Item - 2011.EY5.2

Tracking Status

EY5.2 - Avenue Study for St. Clair Avenue West from Keele Street/Weston Road to Scarlett Road

Decision Type:
ACTION
Status:
Amended
Ward:
11 - York South-Weston

City Council Decision

City Council on April 12 and 13, 2011, adopted the following:

 

1.         City Council amend the Official Plan for the lands in the vicinity of St. Clair Avenue West between Scarlett Road and Keele Street/Weston Road substantially in accordance with the draft Official Plan Amendment attached to the report (March 4, 2011) from the Director, Community Planning, Etobicoke York District as Attachment 1, with Paragraph 2g of Attachment 1 amended to correctly portray the current boundaries of the auto dealership at 2336 St. Clair Avenue West on the map for Policy 357, and by replacing the text with the following:

 

                             "357            Lands at 2336, 2255, 2237 and 2211 St. Clair Avenue West

 

                             (a)   Subject to paragraph (b) below, the development of any residential unit(s) is conditional upon any residential unit being a distance of at least 100 metres from a facility that involves the slaughtering of animals, the rendering of animals, or the processing of dead animal stock for the purposes of animal feed.  Prior to the development of residential units on the portion of the lands on the south side of St. Clair Avenue West, the lands at 2211, 2237 and 2255 St. Clair Avenue West may be used for manufacturing, warehousing and service uses permitted in an 'EC' zone in City of Toronto Zoning By-law 1156-2010 or the non-residential uses permitted in a 'CR' zone in City of Toronto Zoning By-law 1156-2010.

 

                             (b)   Residential uses within 100 metres of a facility that involves the slaughtering of animals, the rendering of animals, or the processing of dead animal stock for the purposes of animal feed may be permitted where it has been demonstrated to the satisfaction of both peer reviewers and the Chief Planner that future residential uses will not experience material adverse noise, vibrations, traffic, odour or emissions from any such facility."

 

2.         City Council amend the new harmonized Toronto Zoning By-law 1156-2010 substantially in accordance with the draft zoning by-law amendment attached to the report (March 4, 2011) from the Director, Community Planning, Etobicoke York District as Attachment 2, with Paragraph 10 of Attachment 2 amended by adding the following subparagraph C to the end of Exception EC(x4) in Article 900.23:

 

                             "C.  Section 60.50.20.100(17) does not apply to restrict outdoor sales and display on lands known municipally as 2121 St. Clair Avenue West.  The cumulative area used for outdoor display or sale of goods or commodities in association with a retail store on the lands known municipally as 2121 St. Clair Avenue West shall not exceed 3,250 square metres."

 

3.          City Council direct that zoning permission for mixed commercial residential on the lands at 2255, 2237 and 2211 St. Clair Avenue West be subject to a holding "H" symbol, with the conditions for lifting the "H" symbol to be set out in the Official Plan.

 

4.         City Council amend the former City of Toronto Zoning By-law 438-86 substantially in accordance with the draft zoning bylaw amendment attached to the report (March 4, 2011) from the Director, Community Planning, Etobicoke York District as Attachment 3.

 

5.         City Council amend the former City of York Zoning By-law 1-83 substantially in accordance with the draft zoning by-law amendment attached to the report (March 4, 2011) from the Director, Community Planning, Etobicoke York District as Attachment 4.

 

6.         City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan and Zoning By-law Amendments as may be required.

 

7.         City Council apply the Avenue and Mid-rise Buildings Guidelines to the portion of St. Clair Avenue West between Jane Street and Keele Street/Weston Road and adopt the area-specific Urban Design Guidelines attached to the report (March 4, 2011) from the Director, Community Planning, Etobicoke York District as Attachment 5.

 

8.         City Council request the General Manager of the Economic Development and Culture to initiate discussions with local businesses to investigate the possible creation of a Business Improvement Association.

 

9.         City Council request the General Manager of Economic Development and Culture, the Chief Planner, the Director of Real Estate Services and the Chief Executive Officer of Build Toronto, to initiate a strategy to relocate existing vehicle service shops and vehicle repair shops,

 

subject to the following amendments:

 

1.         City Council further amend Attachment 1 to the Staff Report dated March 4, 2011, the draft amendment to the Official Plan, by deleting proposed Site and Area Specific Policy 357 and replacing it with the Site and Area Specific Policy 357 attached to the report (April 8, 2011) from the Chief Planner and Executive Director of City Planning, as Attachment 1.

 

2.         City Council amend the draft amendment to Zoning By-law 1156-2010, found in Attachment 2 to the report (March 4, 2011) from the Chief Planner and Executive Director, City Planning, by:

 

a.         deleting a portion of Map 2 and replacing it with the portion of Map 2 attached to the report (April 8, 2011) from the Chief Planner and Executive Director, City Planning, as Attachment 2; and

 

b.         adding the following exception to the draft amendment as Section 8A immediately following Section 8:

 

         '8A.  Exception CR(x____) is added to Article 900.11 so that it reads:

 

         'Exception CR(x_____)

         The lands subject to this exception must comply with the following:

A.        Prior to the removal of the 'H' symbol on these lands, the uses permitted and site standards applied on these lands are those provided for in an 'EC1.0(E1.0,C1.0) zone district.'

 

3.         City Council authorize the City Solicitor to amend the draft amendment to the Official Plan for the final Bills to reiterate that the retail permissions for lands affected by Site and Area Specific Policies 358 and 359 may be related and that full range of solely retail uses are permitted on these lands until such time as the owners may apply for residential redevelopment.

 

4.         City Council authorize the City Solicitor, in the event that By-law 1156-2010 is repealed by Council, to provide in the final Bills such technical amendments to the draft Official Plan and Zoning By-laws as may be required to implement the intent of the documents adopted by City Council.

 

5.         Pursuant to Section 34(17) of the Planning Act, Council determine that no further public notice is to be given in respect of the changes set out in Paragraphs 1 to 4 directly above.

Public Notice Given

Statutory - Planning Act, RSO 1990

Background Information (Community Council)

(March 4, 2011) Report from the Director, Community Planning, Etobicoke York District and the Acting Director, Policy and Research regarding an Avenue Study for St. Clair Avenue West from Keele Street/Weston Road to Scarlett Road.
https://www.toronto.ca/legdocs/mmis/2011/ey/bgrd/backgroundfile-36365.pdf
(March 22, 2011) Presentation material submitted by City Planning, headed "St. Clair West (Keele Weston to Scarlett)" (EY5.2a)
https://www.toronto.ca/legdocs/mmis/2011/ey/bgrd/backgroundfile-36776.pdf

Background Information (City Council)

(April 8, 2011) Supplementary Report from the Chief Planner and Executive Director, City Planning on Avenue Study for St. Clair Avenue West from Keele Street/Weston Road to Scarlett Road (EY5.2a)
https://www.toronto.ca/legdocs/mmis/2011/cc/bgrd/backgroundfile-37374.pdf

Communications (Community Council)

(March 15, 2011) Letter from James W. Harbell, Stikeman Elliott (EY.New.5.2.1)
https://www.toronto.ca/legdocs/mmis/2011/ey/comm/communicationfile-20466.pdf
(March 11, 2011) Letter from Ken Shaw Jr., Ken Shaw Lexus Toyota (EY.New.5.2.2)
https://www.toronto.ca/legdocs/mmis/2011/ey/comm/communicationfile-20467.pdf
(March 16, 2011) Letter from Dave Pitblado, Paletta International Corporation (EY.New.5.2.3)
https://www.toronto.ca/legdocs/mmis/2011/ey/comm/communicationfile-20468.pdf
(March 16, 2011) Letter from Mary Anne Kowalchuk (EY.New.5.2.4)
(March 21, 2011) Letter from Barnet H. Kussner, WeirFoulds (EY.New.5.2.5)
https://www.toronto.ca/legdocs/mmis/2011/ey/comm/communicationfile-20513.pdf
(March 21, 2011) Letter from Michael Bowman, Osler, Hoskin & Harcourt (EY.New.5.2.6)
https://www.toronto.ca/legdocs/mmis/2011/ey/comm/communicationfile-20518.pdf

Communications (City Council)

(April 8, 2011) Letter from Michael Bowman, Osler, Hoskin & Harcourt LLP (CC.Supp.EY5.2.7)
https://www.toronto.ca/legdocs/mmis/2011/cc/comm/communicationfile-20865.pdf

Motions (City Council)

1 - Motion to Amend Item (Additional) moved by Councillor Mark Grimes (Carried)

That City Council adopt the following recommendations contained in the report (April 8, 2011) from the Chief Planner and Executive Director, City Planning Division [EY5.2a]:

 

1.         That:

 

i)          Attachment 1 to the Staff Report (March 4, 2011), the draft amendment to the Official Plan, be further amended by deleting proposed Site and Area Specific Policy 357 and replacing it with the Site and Area Specific Policy 357 attached to this report as Attachment 1.

 

ii)         Council amend the draft amendment to Zoning By-law 1156-2010, found in Attachment 2 to the report (March 4, 2011) by:

 

a.         deleting a portion of Map 2 and replacing it with the portion of Map 2 attached to this Report as Attachment 2.

 

b.         adding the following exception to the draft amendment as Section 8A immediately following Section 8:

 

'8A.  Exception CR(x____) is added to Article 900.11 so that it reads:

 

'Exception CR(x_____)

The lands subject to this exception must comply with the following:

 

A.        Prior to the removal of the 'H' symbol on these lands, the uses permitted and site standards applied on these lands are those provided for in an 'EC1.0(E1.0,C1.0) zone district.'

 

2.         City Council authorize the City Solicitor to amend the draft amendment to the Official Plan for the final Bills to reiterate that the retail permissions for lands affected by Site and Area Specific Policies 358 and 359 may be related and that full range of solely retail uses are permitted on these lands until such time as the owners may apply for residential redevelopment.

 

3.         City Council authorize the City Solicitor, in the event that By-law 1156-2010 is repealed by Council, to provide in the final Bills such technical amendments to the draft Official Plan and Zoning By-laws as may be required to implement the intent of the documents adopted by City Council.

 

4.         Pursuant to Section 34(17) of the Planning Act, City Council determine that no further public notice is to be given in respect of the changes set out in Recommendations 1 to 3 above.

 

Vote (Amend Item (Additional)) Apr-12-2011 2:20 PM

Result: Carried Majority Required - EY5.2 - Grimes - motion 1
Total members that voted Yes: 40 Members that voted Yes are Paul Ainslie, Maria Augimeri, Ana Bail„o, Michelle Berardinetti, Shelley Carroll, Raymond Cho, Josh Colle, Vincent Crisanti, Janet Davis, Glenn De Baeremaeker, Mike Del Grande, Frank Di Giorgio, Sarah Doucette, Paula Fletcher, Doug Ford, Rob Ford, Mary Fragedakis, Mark Grimes, Doug Holyday, Norman Kelly, Mike Layton, Chin Lee, Gloria Lindsay Luby, Josh Matlow, Pam McConnell, Mary-Margaret McMahon, Joe Mihevc, Peter Milczyn, Denzil Minnan-Wong, Ron Moeser, Frances Nunziata (Chair), Cesar Palacio, John Parker, James Pasternak, Gord Perks, Anthony Perruzza, Jaye Robinson, Michael Thompson, Adam Vaughan, Kristyn Wong-Tam
Total members that voted No: 0 Members that voted No are
Total members that were Absent: 5 Members that were absent are Gary Crawford, John Filion, Giorgio Mammoliti, David Shiner, Karen Stintz

Motion to Adopt Item as Amended (Carried)

Vote (Adopt Item as Amended) Apr-12-2011 2:21 PM

Result: Carried Majority Required - EY5.2 - Adopt the item as amended
Total members that voted Yes: 40 Members that voted Yes are Paul Ainslie, Maria Augimeri, Ana Bail„o, Michelle Berardinetti, Shelley Carroll, Raymond Cho, Josh Colle, Vincent Crisanti, Janet Davis, Glenn De Baeremaeker, Mike Del Grande, Frank Di Giorgio, Sarah Doucette, Paula Fletcher, Doug Ford, Rob Ford, Mary Fragedakis, Mark Grimes, Doug Holyday, Norman Kelly, Mike Layton, Chin Lee, Gloria Lindsay Luby, Josh Matlow, Pam McConnell, Mary-Margaret McMahon, Joe Mihevc, Peter Milczyn, Denzil Minnan-Wong, Ron Moeser, Frances Nunziata (Chair), Cesar Palacio, John Parker, James Pasternak, Gord Perks, Anthony Perruzza, Jaye Robinson, Michael Thompson, Adam Vaughan, Kristyn Wong-Tam
Total members that voted No: 0 Members that voted No are
Total members that were Absent: 5 Members that were absent are Gary Crawford, John Filion, Giorgio Mammoliti, David Shiner, Karen Stintz

EY5.2 - Avenue Study for St. Clair Avenue West from Keele Street/Weston Road to Scarlett Road

Decision Type:
ACTION
Status:
Amended
Ward:
11 - York South-Weston

Public Notice Given

Statutory - Planning Act, RSO 1990

Community Council Recommendations

Etobicoke York Community Council recommends that:

 

1.         City Council amend the Official Plan for the lands in the vicinity of St. Clair Avenue West between Scarlett Road and Keele Street/Weston Road substantially in accordance with the draft Official Plan Amendment attached to the report (March 4, 2011) from the Director, Community Planning, Etobicoke York District as Attachment 1, with Paragraph 2g of Attachment 1 amended to correctly portray the current boundaries of the auto dealership at 2336 St. Clair Avenue West on the map for Policy 357, and by replacing the text with the following:

 

                        "357     Lands at 2336, 2255, 2237 and 2211 St. Clair Avenue West

 

                        (a)        Subject to paragraph (b) below, the development of any residential unit(s) is conditional upon any residential unit being a distance of at least 100 metres from a facility that involves the slaughtering of animals, the rendering of animals, or the processing of dead animal stock for the purposes of animal feed.  Prior to the development of residential units on the portion of the lands on the south side of St. Clair Avenue West, the lands at 2211, 2237 and 2255 St. Clair Avenue West may be used for manufacturing, warehousing and service uses permitted in an 'EC' zone in City of Toronto Zoning By-law 1156-2010 or the non-residential uses permitted in a 'CR' zone in City of Toronto Zoning By-law 1156-2010.

 

                        (b)        Residential uses within 100 metres of a facility that involves the slaughtering of animals, the rendering of animals, or the processing of dead animal stock for the purposes of animal feed may be permitted where it has been demonstrated to the satisfaction of both peer reviewers and the Chief Planner that future residential uses will not experience material adverse noise, vibrations, traffic, odour or emissions from any such facility."

 

2.         City Council amend the new harmonized Toronto Zoning By-law 1156-2010 substantially in accordance with the draft zoning by-law amendment attached to the report (March 4, 2011) from the Director, Community Planning, Etobicoke York District as Attachment 2, with Paragraph 10 of Attachment 2 amended by adding the following subparagraph C to the end of Exception EC(x4) in Article 900.23:

 

                        "C.       Section 60.50.20.100(17) does not apply to restrict outdoor sales and display on lands known municipally as 2121 St. Clair Avenue West.  The cumulative area used for outdoor display or sale of goods or commodities in association with a retail store on the lands known municipally as 2121 St. Clair Avenue West shall not exceed 3,250 square metres."

 

3.         City Council direct that zoning permission for mixed commercial residential on the lands at 2255, 2237 and 2211 St. Clair Avenue West be subject to a holding "H" symbol, with the conditions for lifting the "H" symbol to be set out in the Official Plan.

 

4.         City Council amend the former City of Toronto Zoning By-law 438-86 substantially in accordance with the draft zoning bylaw amendment attached to the report (March 4, 2011) from the Director, Community Planning, Etobicoke York District as Attachment 3.

 

5.         City Council amend the former City of York Zoning By-law 1-83 substantially in accordance with the draft zoning by-law amendment attached to the report (March 4, 2011) from the Director, Community Planning, Etobicoke York District as Attachment 4.

 

6.         City Council authorize the City Solicitor to make such stylistic and technical changes to the draft Official Plan and Zoning By-law Amendments as may be required.

 

7.         City Council apply the Avenue and Mid-rise Buildings Guidelines to the portion of St. Clair Avenue West between Jane Street and Keele Street/Weston Road and adopt the area-specific Urban Design Guidelines attached to the report (March 4, 2011) from the Director, Community Planning, Etobicoke York District as Attachment 5.

 

8.         City Council request the General Manager of the Economic Development and Culture to initiate discussions with local businesses to investigate the possible creation of a Business Improvement Association.

 

9.         City Council request the General Manager of Economic Development and Culture, the Chief Planner, the Director of Real Estate Services and the Chief Executive Officer of Build Toronto, to initiate a strategy to relocate existing vehicle service shops and vehicle repair shops.

Decision Advice and Other Information

The Etobicoke York Community Council held a statutory public meeting on March 22, 2011, and notice was given in accordance with the Planning Act.

 

Etobicoke York Community Council directed the Director, Community Planning, Etobicoke York District, and the Acting Director, Policy and Research, to:

 

1.         consult with the Ward Councillor, and report directly to City Council on April 12, 2011, regarding the terms of the recommended conditions for lifting the "H" symbol; and

 

2.         submit the necessary alterations to Attachments 1 and 2 to their report (March 4, 2011), including any maps for those Schedules, directly to the April 12, 2011 meeting of City Council.

 

Paul Bain, Project Manager, City Planning, made a presentation to the Etobicoke York Community Council and submitted a copy of his presentation material.

Origin

(March 4, 2011) Report from the Director, Community Planning, Etobicoke York District and the Acting Director, Policy and Research

Summary

This report summarizes and contains recommendations to implement the 'Avenue' Study for the portion of St. Clair Avenue West between Keele Street/Weston Road and Scarlett Road.  Since the fall of 2009, City staff, consultants, the Ward Councillor and members of the local community have worked together to study this area and put forward a vision for this area, including a framework for development.  The implementation of this study includes an amendment to the Official Plan to redesignate lands to a 'Mixed Use Area' designation, and amendments to the new harmonized Zoning By-law 1156-2010, to the former City of Toronto Zoning By-law 438-86, and to the former City of York By-law 1-83.  Urban design guidelines to guide development on this portion of St. Clair Avenue West are also proposed.  The background studies and reports are available at www.toronto.ca/planning/stclair_keeleweston.htm.

Background Information

(March 4, 2011) Report from the Director, Community Planning, Etobicoke York District and the Acting Director, Policy and Research regarding an Avenue Study for St. Clair Avenue West from Keele Street/Weston Road to Scarlett Road.
https://www.toronto.ca/legdocs/mmis/2011/ey/bgrd/backgroundfile-36365.pdf
(March 22, 2011) Presentation material submitted by City Planning, headed "St. Clair West (Keele Weston to Scarlett)" (EY5.2a)
https://www.toronto.ca/legdocs/mmis/2011/ey/bgrd/backgroundfile-36776.pdf

Communications

(March 15, 2011) Letter from James W. Harbell, Stikeman Elliott (EY.New.5.2.1)
https://www.toronto.ca/legdocs/mmis/2011/ey/comm/communicationfile-20466.pdf
(March 11, 2011) Letter from Ken Shaw Jr., Ken Shaw Lexus Toyota (EY.New.5.2.2)
https://www.toronto.ca/legdocs/mmis/2011/ey/comm/communicationfile-20467.pdf
(March 16, 2011) Letter from Dave Pitblado, Paletta International Corporation (EY.New.5.2.3)
https://www.toronto.ca/legdocs/mmis/2011/ey/comm/communicationfile-20468.pdf
(March 16, 2011) Letter from Mary Anne Kowalchuk (EY.New.5.2.4)
(March 21, 2011) Letter from Barnet H. Kussner, WeirFoulds (EY.New.5.2.5)
https://www.toronto.ca/legdocs/mmis/2011/ey/comm/communicationfile-20513.pdf
(March 21, 2011) Letter from Michael Bowman, Osler, Hoskin & Harcourt (EY.New.5.2.6)
https://www.toronto.ca/legdocs/mmis/2011/ey/comm/communicationfile-20518.pdf

Speakers

Mark Corsetti, Corsetti Meat Packers
Paul Chronis, WeirFoulds LLP
Michael Bowman, Osler, Hoskin & Harcourt LLP
MaryAnne Kowalchuk

Motions

1a - Motion to Amend Item (Additional) moved by Councillor Frances Nunziata (Carried)

That Etobicoke York Community Council recommend that:

 

City Council direct that zoning permission for mixed commercial residential on the lands at 2255, 2237 and 2211 St. Clair Avenue West be subject to a holding "H" symbol, and that City Planning staff, in consultation with the Ward Councillor, be directed to report directly to City Council on April 12, 2011, regarding the terms of the recommended conditions for lifting the "H" symbol, and that such conditions also be set out in the Official Plan.  


1b - Motion to Amend Item moved by Councillor Frances Nunziata (Carried)

That Etobicoke York Community Council:

 

1.         amend Recommendation 1 contained in the staff report (March 4, 2011) by adding the words "with Paragraph 2g of Attachment 1, amended to correctly portray the current boundaries of the auto dealership at 2336 St. Clair Avenue West on the map for Policy 357 and by replacing the text with the following:

 

            357      Lands at 2336, 2255, 2237 and 2211 St. Clair Avenue West

 

(a)        Subject to paragraph (b) below, the development of any residential unit(s) is conditional upon any residential unit being a distance of at least 100 metres from a facility that involves the slaughtering of animals, the rendering of animals, or the processing of dead animal stock for the purposes of animal feed.  Prior to the development of residential units on the portion of the lands on the south side of St. Clair Avenue West, the lands at 2211, 2237 and 2255 St. Clair Avenue West may be used for manufacturing, warehousing and service uses permitted in an 'EC' zone in City of Toronto Zoning By-law 1156-2010 or the non-residential uses permitted in a 'CR' zone in City of Toronto Zoning By-law 1156-2010.

 

(b)        Residential uses within 100 metres of a facility that involves the slaughtering of animals, the rendering of animals, or the processing of dead animal stock for the purposes of animal feed may be permitted where it has been demonstrated to the satisfaction of both peer reviewers and the Chief Planner that future residential uses will not experience material adverse noise, vibrations, traffic, odour or emissions from any such facility."

 

2.         amend Recommendation 2 contained in the staff report (March 4, 2011) by adding the words "with Paragraph 10 of Attachment 2 amended by adding the following subparagraph C to the end of Exception EC(x4) in Article 900.23:

 

C.        Section 60.50.20.100(17) does not apply to restrict outdoor sales and display on lands known municipally as 2121 St. Clair Avenue West.  The cumulative area used for outdoor display or sale of goods or commodities in association with a retail store on the lands known municipally as 2121 St. Clair Avenue West shall not exceed 3,250 square metres.

 

3.         request the Director, Community Planning, Etobicoke York District and the Acting Director, Policy and Research, to submit the necessary alterations to Attachments 1 and 2 to their report (March 4, 2011), including any maps for those Schedules, directly to the April 12, 2011 meeting of City Council.


Motion to Adopt Item as Amended moved by Councillor Frances Nunziata (Carried)

That the Etobicoke York Community Council adopt Item EY5.2, as amended by motions 1a and 1b by Councillor Nunziata.

Vote (Adopt Item as Amended) Mar-22-2011

Result: Carried Majority Required - EY5.2 - Adopt Item, as amended by Motions 1a and 1b
Total members that voted Yes: 9 Members that voted Yes are Vincent Crisanti, Frank Di Giorgio, Sarah Doucette, Mark Grimes (Chair), Gloria Lindsay Luby, Giorgio Mammoliti, Peter Milczyn, Frances Nunziata, Cesar Palacio
Total members that voted No: 0 Members that voted No are
Total members that were Absent: 2 Members that were absent are Doug Ford, Doug Holyday

Declared Interests

The following member(s) declared an interest:

Councillor Doug Ford - as Maple Leaf Foods Inc. is one of his customers, and it has facilities which may be affected by this Study.
Source: Toronto City Clerk at www.toronto.ca/council