and providing direct access from the Allen Road to development on the former Base Lands |
| 10.5.3 (a) | move and create sub-section under 11.3.1 // renumber
remaining sections in 10.5.3.
(h) direct grade separated pedestrian connection from the Downsview Subway Station to development at the south-west corner of Sheppard Avenue and Allen Road. renumber 10.5.3 (b) to (a) renumber 10.5.3 (c) to (b) renumber 10.5.3 (d) to (c) |
| 11.3.1 | amend by moving the last sentence to after the word
"following" in the second paragraph in that section.
The major transportation improvements required to support the development levels permitted in the Secondary Plan includes the following: These improvements shall be refined, protected for and implemented as needed through the development approval process. |
| 11.3.3 | add statement:
Transportation Impact Studies submitted in support of development applications on lands in the Secondary Plan area shall identify and assess the feasibility and impact of travel demand management measures. The recommendations of these studies shall include implementation of a travel demand management program for the proposed development |
| 11.4 (a) | add sub-section:
(vii) the results of Transportation Demand Management measures and the extent to which the objectives of the Downsview Area Transportation Master Plan are being achieved. |
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The North York Community Council also had before it a communication (June 21, 1999) from Mr. Jeffrey D. Chelin, Chief Financial Officer, ARC International Corporation, objecting to Council taking any action dealing with public policy in a closed session, which would preclude appropriate representation by any interested parties; requesting that Council release any report on the Downsview Lands to the public in advance of the Community Council meeting; and forwarding a copy of a communication (May 27, 1999) to Mr. Irvin Shachter of the Legal Department, outlining issues of concern to ARC International regarding OPA 464.
The following persons appeared before North York Community Council in connection with the foregoing matter:
- Mr. Vince Lombardi, who expressed concern about not being afforded an opportunity to review and comment on the report. In his opinion, any modifications to Official Plan Amendment 464 and amendments to the Downsview Area Transportation Master Plan, regardless of how minor or technical, will affect the community. He therefore requested that the June 7, 1999 supplementary report from the Commissioner of Urban Planning and Development Services and the Commissioner of Works and Emergency Services be made a public document; that proper notice be given and a public meeting be held in order to provide the residents an opportunity to make comments and submissions.
- Mr. David Birnbaum, who expressed concern about the report being confidential. In light of the long history of misunderstandings regarding the future development of these lands, he was of the opinion that the report should not be discussed in private and the residents should be given an opportunity to review the proposed modifications and amendments in order to determine for themselves whether or not the changes are technical in nature.
--------
The North York Community Council also reports having had before it at its meeting held on July 15, 1999, the following report and communications:
(i) (July 14, 1999) from the City Clerk advising that the Planning and Transportation Committee, at its meeting held on July 12, 1999, referred the joint report (June 7, 1999) from the Commissioner of Urban Planning and Development Services and the Commissioner of Works and Emergency Services to the North York Community Council, having noted that the North York Community Council had, at its June 23, 1999, meeting, deferred this report for further consideration at a public meeting to be held on July 15, 1999;
(ii) (July 9, 1999) from Mr. David Birnbaum, President, Friends of the Downsview Lands Inc., submitting comments with respect to the proposed modifications to Official Plan Amendment No. 464;
(iii) (July 2, 1999) from Mrs. Evie Jesin, requesting notification of the adoption of the proposed modifications to the Official Plan Amendment No. 464;
(iv) (July 1, 1999) from Mr. Jim Purnell, suggesting that the Downsview lands be used as parkland but in the event they cannot, any development should be sustainable from a transportation/energy use point of view;
(v) (June 30, 1999) from Mr. Gerald M. Harquail, President, The Paragon Group of Companies, submitting comments with respect to the proposed modifications to Official Plan Amendment No. 464; and
(vi) (June 29, 1999) from M. Johal, submitting comments with respect to the proposed modifications to Official Plan Amendment No. 464.
The following persons appeared before the North York Community Council on July 15, 1999, in connection with the foregoing matter:
- Mr. Gerald M. Harquail, President, The Paragon Group of Companies, who commented on the proposed modifications to Official Plan Amendment No. 464. During his submission he indicated that The Paragon Group of Companies own and operate a long term care facility at 3595 Keele Street, which is located within the RD1 area of the north-west quadrant of the subject lands. In his opinion, the lands adjacent to their centre at 3595 Keele Street would be better utilized as an expansion for a facility that will provide care and services for the elderly and disabled. He further indicated that this proposal has been submitted to Canada Lands Limited and under the direction of the Ontario Municipal Board, are continuing negotiations for this use. This proposal would also envisage the extension of Grandravine Drive across the northern boundary of the subject lands to Tuscan Gate.
- Mr. David Birnbaum, Friends of the Downsview Lands Inc., who commented on the proposed modification to the Official Plan Amendment No.464 and the Downsview Area Transportation Master Plan.. During his submission in indicated that in order to provide the maximum protection from traffic impacts to the existing adjacent neighborhoods: 1) the relationship between the Downsview Area Transportation Master Plan and Official Plan Amendment No. 464 should not be changed. The Master Plan should continue, as now, to be an integral part of and have the same force and effect as Official Plan Amendment No. 464. To break them apart, in his opinion, would greatly weaken the status of the Transportation Master Plan. The wording of Section 7.1 (a) of Official Plan Amendment No. 464 should therefore not be amended; 2) the Transit Road northerly and southerly extensions, and the improvements to Wilson Avenue between Transit Road and Dufferin Street should be completed before either of the two retail (big box) warehouses in the CR lands south of Wilson Avenue are open for business. They do agree, however, that the construction of the grade-separated directional ramps between Allen Road and the Transit Road extension may await further development of the Downsview lands. In concluding he stated the residents were generally supportive of the other changes being recommended to Official Plan Amendment No. 464 and the Downsview Area Transportation Master Plan.
- Mr. Vince Lombardi, who indicated that he concurred with the comments made by the previous speaker. He also indicated that he supported the notices of motions put forward by Councillor Moscoe. In concluding he indicated that the levels of development for the Downsview lands should be reduced and every effort should be made to achieve a 20 percent transit modal split.
- Ms. Ada Duffy, who suggested that the establishment of an airplane museum be considered.
--------
A recorded vote on the recommendations moved by Councillor Moscoe, North York Spadina, was as follows:
FOR: Councillors Moscoe, Augimeri, Feldman, Flint, Chong, Minnan-Wong, Shiner, King
AGAINST: NIL
ABSENT: Councillors Mammoliti, Sgro, Li Preti, Berger, Gardner, Filion
Carried
Councillor Li Preti, Black Creek, declared his interest in the foregoing matter as it relates to the city-owned lands at the southeast corner of Sheppard Avenue West and the William R. Allen Road, in that he owns a property in the vicinity.
19
All Way Stop Control - Fairmeadow Avenue
at Upper Canada Drive - North York Centre South
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends:
(1) the adoption of the recommendation contained in the report (June 10, 1999) from the Director, Transportation Services, District 3, embodied in the following Clause 6 of Report No. 6 of the North York Community Council; and
(2) that Schedules XVIII and XIX of By-law No. 31001, of the former City of North York, be amended to require traffic to stop on all approaches to the intersection of Normandale Crescent (west leg) and Upper Canada Drive.
The North York Community Council also reports, for the information of Council, having requested the Director, Transportation Services, District 3, to conduct a hazard exposure index in order to allow the Ward Councillors to undertake a survey of area residents to ascertain the residents' views on the feasibility of constructing a sidewalk on the north side of Lord Seaton Road.
(City Council on July 6, 7 and 8, 1999, struck out and referred this Clause back to the North York Community Council for further consideration.)
The North York Community Council recommends the adoption of the following report (June 10, 1999) from the Director, Transportation Services, District 3:
Purpose:
To install an all way stop control, to improve pedestrian and motorist safety, at the intersection of Fairmeadow Avenue and Upper Canada Drive.
Source of funds:
All costs associated with the installation of the all way stop control are included within the 1999 operating budget.
Recommendation:
That Schedules XVIII and XIX of By-Law No. 31001, of the former City of North York, be amended to require traffic to stop on all approaches to the intersection of Fairmeadow Avenue and Upper Canada Drive.
Comments:
With the termination of the Upper Canada Drive traffic management plan, the members of the St. Andrews Traffic Committee requested a review to determine the feasibility of installing an all way stop control at the intersection of Fairmeadow Avenue and Upper Canada Drive.
As a result of that request, staff of the Transportation Services Division completed an all way stop study. The results of the study concluded that the existing traffic operations satisfy the requirements for the installation of an all way stop control.
Background:
Currently, southbound motorists on Fairmeadow Avenue are required to stop at Upper Canada Drive. The above noted roadways form a "T" intersection.
Conclusions:
The installation of an all way stop control at the intersection of Upper Canada Drive and Fairmeadow Avenue, will improve the level of safety for both vehicle and pedestrian traffic within the intersection.
Contact Name:
Allen Pinkerton, Manager, Traffic Operations - District 3
395-7463 (telephone)
395-7482 (facsimile)
ajpinker@city.north-york.on.ca (e-mail)
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The following persons appeared before the North York Community Council in connection with the foregoing matter:
- Cindy Weiner, who also filed a written brief, a copy of which is on file with the City Clerk, North York Civic Centre;
- Barbara May; and
- Marlene Bourden-King.
20
Neighbourhood Traffic Management Plan -
Upper Canada Drive - North York Centre South
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends the adoption of Recommendations (1) and (3) and the deletion of Recommendation (2), contained in the report (June 10, 1999) from the Director, Transportation Services, District 3, embodied in the following Clause 7 of Report No. 6 of the North York Community Council:
(City Council on July 6, 7 and 8, 1999, struck out and referred this Clause back to the North York Community Council for further consideration.)
The North York Community Council recommends the adoption of the following report (June 10, 1999) from the Director, Transportation Services, District 3:
Purpose:
To terminate the neighbourhood traffic management plan and remove associated traffic control devices on Upper Canada Drive.
Source of funds:
All costs associated with the termination of the traffic management plan and removal of associated traffic control devices are included within the 1999 operating budget.
Recommendations:
(1) that the two sets of speed cushions on Upper Canada Drive be removed;
(2) that By-law No. 31878, of the former City of North York, be amended to delete the 40 km/h zone on Upper Canada Drive, from Lord Seaton Road (westerly limit) to the easterly limit of Upper Canada Drive; and
(3) that Schedule IX of By-law No. 31001, of the former City of North York be amended to the delete "No Stopping at Any Time" restrictions adjacent to the speed cushions.
Background:
Toronto Council, at its meeting of July, 29, 30 and 31, 1998, approved the implementation of traffic calming measures on Upper Canada Drive for a six month trial period.
The residents of Upper Canada Drive, through the local Councillors' offices, frequently indicated their concerns for vehicle speeds and transient traffic on Upper Canada Drive. Residents were of the opinion that police enforcement of the 50 km/h speed limit had not been effective in reducing vehicle speeds.
As a result of the continued concerns, a neighbourhood traffic working group was established. The working group, with the support of the local Councillors, requested the installation of temporary traffic calming measures.
The proposal included the following:
(a) that two sets of speed cushions be installed on Upper Canada Drive;
(b) that By-law No. 31878, of the former City of North York, be amended to designate the maximum rate of speed on Upper Canada Drive, from Lord Seaton Road (westerly limit) to the easterly limit of Upper Canada Drive, at 40 km/h; and
(c) that Schedule IX of By-law No. 31001, of the former City of North York, be amended to install "No Stopping at Any Time" restrictions adjacent to the speed humps.
Comments:
The temporary traffic calming measures were installed in December of 1998. Throughout the test period, vehicle speed studies were completed.
The results of the vehicle speed studies indicate that over a twenty-four hour period, the installation of the speed cushions resulted in the 85th percentile speed of eastbound and westbound traffic being decreased by 5 km/h to 4 km/h, respectively.
Notwithstanding the above, residents of Upper Canada Drive have expressed concerns that they have observed motorists driving down the middle of the roadway, between the speed cushions. Staff of the Transportation Services Division confirmed the residents' concerns as vehicles were observed driving down the centre of the roadway during off peak hours, when traffic volumes are considerably lower.
Conclusions:
In view of the above, the St. Andrews Traffic Committee has requested that the test of traffic calming on Upper Canada Drive be discontinued and have requested removal of the traffic calming measures on the roadway.
Contact Name:
Allen Pinkerton, Manager, Traffic Operations - District 3
395-7463 (telephone)
395-7482 (facsimile)
ajpinker@city.north-york.on.ca (e-mail)
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The following persons appeared before the North York Community Council in connection with the foregoing matter:
- Cindy Weiner, who also submitted a written brief, a copy of which is on file with the City Clerk, North York Civic Centre;
- Barbara May; and
- Marlene Bourden-King.
21
Parking Prohibitions - Lodestar Road - North York Spadina
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends the adoption of the following report (July 7, 1999) from the Director, Transportation Services, District 3:
Purpose:
To prohibit parking at anytime on Lodestar Road, between Rimrock Road and Steeprock Drive.
Source of funds:
All costs associated with the installation of the parking restrictions are included within the 1999 operating budget.
Recommendation:
It is recommended that Schedule VIII of By-law No. 31001, of the former City of North York, be amended to prohibit parking at anytime on the east side of Lodestar Road, between Rimrock Road and Steeprock Drive.
Council Reference:
Currently, parking is prohibited on both sides of Lodestar Road from Steeprock Drive to a point 30 metres south. On the remaining portion of Lodestar Road, parking is permitted for up to a maximum of three hours.
Discussion:
As a result of concerns directed through the local Councillors offices, staff of the Transportation Services Division of the Works and Emergency Services Department reviewed traffic operations on Lodestar Road, between Steeprock Drive and Rimrock Road.
The complaint from the local area businesses was that vehicles, which included the trailer portion of tractor trailer combination units, were parked on both sides of Lodestar Road, for extended periods of time, creating difficulties for motorists when exiting from adjacent driveway access locations. This concern was confirmed by Transportation Services Division staff as numerous vehicles were parked on both sides of the roadway.
To address the concern for traffic safety, the Toronto Police Services were requested to provide enforcement of the existing parking restrictions. Despite the concerted efforts of the Parking Enforcement Officers, motorists continue to parking on the roadway. This parking activity obstructs both motorists sight lines while exiting from adjacent driveways and restricts the flow of two way traffic.
Councillor Michael Feldman and Councillor Howard Moscoe support the implementation of the parking prohibitions.
Conclusions:
The installation of the parking restrictions will improve traffic operations in the area and will not create difficulties for the surrounding businesses.
Contact Name:
Allen Pinkerton, Manager, Traffic Operations - District 3
395-7463 (telephone)
395-7482 (facsimile)
ajpinker@city.north-york.on.ca (e-mail)
22
Temporary Road Closure Application -
Edinburgh Drive - North York Centre
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends the adoption of the following report (July 7, 1999) from the Director, Transportation Services, District 3:
Purpose:
To temporarily close a portion of Edinburgh Drive for the purpose of conducting a religious Sukkos celebration.
Source of funds:
With the exception of a fifty dollar application fee received from the applicant, all costs associated with the temporary closure are included within the 1999 operating budget.
Recommendations:
(1) by enactment of a confirmatory By-law adopting this report, Edinburgh Drive, between Bathurst Street and the laneway 40 metres east of Bathurst Street, be temporarily closed from 8:00 p.m. to 12:30 a.m., on Sunday, September 26, 1999, for the purpose of conducting a religious Sukkos celebration, subject to the applicant's compliance with By-law No. 27433, of the former City of North York; and
(2) during this temporary closure, there shall be no use of the closed road for vehicle traffic except under the authority of a permit issued by the Commissioner of the Works and Emergency Services Department.
Council Reference/Background/History:
Similar events have been conducted at this location for the past two years, without incident.
Discussion:
The Transportation Division of the Works and Emergency Services Department, has received no objections, subject to the following conditions;
(a) the applicant shall ensure that the area to be barricaded off is clear of parked vehicles and any obstacles that would interfere with the movement of emergency vehicles. Further, that the organizers be made aware that should an emergency arise, it could well interrupt the event as planned;
(b) all activities are subject to the City's Noise By-law;
(c) all parking restrictions/prohibitions, on the portion of Edinburgh Drive not affected by the temporary closure, must be strictly adhered to; and
(d) a representative for the Synagogue be accessible to the residents of Edinburgh Drive to ensure that the above conditions are abided by.
Conclusions:
In view of the above, this department recommends that the appropriate By-law be enacted to ensure that Edinburgh Drive, between Bathurst Street and the laneway 40 metres east of Bathurst Street, be temporarily closed on Sunday, September 26, 1999, from 8:00 p.m. to 12:30 a.m.
Contact Name:
Allen Pinkerton, Manager, Traffic Operations
395-7463 (telephone)
395-7482 (facsimile)
ajpinker@city.north-york.on.ca (e-mail)
23
Parking Prohibitions - Eddystone Avenue -
Black Creek and North York Humber
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends the adoption of the following report (July 12, 1999) from the Director, Transportation Services, District 3:
Purpose:
To prohibit parking at anytime on the north side of Eddystone Avenue.
Source of funds:
All costs associated with the installation of the parking restrictions are included within the 1999 operating budget.
Recommendation:
That Schedule VIII of By-law No. 31001, of the former City of North York, be amended to prohibit parking on the north side of Eddystone Avenue, between Jane Street and Oakdale Road.
Background:
Currently, parking is prohibited at anytime on the south side of Eddystone Avenue and on the north side between Jane Street and a point 342 metres west. On the remaining portion of the north side of the roadway, parking is permitted for periods of up to a maximum of three hours.
Staff of the Transportation Services Division of the Works and Emergency Services Department were requested to review the concerns of the local business owners that numerous vehicles were parked for extended periods of time on the north side of Eddystone Avenue.
Business owners were concerned that parked vehicles, which were made up primarily of tractor trailers, limited the visibility for motorists while exiting from driveway accesses and restricted access for delivery vehicles to the adjacent properties.
For numerous years local business owners on the north and south sides of Eddystone Avenue have been concerned with the parking of tractor trailers on the roadway. To address the specific concerns of particular business owners, parking restrictions were installed on the entire south side of Eddystone Avenue and portions of the north side. Although the restrictions addressed the original concerns, parked vehicles were simply relocated to other section of Eddystone Avenue, where parking was permitted for periods of up to a maximum of three hours.
Conclusions:
As the partial implementation of parking prohibitions simply resulted in the relocation of the parked vehicles to other sections of the roadway, with the support of the affected business owners, parking should be prohibited on the remaining portion of the north side of Eddystone Avenue.
The implementation of the parking prohibitions will have a positive impact on traffic operations on Eddystone Avenue and will improve access to/from the adjacent businesses. As there is sufficient parking for each of the affected properties, the parking prohibitions will not adversely impact the individual businesses.
Contact Name:
Allen Pinkerton, Manager, Traffic Operations - District 3
395-7463 (telephone)
395-7482 (facsimile)
ajpinker@city.north-york.on.ca (e-mail)
24
Request to Waive the Fee for a Tree Replacement -
54 Wallasey Avenue - North York Humber
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends the adoption of the following Resolution by Councillor Mammoliti, North York Humber:
WHEREAS the resident at 54 Wallasey Avenue, North York, has written to Councillor Mammoliti regarding the matter of the Shubert Cherry Tree, planted on city property, in the front of the residence;
WHEREAS the city has determined that this particular type of Shubert Cherry Tree has been traditionally prone to tree disease;
WHEREAS the city's Parks and Recreation Department has informed the resident at 54 Wallasey Avenue, North York, that because this type of tree is prone to tree disease that the Shubert Cherry Tree is no longer planted by the city;
WHEREAS the city's Parks and Recreation Department has determined that the Shubert Cherry Tree at 54 Wallasey Avenue shows definite signs of currently being diseased;
WHEREAS because of this current disease identification, the city has determined the value of the tree would be reduced from $1,200.00 to $535.00 based on the level of disease that the tree currently is showing;
WHEREAS the city has determined that based on the continuing cumulative condition, of this tree disease, that the city will eventually replace this tree on their own;
WHEREAS the resident is currently in the processes of widening his residential driveway;
WHEREAS the resident has sent a letter to Councillor Mammoliti informing him of this driveway expansion plan;
WHEREAS the Shubert Cherry Tree lies within the driveway widening area;
THEREFORE BE IT RESOLVED THAT the city would plant a new type of tree only after the driveway widening is completed at 54 Wallasey Avenue; and
BE IT FURTHER RESOLVED THAT the city would waive the determined replacement fee of $535.00, based on the circumstances of this case.
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The North York Community Council also reports having had before it a memorandum (July 14, 1999) from the Director of Parks and Recreation, North District, in support of the foregoing Resolution, waiving the $535.00 for the value of the tree.
25
Community Festival Event - Club Epiphany -
Annual Cultural Family Event in Celebration of Caribana -
August 1, 1999 - 11 Arrow Road - North York Humber
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends that the Annual Cultural Family Event in Celebration of Caribana being held by Club Epiphany, be declared a community festival event.
The North York Community Council submits the following communication (May 6, 1999) from Ms. Phyllis James, Managing Director, Club Epiphany:
"Once again, the summer is upon us and as with last year I am writing you this letter in order to request the use of our outdoor area for our Annual Cultural Family Event in Celebration of Caribana. The date we are requesting is Sunday, August 1, 1999. The event will be scheduled for 11:00 a.m. to 9:00 p.m. and will include a cultural show, games and activities for the entire family.
As with last year, we are expecting approximately 500 patrons and will provide in-house security as well as Metropolitan paid duty. We have liability insurance that covers our entire premises, inside and outside and as we will be serving alcohol, we will adhere to the conditions of the LLBO by-laws.
We have been holding this event for a number of years without incident and it has been quite successful for us with our patrons looking forward to it every summer. I hope this information is sufficient for your purposes and if you require further assistance please do not hesitate to call Debbie or myself at 416-740-9329.
Thank you for your attention in this matter."
26
Community Festival Event - Renna's Sports Bar and Grill -
1st Annual Charity Event for the Hospital for Sick Children -
August 15, 1999 - 30 Beverly Hills Drive - North York Humber
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends that the 1st Annual Charity Event for the Hospital for Sick Children being held by Renna's Sports Bar and Grill, be declared a community festival event.
The North York Community Council submits the following communication (July 12, 1999) from Mr. Bruno V. Timpano, P. Eng., Operations Officer, Renna's Sports Bar and Grill:
"This letter is written to formally request permission to hold our proposed charity event. More specifically, Renna's Sports Bar and Grill in association with Councillor George Mammoliti, would like to hold an 'outdoor' charity event with a portion of the proceeds being donated to the Hospital for Sick Children Foundation.
The event day would be August 15, 1999, from 10:00 a.m. to 2:00 a.m. This event location would be at Renna's Sports Bar and Grill at 30 Beverly Hills Drive (Jane Street and Wilson Avenue area). The 'party' would take place outdoors at our west side parking location (see attached sketch). We propose to serve food and beverages, including alcoholic beverages within the parking lot area.
We feel this event would not only help the small businesses involved in the charity event (employ several people), but also is an excellent opportunity to promote the area, create and promote community relations and community involvement. The shear density and diversity of this area lends itself to an event of this nature. Most importantly, the biggest winner would be the Hospital for Sick Children. If successful, our full intention is to make this an annual charity event for the Hospital for Sick Children.
Please also find attached proposed letters to be issued to City of North York Public Health Department, City of North York Fire Department and Toronto Police - 31 Division.
Event day highlights will include a hair cut-a-thon, fashion show, live band(s), D.J.'s, outdoor beer tent and outdoor B.B.Q. and much more. We also hope to attract radio, television and newspaper 'people' making next year's event even bigger.
We await your timely response on this matter. Should you wish to contact the undersigned, you may do so at 416-725-7879 or you may contact William Tararran at the location at 416-247-2070."
27
Sidewalks - Local Improvement Initiatives in the Approved 1999
Capital Budget - Arjay Crescent - North York Centre South
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends the adoption of the following Resolution by Councillor Flint, North York Centre South:
WHEREAS funds have been included in the 1999 Capital Budget for a local improvement on Arjay Crescent; and
WHEREAS it is Council's policy to include the construction of a sidewalk when a road is upgraded; and
WHEREAS Arjay Crescent is a local road that loops west from Bayview Avenue in a crescent shape back to Bayview Avenue; and
WHEREAS no local streets adjoin Arjay Crescent; and
WHEREAS there are no public schools nearby; and
WHEREAS there are no pedestrian links from Arjay Crescent to public parks or walkways; and
WHEREAS 100 percent of household were surveyed at a public meeting or by mail drop regarding road design options and sidewalks, and a clear majority indicated that they do not want a sidewalk; and
WHEREAS notice of City's initiative will be published in local newspapers on or about July 20th, 1999;
THEREFORE BE IT RESOLVED that a sidewalk not be constructed in connection with the upcoming local improvement of Arjay Crescent; and
BE IT FURTHER RESOLVED that this decision be included in the published local improvement notice.
28
Parking Prohibitions - South Side of Talara Drive and
South Side of Caracas Road - North York Centre South
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends the adoption of the following Resolution by Councillor Flint, North York Centre South:
WHEREAS in September 17, 1997, Council amended Schedule VIII of By-law No. 31001 to prohibit parking on various streets in the Bessarion neighbourhood (see Schedule "A" attached); and
WHEREAS these parking restrictions were necessary in order to facilitate safe traffic operations throughout the community during the time that Bessarion Road was temporarily closed at Sheppard Avenue East during construction of the Bessarion Subway Station; and
WHEREAS construction of the Bessarion Subway Station has progressed to the point where Bessarion Road no longer needs to be closed at Sheppard Avenue East; and
THEREFORE BE IT RESOLVED THAT when Bessarion Road is re-opened, Schedule VIII of By-law No. 31001 be amended to remove the no parking restrictions any time on the south side of Talara Drive, from the easterly limit of Greenbriar Road to the southerly limit of Caracas Road, and on the south side of Caracas Road, from the easterly limit of Talara Drive to the westerly limit of Bessarion Road;
BE IT FURTHER RESOLVED THAT the appropriate City Officials take the necessary action to carry out the recommendations.
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(A copy of the Schedule "A" referred to in the foregoing report is on file in the office of the City Clerk, North York Civic Centre.)
29
Sidewalks - Local Improvement Initiatives in the
Approved 1999 Capital Budget - Lytton Boulevard
and Frontenac Avenue - North York Centre South
(City Council on July 27, 28, 29 and 30, 1999, adopted this Clause, without amendment.)
The North York Community Council recommends the adoption of the following Resolution by Councillor Berger, North York Centre South:
WHEREAS funds have been included in the 1999 Capital Budget for a local improvement on Lytton Boulevard and Frontenac Avenue; and
WHEREAS it is Council's policy to include the construction of a sidewalk when a road is upgraded; and
WHEREAS Lytton Boulevard and Frontenac Avenue are local roads with very low traffic volumes; and
WHEREAS 100 percent of households were surveyed at a public meeting or by mail drop regarding road design options and sidewalks and a clear majority indicated that they do not want a sidewalk; and
WHEREAS notice of City's initiative will be published in local newspapers on or about July 20, 1999;
THEREFORE BE IT RESOLVED THAT a sidewalk not be constructed in connection with the upcoming local improvements on Lytton Boulevard and Frontenac Avenue.
30
Other Items Considered by the Community Council
(City Council on July 27, 28, 29 and 30, 1999, received this Clause, for information.)
(a) Request to Licence - Parkland Aircraft Noise Monitoring System - Acacia Avenue - North York Humber.
The North York Community Council reports having deferred consideration of the following communication to its next meeting scheduled for September 14, 1999, in order to allow the Ward Councillors to meet on-site with representatives from the Greater Toronto Airports Authority:
(June 22, 1999) from the City Clerk, advising that City Council on June 9, 10, and 11, 1999, struck out and referred back to the North York Community Council for further consideration and the hearing of deputations, Clause 5 of Report No. 5 of the North York Community Council, headed "Request to Licence - Parkland Aircraft Noise Monitoring System - Acacia Avenue - North York Humber".
(b) Black Creek Business Area Association - Business Excellence Award Program.
The North York Community Council reports having received a presentation by Ms. Ella Jackson, Chair, Black Creek Business Area Association, respecting the Terms of Reference for the Black Creek Business Area Association's Business Excellence Award Program.
(c) Standing Committee Requests - Project Update.
The North York Community Council reports having received the following communication:
(June 14, 1999) from the City Clerk, advising that City Council on June 9, 10 and 11, 1999, adopted Clause 4 of Report No. 4 of the Audit Committee wherein it recommended that all Committees be advised that, in accordance with Council policy, all requests for Audits will be forwarded to the Audit Committee for consideration so that the Audit Committee can prioritize such requests, giving regard to the Audit Workplan approved by Council.
(d) Use of Development Charges for the Residential Water Service Repair Program.
The North York Community Council reports having received the following report:
(June 23, 1999) from the City Solicitor, advising North York Community Council whether monies collected from development charges can be used to upgrade residential water services as requested by the North York Community Council at its meeting held on May 26, 1999, and recommending that the report be received for information.
(e) Report - New Development Applications for North District.
The North York Community Council reports having received the report (June 30, 1999) from the Acting Director, Community Planning, North District, and having adopted the following Resolution by Councillor Feldman, North York Spadina, dealing with the further processing of Development Application UDOZ-99-18:
WHEREAS an application for development of affordable ownership housing has been received for the property known as 650 Lawrence Avenue West, owned by Canada Lands Company Ltd.; and
WHEREAS the application has been made by the Shermount Co-operative Housing Development Corporation, a non-profit corporation working with Options for Homes, a non-profit resource group; and
WHEREAS the applicant has requested deferral of the payment of application fees totalling $45,600.81 until just prior to the enactment of the by-law or a date acceptable to all parties, in order to avoid a cashflow problem; and
WHEREAS Council encourages the provision of an adequate supply of affordable housing; and
WHEREAS deferral of the application fees would assist the applicant's request to process the application for development of an affordable housing project;
THEREFORE BE IT RESOLVED THAT the Acting Director, Community Planning, North District, be directed to continue to process the application and report back to Community Council in September 1999 regarding the timing of the payment of fees.
The North York Community Council also reports for the information of Council having requested the Toronto Housing Company to provide a report on Development Application No. UDOZ-99-18, Shermont Co-operative Housing Development Corporation, 650 Lawrence Avenue West.
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The North York Community Council had before it the following report and communication:
- (June 17, 1999) from Mr. Michel Labbé, Development Consultant, Shermount Co-operative Housing Corporation, requesting that the application fees be deferred until prior to the enactment of the by-law or a date acceptable to all parties.
- (June 30, 1999) from the Acting Director, Community Planning, North District, reporting on new development applications (zoning and official plan amendments, lifting of (H) holding zone designations and plans of subdivision) received by the Planning Division, North District, from May 26, 1999 to June 22, 1999.
(f) Preliminary Evaluation Report - Zoning Amendment Application UDZ-99-16 and Site Plan Approval Application UDSP-99-073 - Oxford Hills Developments (Spring Garden) Ltd. - 77, 79 and 83 Spring Garden Avenue and 153 Doris Avenue - North York Centre.
The North York Community Council reports having received the following report:
(June 29, 1999) from the Acting Director, Community Planning, North District, providing preliminary comments on an application to amend the Zoning By-law and a related Site Plan Approval application to permit 15 townhouses; and recommending that staff continue processing the application in the manner outlined in the report.
(g) Various Amendments to Former Metropolitan Traffic By-laws.
The North York Community Council reports having deferred consideration of the following communication to its next meeting scheduled for September 14, 1999:
(June 17, 1999) from the City Clerk, advising that City Council at its meeting held on June 9, 10 and 11, 1999, amended this Clause by striking out and referring the following entry in Appendix 1, entitled "Schedule VIII to Metropolitan Uniform Traffic By-law" to the report (April 26, 1999) from the Commissioner of Works and Emergency Services, back to the North York Community Council for further consideration:
| "Sheppard Avenue East
(M.T. 28) |
North | Yonge Street and
Victoria Park Avenue |
Anytime" |
(h) License Agreement - Microcell Connexions Inc. and Clearnet PCS Inc. - Telecommunication Equipment - Leslie Street Water Tower - Don Parkway.
The North York Community Council reports having deferred consideration of the following Resolution by Councillor Minnan-Wong, Don Parkway, to its next meeting scheduled for September 14, 1999:
The North York Community Council also reports, for the information of Council, having requested Clearnet PCS Inc. and Microcell Connexions Inc. to voluntarily relocate their antennae and monitoring equipment presently located on the Leslie Street Water Tower site; and having requested the appropriate City officials to assist them in finding an alternate location, preferably in an industrial area.
The North York Community Council submits the following Resolution by Councillor Minnan-Wong, Don Parkway:
WHEREAS the former Council of the Municipality of Metropolitan Toronto at its meeting held on August 13 and 14, adopted Clause 30 and 40 embodied in Report No. 19 of the Corporate Administration Committee, and in doing so, entered into a licensing agreement with Microcell Connexions Inc. and Clearnet PCS Inc. for the installation of antennas and monitoring equipment on the Leslie Street Water Tower; and
WHEREAS the former Metro Council and Metro Works failed to inform or consult with the local residents potentially affected by antennas and monitoring equipment on the neighbouring Leslie Street Water Tower prior to the signing of the agreement with Microcell and Clearnet; and
WHEREAS residents are concerned about the effect of cellular transmissions on their health and the effect of the associated visual and acoustic aspects of the telecommunication equipment on their property values; and
WHEREAS the Urban Environment and Development Committee on November 2, 1998 recommended that the Chief Planner, in consultation with the Ministry of Health, be directed to review and report on a policy for the appropriate siting of wireless (cellular) telephone transmission towers and that this policy be based on the idea of "prudent avoidance", stating the City of Toronto should adopt such a policy, and should have a rule that wireless telephone transmission towers should be located outside residential neighbourhoods and at least 200 meters from schools and day care centres.
NOW THEREFORE BE IT RESOLVED THAT the Chief Planner's report, in consultation with the Board of Health, include consideration of the health issues related to cellular transmission equipment; and
BE IT FURTHER RESOLVED THAT the City of Toronto pursue immediate efforts to end the contract signed with Microcell and Clearnet and should dissolution of the contract not be legally possible.
BE IT FURTHER RESOLVED THAT the City of Toronto exercise its rights of termination as written in the contracts and direct the Commissioner of Works and Emergency Services to terminate these licenses and restore the property to the satisfaction of the local residents at the earliest time stipulated in the contracts; and
AND BE IT FURTHER RESOLVED THAT Council grant authority to impose a ban on the installation of cellular transmission sites on the Leslie Street Tower.
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The North York Community Council also reports having had before it the following written submissions from:
- Mr. Christopher Beaver, Noe Valley Families; and
- Ms. Julie Fournier.
The following persons appeared before the North York Community Council in connection with the foregoing matter:
- Ms. Gloria McKeegan
- Mr. Bill Reoch, Manager of Real Estate, Microcell Connexions Inc.
- Mr. James Kennedy, Clearnet PCS Inc.
- Mr. Ken Dunsmore, President, Don Mills Residents Inc.
- Mr. William Fulton
- Ms. Dale Sutton
- Mr. Mark Maitman
Recorded Votes:
A recorded vote on the following motions, was as follows:
(1) a motion by Councillor King, Seneca Heights, that:
"consideration of the foregoing matter be deferred until such time as a report from the Acting Commissioner of Urban Planning and Development Services and the Medical Officer of Health is available for consideration by Council; and
(2) a motion by Councillor Chong, Don Parkway, that:
"the appropriate City officials select an independent engineering company to conduct an analysis of the antennae and monitoring equipment on the Leslie Street Water Tower site;
(i) that such analysis include measuring the power density at several locations namely:
(a) the base of the tower;
(b) at various distances in concentric circles from the base (i.e. 20m, 40m, 60m, 80m....); and
(c) at the property lines of the homes nearest to the tower, in a clear and unobstructed sight line to the tower (i.e. not behind a tree or garage); and;
that as a control, the power densities be measured inside a typical home far removed from this or any other cellular telephone antennae; in an average office building and other places, for a comparison basis in order to achieve a household average;
(ii) the cost of this analysis be charged to Clearnet PCS, Inc., and Microcell Connexions Inc.;
(iii) the investigation be completed and the results available for the next meeting of the North York Community Council to be held on September 14, 1999:
(iv) the results of the investigation be widely circulated to all interested parties well in advance of the North York Community Council meeting;"
FOR: Councillors Sgro, Berger, Feldman, Gardner, Chong, King
AGAINST: Councillors Mammoliti, Li Preti, Moscoe, Augimeri, Flint, Filion, Minnan-Wong
ABSENT: Councillor Shiner
Lost
A recorded vote on a motion moved by Councillor Moscoe, North York Spadina, that consideration of the resolution by Councillor Minnan-Wong be deferred to the meeting scheduled for September 14, 1999; and that the North York Community Council request Clearnet PCS Inc. and Microcell Connexions Inc. to voluntarily relocate their antennae and monitoring equipment presently located on the Leslie Street Water Tower site; and the appropriate City officials be requested to assist them in finding an alternate location, preferably in an industrial area, was as follows:
FOR: Councillors Mammoliti, Li Preti, Moscoe, Augimeri, Feldman, Flint, Gardner, Chong, Filion, Minnan-Wong, King
AGAINST: Councillor Berger
ABSENT: Councillor Sgro, Shiner
Carried
(i) Zoning and Official Plan Appeal - R. G. Thwaites - 15 Cameron Avenue - Ontario Municipal Board Decision - North York Centre.
The North York Community Council reports having received the following report:
(July 6, 1999) from the City Solicitor, reporting on the outcome of the Ontario Municipal Board hearing held with respect to 15 Cameron Avenue and recommending that the report be received for information.
(j) Left Turn Lane - San Romano Way from Finch Avenue West - Black Creek.
The North York Community Council reports having deferred consideration of the following Resolution from Councillor Li Preti, Black Creek:
The North York Community Council also reports having requested the Director, Transportation Services, District 3, to provide a report on this matter for consideration by the North York Community Council at its meeting scheduled for September 14, 1999.
The North York Community Council submits the following Resolution from Councillor Li Preti, Black Creek:
WHEREAS traffic control signals at Jane Street and York Gate Mall access were approved by City Council on July 6, 1999; and
WHEREAS the alignment of San Romano Way with a fourth leg is a local step in alleviating some of the 62 accidents in the past three years; and
WHEREAS a left turn lane travelling east on Finch Avenue entering San Romano Way would alleviate traffic congestion on Finch Avenue between Jane Street and Driftwood Avenue; and
WHEREAS the Transportation Department investigate the feasibility of a left turn lane into San Romano Way from Finch Avenue;
THEREFORE BE IT RESOLVED THAT the Works and Emergency Services Department determine if the fourth leg at the new synchronized intersection at Jane Street and York Gate Mall is feasible and if it is, that appropriate funds be allocated in the 2000 Capital Budget to accomplish it and that in while reconstructing the easterly portion of Finch Avenue for streetscaping, that the left turn centre lane be extended if it is feasible to accommodate a left turn lane into San Romano Way from Finch Avenue.
(k) Review of the Sign By-law.
The North York Community Council reports having adopted the following Resolution from Councillor Shiner, Seneca Heights:
WHEREAS the City has begun a review of the Sign By-laws of the former area municipalities and to date no information has come forward; and
WHEREAS the City continues to receive variance requests to the existing North York Sign By-law;
THEREFORE BE IT RESOLVED THAT the Commissioner of Urban Planning and Development Services provide an update at the next North York Community Council meeting scheduled for September 14, 1999, on the status of the comprehensive city-wide Sign By-law and proposed changes to the existing North York Sign By-law.
(l) Traffic Operations - Torresdale Avenue (North Section) - North York Spadina.
The North York Community Council reports having endorsed the following Resolution by Councillor Feldman, North York Spadina, and having expressed its support for a Notice of Motion to reopen and reconsider this matter, to be considered at the Council meeting scheduled for July 27, 1999:
WHEREAS the residents of the Torresdale Avenue North area have objected to the installation of turn restrictions at the intersections of:
(1) Fisherville Road and Hidden Trail; and
(2) Carpenter Road and Fisherville Road; and
WHEREAS the residents of the Torresdale Avenue North area requested that the following restrictions be removed:
(1) southbound left and westbound right turn restrictions at Fisherville Road and Hidden Trail; and
(2) southbound right turn at the intersection of Carpenter Road and Fisherville Road;
THEREFORE BE IT RESOLVED THAT the appropriate by-laws be enacted and that staff be directed to do all things necessary to remove these restrictions.
Respectfully submitted,
MICHAEL FELDMAN
Chair
Toronto, July 15, 1999.
(Report No. 7 of The North York Community Council, including additions thereto, was adopted, as amended, by City Council on July 27, 28, 29 and 30, 1999.)