staff report for action on planning for a strong and ...2075 - 2111 sheppard ave e2075 - 2111...
TRANSCRIPT
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
ATTACHMENT 3
H w y 27H w y 27H w y 27H w y 27H w y 27H w y 27H w y 27H w y 27H w y 27
I sli n g to n Av eI sli n g to n Av eI sli n g to n Av eI sli n g to n Av eI sli n g to n Av eI sli n g to n Av eI sli n g to n Av eI sli n g to n Av eI sli n g to n Av e
Ki p li n g Av eKip li n g Av eKip li n g Av eKi p li n g Av eKip li n g Av eKi p li n g Av eKip li n g Av eKip li n g Av eKip li n g Av e
We sto n R dWe sto n R dWe sto n R dWe sto n R dWe sto n R dWe sto n R dWe sto n R dWe sto n R dWe sto n R d
H w y 42 7H w y 42 7H w y 42 7H w y 42 7H w y 42 7H w y 42 7H w y 42 7H w y 42 7H w y 42 7
Lake
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Lake
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Lake
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Lake
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Lake
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Lake
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Eglin
ton
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Eglin
ton
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Eglin
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Eglin
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Ave
Eglin
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Eglin
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Eglin
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Eglin
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H w y 4 2 7H w y 4 2 7H w y 4 2 7H w y 4 2 7H w y 4 2 7H w y 4 2 7H w y 4 2 7H w y 4 2 7H w y 4 2 7
Q.E
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Ba th u rs t StBa th u rs t StBa th u rs t StBa th u rs t StBa th u rs t StBa th u rs t StBa th u rs t StBa th u rs t StBa th u rs t St
Ke e le StKe e le StKe e le StKe e le StKe e le StKe e le StKe e le StKe e le StKe e le St
D u ffe rin StD u ffe ri n StD u ffe rin StD u ffe rin StD u ffe rin StD u ffe rin StD u ffe ri n StD u ffe rin StD u ffe ri n St
Ja n e StJa n e StJa n e StJa n e StJa n e StJa n e StJa n e StJa n e StJa n e St
H w y 40 0H w y 40 0H w y 40 0H w y 40 0H w y 40 0H w y 40 0H w y 40 0H w y 40 0H w y 40 0
Hwy
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Hwy
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Hwy
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Hw
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Hw
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Hw
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1H
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401
Hw
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1H
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01
H w y 40 4H w y 40 4H w y 40 4H w y 40 4H w y 40 4H w y 40 4H w y 40 4H w y 40 4H w y 40 4
Ba yv ie w AveBa yv ie w AveBa yv ie w AveBa yv ie w AveBa yv ie w AveBa yv ie w AveBa yv ie w AveBa yv ie w AveBa yv ie w Ave
D o n Mi ll s R dD o n Mi ll s R dD o n Mi ll s R dD o n Mi ll s R dD o n Mi ll s R dD o n Mi ll s R dD o n Mi ll s R dD o n Mi ll s R dD o n Mi ll s R d
Yo n g e StYo n g e StYo n g e StYo n g e StYo n g e StYo n g e StYo n g e StYo n g e StYo n g e St
D .V.P.D .V.P.D .V.P.D .V.P.D .V.P.D .V.P.D .V.P.D .V.P.D .V.P.
L esl ie StL esl i e StL esl ie StL esl ie StL esl ie StL esl ie StL esl i e StL esl ie StL esl i e St
Victo r ia Pa rk Av eVicto r ia Pa rk Av eVi cto r ia Pa rk Av eVicto r ia Pa rk Av eVi cto r ia Pa rk Av eVicto r ia Pa rk Av eVicto r ia Pa rk Av eVi cto r ia Pa rk Av eVicto r ia Pa rk Av e
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Ke n n ed y RdKe n n ed y RdKe n n ed y RdKe n n ed y RdKe n n ed y RdKe n n ed y RdKe n n ed y RdKe n n ed y RdKe n n ed y Rd
Br im l ey RdBr im ley RdBr im ley RdBr im l ey RdBr im ley RdBr im l ey RdBr im ley RdBr im ley RdBr im ley Rd
Mc Co w a n RdMc Co w a n RdMc Co w a n RdMc Co w a n RdMc Co w a n RdMc Co w a n RdMc Co w a n RdMc Co w a n RdMc Co w a n Rd
Ma r kh a m RdMa r kh a m RdMa r kh a m RdMa r kh a m RdMa r kh a m RdMa r kh a m RdMa r kh a m RdMa r kh a m RdMa r kh a m Rd
Hwy
401
Hwy
401
Hwy
401
Hw
y 401
Hw
y 401
Hw
y 40
1H
wy
401
Hw
y 40
1H
wy 4
01
Stee
les
Ave
Stee
les
Ave
Stee
les
Ave
Stee
les A
veSt
eele
s Ave
Stee
les
Ave
Stee
les
Ave
Stee
les
Ave
Stee
les A
ve
Elle
smer
e Rd
Elle
smer
e Rd
Elle
smer
e Rd
Elle
smer
e Rd
Elle
smer
e Rd
Elle
smer
e Rd
Elle
smer
e Rd
Elle
smer
e Rd
Elle
smer
e Rd
Law
renc
e Av
eLa
wre
nce
Ave
Law
renc
e Av
eLa
wre
nce
Ave
Law
renc
e Av
eLa
wre
nce
Ave
Law
renc
e Av
eLa
wre
nce
Ave
Law
renc
e Av
e
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Shep
pard
Ave
Shep
pard
Ave
Shep
pard
Ave
Shep
pard
Ave
Shep
pard
Ave
Shep
pard
Ave
Shep
pard
Ave
Shep
pard
Ave
Shep
pard
Ave
Finc
h Av
eFi
nch
Ave
Finc
h Av
eFi
nch
Ave
Finc
h Av
eFi
nch
Ave
Finc
h Av
eFi
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Ave
Finc
h Av
e
King
ston
Rd
King
ston
Rd
King
ston
Rd
King
ston
Rd
King
ston
Rd
King
ston
Rd
King
ston
Rd
King
ston
Rd
King
ston
Rd
185
York
land
Blv
d18
5 Yo
rkla
nd B
lvd
185
York
land
Blv
d18
5 Yo
rkla
nd B
lvd
185
York
land
Blv
d18
5 Yo
rkla
nd B
lvd
185
York
land
Blv
d18
5 Yo
rkla
nd B
lvd
185
York
land
Blv
d
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
Woo
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Woo
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Woo
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e
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ilson
Hei
ghts
Blv
d50
Wils
on H
eigh
ts B
lvd
50 W
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Hei
ghts
Blv
d50
Wils
on H
eigh
ts B
lvd
50 W
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Hei
ghts
Blv
d50
Wils
on H
eigh
ts B
lvd
50 W
ilson
Hei
ghts
Blv
d50
Wils
on H
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ts B
lvd
50 W
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Hei
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Blv
d
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
362
Wal
lace
Ave
362
Wal
lace
Ave
362
Wal
lace
Ave
362
Wal
lace
Ave
362
Wal
lace
Ave
362
Wal
lace
Ave
362
Wal
lace
Ave
362
Wal
lace
Ave
362
Wal
lace
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
225
Villa
ge G
reen
Sq
225
Villa
ge G
reen
Sq
225
Villa
ge G
reen
Sq
225
Villa
ge G
reen
Sq
225
Villa
ge G
reen
Sq
225
Villa
ge G
reen
Sq
225
Villa
ge G
reen
Sq
225
Villa
ge G
reen
Sq
225
Villa
ge G
reen
Sq
2550
Vict
oria
Par
k Av
e25
50 V
ictor
ia P
ark
Ave
2550
Vict
oria
Par
k Av
e25
50 V
ictor
ia P
ark
Ave
2550
Vict
oria
Par
k Av
e25
50 V
ictor
ia P
ark
Ave
2550
Vict
oria
Par
k Av
e25
50 V
ictor
ia P
ark
Ave
2550
Vict
oria
Par
k Av
e24
50 V
ictor
ia P
ark
Ave
2450
Vict
oria
Par
k Av
e24
50 V
ictor
ia P
ark
Ave
2450
Vict
oria
Par
k Av
e24
50 V
ictor
ia P
ark
Ave
2450
Vict
oria
Par
k Av
e24
50 V
ictor
ia P
ark
Ave
2450
Vict
oria
Par
k Av
e24
50 V
ictor
ia P
ark
Ave
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
4 Ti
ppet
t Rd
4 Ti
ppet
t Rd
4 Ti
ppet
t Rd
4 Ti
ppet
t Rd
4 Ti
ppet
t Rd
4 Ti
ppet
t Rd
4 Ti
ppet
t Rd
4 Ti
ppet
t Rd
4 Ti
ppet
t Rd
394
Sym
ingt
on A
ve39
4 Sy
min
gton
Ave
394
Sym
ingt
on A
ve39
4 Sy
min
gton
Ave
394
Sym
ingt
on A
ve39
4 Sy
min
gton
Ave
394
Sym
ingt
on A
ve39
4 Sy
min
gton
Ave
394
Sym
ingt
on A
ve
158
Ster
ling
Rd15
8 St
erlin
g Rd
158
Ster
ling
Rd15
8 St
erlin
g Rd
158
Ster
ling
Rd15
8 St
erlin
g Rd
158
Ster
ling
Rd15
8 St
erlin
g Rd
158
Ster
ling
Rd
128
Ster
ling
Rd12
8 St
erlin
g Rd
128
Ster
ling
Rd12
8 St
erlin
g Rd
128
Ster
ling
Rd12
8 St
erlin
g Rd
128
Ster
ling
Rd12
8 St
erlin
g Rd
128
Ster
ling
Rd
4665
46
65
4665
46
65
4665
46
65
4665
46
65
4665
St
eele
s Av
e E
Stee
les
Ave
ESt
eele
s Av
e E
Stee
les
Ave
ESt
eele
s Av
e E
Stee
les
Ave
ESt
eele
s Av
e E
Stee
les
Ave
ESt
eele
s Av
e E
2075
- 21
11 S
hepp
ard
Ave
E20
75 -
2111
She
ppar
d Av
e E
2075
- 21
11 S
hepp
ard
Ave
E20
75 -
2111
She
ppar
d Av
e E
2075
- 21
11 S
hepp
ard
Ave
E20
75 -
2111
She
ppar
d Av
e E
2075
- 21
11 S
hepp
ard
Ave
E20
75 -
2111
She
ppar
d Av
e E
2075
- 21
11 S
hepp
ard
Ave
E
35 A
uto
Mal
l Dr,
35 A
uto
Mal
l Dr,
35 A
uto
Mal
l Dr,
35 A
uto
Mal
l Dr,
35 A
uto
Mal
l Dr,
35 A
uto
Mal
l Dr,
35 A
uto
Mal
l Dr,
35 A
uto
Mal
l Dr,
35 A
uto
Mal
l Dr,
958
Miln
er A
ve, e
t.al
.95
8 M
ilner
Ave
, et.
al.
958
Miln
er A
ve, e
t.al
.95
8 M
ilner
Ave
, et.
al.
958
Miln
er A
ve, e
t.al
.95
8 M
ilner
Ave
, et.
al.
958
Miln
er A
ve, e
t.al
.95
8 M
ilner
Ave
, et.
al.
958
Miln
er A
ve, e
t.al
.
2135
She
ppar
d Av
e E
& 21
35 S
hepp
ard
Ave
E &
2135
She
ppar
d Av
e E
& 21
35 S
hepp
ard
Ave
E &
2135
She
ppar
d Av
e E
& 21
35 S
hepp
ard
Ave
E &
2135
She
ppar
d Av
e E
& 21
35 S
hepp
ard
Ave
E &
2135
She
ppar
d Av
e E
& 29
9 Yo
rkla
nd B
lvd
299
York
land
Blv
d29
9 Yo
rkla
nd B
lvd
299
York
land
Blv
d29
9 Yo
rkla
nd B
lvd
299
York
land
Blv
d29
9 Yo
rkla
nd B
lvd
299
York
land
Blv
d29
9 Yo
rkla
nd B
lvd
Roya
l Yor
k, P
ortla
nd
Roya
l Yor
k, P
ortla
nd
Roya
l Yor
k, P
ortla
nd
Roya
l Yor
k, P
ortla
nd
Roya
l Yor
k, P
ortla
nd
Roya
l Yor
k, P
ortla
nd
Roya
l Yor
k, P
ortla
nd
Roya
l Yor
k, P
ortla
nd
Roya
l Yor
k, P
ortla
nd
Rail C
orrid
orRa
il Cor
ridor
Rail C
orrid
orRa
il Cor
ridor
Rail C
orrid
orRa
il Cor
ridor
Rail C
orrid
orRa
il Cor
ridor
Rail C
orrid
or
1306
& 1
310
The
Que
ensw
ay13
06 &
131
0 Th
e Q
ueen
sway
1306
& 1
310
The
Que
ensw
ay13
06 &
131
0 Th
e Q
ueen
sway
1306
& 1
310
The
Que
ensw
ay13
06 &
131
0 Th
e Q
ueen
sway
1306
& 1
310
The
Que
ensw
ay13
06 &
131
0 Th
e Q
ueen
sway
1306
& 1
310
The
Que
ensw
ay
12 Q
ueen
Eliz
abet
h Bl
vd12
Que
en E
lizab
eth
Blvd
12 Q
ueen
Eliz
abet
h Bl
vd12
Que
en E
lizab
eth
Blvd
12 Q
ueen
Eliz
abet
h Bl
vd12
Que
en E
lizab
eth
Blvd
12 Q
ueen
Eliz
abet
h Bl
vd12
Que
en E
lizab
eth
Blvd
12 Q
ueen
Eliz
abet
h Bl
vd
10 Q
ueen
Eliz
abet
h Bl
vd10
Que
en E
lizab
eth
Blvd
10 Q
ueen
Eliz
abet
h Bl
vd10
Que
en E
lizab
eth
Blvd
10 Q
ueen
Eliz
abet
h Bl
vd10
Que
en E
lizab
eth
Blvd
10 Q
ueen
Eliz
abet
h Bl
vd10
Que
en E
lizab
eth
Blvd
10 Q
ueen
Eliz
abet
h Bl
vd
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
11 P
eel A
ve11
Pee
l Ave
11 P
eel A
ve11
Pee
l Ave
11 P
eel A
ve11
Pee
l Ave
11 P
eel A
ve11
Pee
l Ave
11 P
eel A
ve13
4 Pa
rk La
wn
Rd13
4 Pa
rk La
wn
Rd13
4 Pa
rk La
wn
Rd13
4 Pa
rk La
wn
Rd13
4 Pa
rk La
wn
Rd13
4 Pa
rk La
wn
Rd13
4 Pa
rk La
wn
Rd13
4 Pa
rk La
wn
Rd13
4 Pa
rk La
wn
Rd
855
Oxf
ord
St85
5 O
xfor
d St
855
Oxf
ord
St85
5 O
xfor
d St
855
Oxf
ord
St85
5 O
xfor
d St
855
Oxf
ord
St85
5 O
xfor
d St
855
Oxf
ord
St
10, 1
1 O
rdna
nce
St10
, 11
Ord
nanc
e St
10, 1
1 O
rdna
nce
St10
, 11
Ord
nanc
e St
10, 1
1 O
rdna
nce
St10
, 11
Ord
nanc
e St
10, 1
1 O
rdna
nce
St10
, 11
Ord
nanc
e St
10, 1
1 O
rdna
nce
St25
, 45
Stra
chan
Ave
25, 4
5 St
rach
an A
ve25
, 45
Stra
chan
Ave
25, 4
5 St
rach
an A
ve25
, 45
Stra
chan
Ave
25, 4
5 St
rach
an A
ve25
, 45
Stra
chan
Ave
25, 4
5 St
rach
an A
ve25
, 45
Stra
chan
Ave
360-
362
Old
Wes
ton
Rd36
0-36
2 O
ld W
esto
n Rd
360-
362
Old
Wes
ton
Rd36
0-36
2 O
ld W
esto
n Rd
360-
362
Old
Wes
ton
Rd36
0-36
2 O
ld W
esto
n Rd
360-
362
Old
Wes
ton
Rd36
0-36
2 O
ld W
esto
n Rd
360-
362
Old
Wes
ton
Rd
290
Old
Wes
ton
Rd29
0 O
ld W
esto
n Rd
290
Old
Wes
ton
Rd29
0 O
ld W
esto
n Rd
290
Old
Wes
ton
Rd29
0 O
ld W
esto
n Rd
290
Old
Wes
ton
Rd29
0 O
ld W
esto
n Rd
290
Old
Wes
ton
Rd
76 M
irand
a Av
e76
Mira
nda
Ave
76 M
irand
a Av
e76
Mira
nda
Ave
76 M
irand
a Av
e76
Mira
nda
Ave
76 M
irand
a Av
e76
Mira
nda
Ave
76 M
irand
a Av
e
189
Miln
er A
ve18
9 M
ilner
Ave
189
Miln
er A
ve18
9 M
ilner
Ave
189
Miln
er A
ve18
9 M
ilner
Ave
189
Miln
er A
ve18
9 M
ilner
Ave
189
Miln
er A
ve
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
67 B
utte
rwor
th A
ve67
But
terw
orth
Ave
67 B
utte
rwor
th A
ve67
But
terw
orth
Ave
67 B
utte
rwor
th A
ve67
But
terw
orth
Ave
67 B
utte
rwor
th A
ve67
But
terw
orth
Ave
67 B
utte
rwor
th A
ve37
6 Bi
rchm
ount
Rd
376
Birc
hmou
nt R
d37
6 Bi
rchm
ount
Rd
376
Birc
hmou
nt R
d37
6 Bi
rchm
ount
Rd
376
Birc
hmou
nt R
d37
6 Bi
rchm
ount
Rd
376
Birc
hmou
nt R
d37
6 Bi
rchm
ount
Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
22 M
etro
polit
an R
d22
Met
ropo
litan
Rd
22 M
etro
polit
an R
d22
Met
ropo
litan
Rd
22 M
etro
polit
an R
d22
Met
ropo
litan
Rd
22 M
etro
polit
an R
d22
Met
ropo
litan
Rd
22 M
etro
polit
an R
d
2781
Mar
kham
Rd
2781
Mar
kham
Rd
2781
Mar
kham
Rd
2781
Mar
kham
Rd
2781
Mar
kham
Rd
2781
Mar
kham
Rd
2781
Mar
kham
Rd
2781
Mar
kham
Rd
2781
Mar
kham
Rd
54 Lo
gan
Ave
54 Lo
gan
Ave
54 Lo
gan
Ave
54 Lo
gan
Ave
54 Lo
gan
Ave
54 L
ogan
Ave
54 L
ogan
Ave
54 L
ogan
Ave
54 Lo
gan
Ave
6 Llo
yd A
ve6
Lloyd
Ave
6 Llo
yd A
ve6
Lloyd
Ave
6 Llo
yd A
ve6
Lloyd
Ave
6 Llo
yd A
ve6
Lloyd
Ave
6 Llo
yd A
ve Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
20 L
eslie
St
20 L
eslie
St
20 L
eslie
St
20 Le
slie
St20
Lesli
e St
20 Le
slie
St20
Lesli
e St
20 Le
slie
St20
Lesli
e St
3447
34
47
3447
34
47
3447
34
47
3447
34
47
3447
Ke
nned
y Rd
Kenn
edy
RdKe
nned
y Rd
Kenn
edy
RdKe
nned
y Rd
Kenn
edy
RdKe
nned
y Rd
Kenn
edy
RdKe
nned
y Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
375
Kenn
edy
Rd37
5 Ke
nned
y Rd
375
Kenn
edy
Rd37
5 Ke
nned
y Rd
375
Kenn
edy
Rd37
5 Ke
nned
y Rd
375
Kenn
edy
Rd37
5 Ke
nned
y Rd
375
Kenn
edy
Rd
Kenn
edy
Rd a
ndKe
nned
y Rd
and
Kenn
edy
Rd a
ndKe
nned
y Rd
and
Kenn
edy
Rd a
ndKe
nned
y Rd
and
Kenn
edy
Rd a
ndKe
nned
y Rd
and
Kenn
edy
Rd a
ndPa
ssm
ore
Ave
Pass
mor
e Av
ePa
ssm
ore
Ave
Pass
mor
e Av
ePa
ssm
ore
Ave
Pass
mor
e Av
ePa
ssm
ore
Ave
Pass
mor
e Av
ePa
ssm
ore
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
55 H
allcr
own
Pl55
Hal
lcrow
n Pl
55 H
allcr
own
Pl55
Hal
lcrow
n Pl
55 H
allcr
own
Pl55
Hal
lcrow
n Pl
55 H
allcr
own
Pl55
Hal
lcrow
n Pl
55 H
allcr
own
Pl
8 - 1
0 Go
lden
Gat
e Cr
t8
- 10
Gold
en G
ate
Crt
8 - 1
0 Go
lden
Gat
e Cr
t8
- 10
Gold
en G
ate
Crt
8 - 1
0 Go
lden
Gat
e Cr
t8
- 10
Gold
en G
ate
Crt
8 - 1
0 Go
lden
Gat
e Cr
t8
- 10
Gold
en G
ate
Crt
8 - 1
0 Go
lden
Gat
e Cr
t
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
2316
Fin
ch A
ve W
2316
Fin
ch A
ve W
2316
Fin
ch A
ve W
2316
Fin
ch A
ve W
2316
Fin
ch A
ve W
2316
Fin
ch A
ve W
2316
Fin
ch A
ve W
2316
Fin
ch A
ve W
2316
Fin
ch A
ve W
580
Evan
s Av
e58
0 Ev
ans
Ave
580
Evan
s Av
e58
0 Ev
ans
Ave
580
Evan
s Av
e58
0 Ev
ans
Ave
580
Evan
s Av
e58
0 Ev
ans
Ave
580
Evan
s Av
e
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
815-
845
Eglin
ton
Ave
815-
845
Eglin
ton
Ave
815-
845
Eglin
ton
Ave
815-
845
Eglin
ton
Ave
815-
845
Eglin
ton
Ave
815-
845
Eglin
ton
Ave
815-
845
Eglin
ton
Ave
815-
845
Eglin
ton
Ave
815-
845
Eglin
ton
Ave
939
Eglin
ton
Ave
E93
9 Eg
linto
n Av
e E
939
Eglin
ton
Ave
E93
9 Eg
linto
n Av
e E
939
Eglin
ton
Ave
E93
9 Eg
linto
n Av
e E
939
Eglin
ton
Ave
E93
9 Eg
linto
n Av
e E
939
Eglin
ton
Ave
E
Eglin
ton
and
Don
Mills
Eglin
ton
and
Don
Mills
Eglin
ton
and
Don
Mills
Eglin
ton
and
Don
Mills
Eglin
ton
and
Don
Mills
Eglin
ton
and
Don
Mills
Eglin
ton
and
Don
Mills
Eglin
ton
and
Don
Mills
Eglin
ton
and
Don
Mills
1891
Egl
into
n Av
e E
1891
Egl
into
n Av
e E
1891
Egl
into
n Av
e E
1891
Egl
into
n Av
e E
1891
Egl
into
n Av
e E
1891
Egl
into
n Av
e E
1891
Egl
into
n Av
e E
1891
Egl
into
n Av
e E
1891
Egl
into
n Av
e E
109,
147
10
9, 1
47
109,
147
10
9, 1
47
109,
147
10
9, 1
47
109,
147
10
9, 1
47
109,
147
Ed
dyst
one
Ave
Eddy
ston
e Av
eEd
dyst
one
Ave
Eddy
ston
e Av
eEd
dyst
one
Ave
Eddy
ston
e Av
eEd
dyst
one
Ave
Eddy
ston
e Av
eEd
dyst
one
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
171
East
Liber
ty S
t17
1 Ea
st Lib
erty
St
171
East
Liber
ty S
t17
1 Ea
st Lib
erty
St
171
East
Liber
ty S
t17
1 Ea
st L
iber
ty S
t17
1 Ea
st L
iber
ty S
t17
1 Ea
st L
iber
ty S
t17
1 Ea
st Lib
erty
St
1136
Dup
ont S
t11
36 D
upon
t St
1136
Dup
ont S
t11
36 D
upon
t St
1136
Dup
ont S
t11
36 D
upon
t St
1136
Dup
ont S
t11
36 D
upon
t St
1136
Dup
ont S
t
3466
Dun
das
St W
3466
Dun
das
St W
3466
Dun
das
St W
3466
Dun
das
St W
3466
Dun
das
St W
3466
Dun
das
St W
3466
Dun
das
St W
3466
Dun
das
St W
3466
Dun
das
St W
4646
Duf
ferin
St
4646
Duf
ferin
St
4646
Duf
ferin
St
4646
Duf
ferin
St
4646
Duf
ferin
St
4646
Duf
ferin
St
4646
Duf
ferin
St
4646
Duf
ferin
St
4646
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
1377
& 1
381
Duff
erin
St
1377
& 1
381
Duff
erin
St
1377
& 1
381
Duff
erin
St
1377
& 1
381
Duff
erin
St
1377
& 1
381
Duff
erin
St
1377
& 1
381
Duff
erin
St
1377
& 1
381
Duff
erin
St
1377
& 1
381
Duff
erin
St
1377
& 1
381
Duff
erin
St
450
Duff
erin
St
450
Duff
erin
St
450
Duff
erin
St
450
Duff
erin
St
450
Duff
erin
St
450
Duff
erin
St
450
Duff
erin
St
450
Duff
erin
St
450
Duff
erin
St
440
Duff
erin
St
440
Duff
erin
St
440
Duff
erin
St
440
Duff
erin
St
440
Duff
erin
St
440
Duff
erin
St
440
Duff
erin
St
440
Duff
erin
St
440
Duff
erin
St
1500
Don
Mills
Rd
1500
Don
Mills
Rd
1500
Don
Mills
Rd
1500
Don
Mills
Rd
1500
Don
Mills
Rd
1500
Don
Mills
Rd
1500
Don
Mills
Rd
1500
Don
Mills
Rd
1500
Don
Mills
Rd
1450
Don
Mills
Rd
1450
Don
Mills
Rd
1450
Don
Mills
Rd
1450
Don
Mills
Rd
1450
Don
Mills
Rd
1450
Don
Mills
Rd
1450
Don
Mills
Rd
1450
Don
Mills
Rd
1450
Don
Mills
Rd
3710
Che
ssw
ood
Dr37
10 C
hess
woo
d Dr
3710
Che
ssw
ood
Dr37
10 C
hess
woo
d Dr
3710
Che
ssw
ood
Dr37
10 C
hess
woo
d Dr
3710
Che
ssw
ood
Dr37
10 C
hess
woo
d Dr
3710
Che
ssw
ood
Dr
1122
Cas
tlefie
ld A
ve11
22 C
astle
field
Ave
1122
Cas
tlefie
ld A
ve11
22 C
astle
field
Ave
1122
Cas
tlefie
ld A
ve11
22 C
astle
field
Ave
1122
Cas
tlefie
ld A
ve11
22 C
astle
field
Ave
1122
Cas
tlefie
ld A
ve
109
Cart
wrig
ht A
ve &
109
Cart
wrig
ht A
ve &
109
Cart
wrig
ht A
ve &
109
Cart
wrig
ht A
ve &
109
Cart
wrig
ht A
ve &
109
Cart
wrig
ht A
ve &
109
Cart
wrig
ht A
ve &
109
Cart
wrig
ht A
ve &
109
Cart
wrig
ht A
ve &
130
Bent
wor
th A
ve13
0 Be
ntw
orth
Ave
130
Bent
wor
th A
ve13
0 Be
ntw
orth
Ave
130
Bent
wor
th A
ve13
0 Be
ntw
orth
Ave
130
Bent
wor
th A
ve13
0 Be
ntw
orth
Ave
130
Bent
wor
th A
ve
299
& 30
0 Ca
mpb
ell A
ve29
9 &
300
Cam
pbel
l Ave
299
& 30
0 Ca
mpb
ell A
ve29
9 &
300
Cam
pbel
l Ave
299
& 30
0 Ca
mpb
ell A
ve29
9 &
300
Cam
pbel
l Ave
299
& 30
0 Ca
mpb
ell A
ve29
9 &
300
Cam
pbel
l Ave
299
& 30
0 Ca
mpb
ell A
ve
670
& 68
0 Ca
ledo
nia
Rd67
0 &
680
Cale
doni
a Rd
670
& 68
0 Ca
ledo
nia
Rd67
0 &
680
Cale
doni
a Rd
670
& 68
0 Ca
ledo
nia
Rd67
0 &
680
Cale
doni
a Rd
670
& 68
0 Ca
ledo
nia
Rd67
0 &
680
Cale
doni
a Rd
670
& 68
0 Ca
ledo
nia
Rd25
0 Bo
wie
Ave
250
Bow
ie A
ve25
0 Bo
wie
Ave
250
Bow
ie A
ve25
0 Bo
wie
Ave
250
Bow
ie A
ve25
0 Bo
wie
Ave
250
Bow
ie A
ve25
0 Bo
wie
Ave
1166
Cal
edon
ia R
d11
66 C
aled
onia
Rd
1166
Cal
edon
ia R
d11
66 C
aled
onia
Rd
1166
Cal
edon
ia R
d11
66 C
aled
onia
Rd
1166
Cal
edon
ia R
d11
66 C
aled
onia
Rd
1166
Cal
edon
ia R
d
900
& 91
6 Ca
ledo
nia
Rd90
0 &
916
Cale
doni
a Rd
900
& 91
6 Ca
ledo
nia
Rd90
0 &
916
Cale
doni
a Rd
900
& 91
6 Ca
ledo
nia
Rd90
0 &
916
Cale
doni
a Rd
900
& 91
6 Ca
ledo
nia
Rd90
0 &
916
Cale
doni
a Rd
900
& 91
6 Ca
ledo
nia
Rd
834
Cale
doni
a Rd
834
Cale
doni
a Rd
834
Cale
doni
a Rd
834
Cale
doni
a Rd
834
Cale
doni
a Rd
834
Cale
doni
a Rd
834
Cale
doni
a Rd
834
Cale
doni
a Rd
834
Cale
doni
a Rd
21-5
3 Br
oadv
iew
Ave
21-5
3 Br
oadv
iew
Ave
21-5
3 Br
oadv
iew
Ave
21-5
3 Br
oadv
iew
Ave
21-5
3 Br
oadv
iew
Ave
21-5
3 Br
oadv
iew
Ave
21-5
3 Br
oadv
iew
Ave
21-5
3 Br
oadv
iew
Ave
21-5
3 Br
oadv
iew
Ave
1845
Birc
hmou
nt R
d18
45 B
irchm
ount
Rd
1845
Birc
hmou
nt R
d18
45 B
irchm
ount
Rd
1845
Birc
hmou
nt R
d18
45 B
irchm
ount
Rd
1845
Birc
hmou
nt R
d18
45 B
irchm
ount
Rd
1845
Birc
hmou
nt R
d
28 B
athu
rst S
t28
Bat
hurs
t St
28 B
athu
rst S
t28
Bat
hurs
t St
28 B
athu
rst S
t28
Bat
hurs
t St
28 B
athu
rst S
t28
Bat
hurs
t St
28 B
athu
rst S
t
1790
Alb
ion
Rd17
90 A
lbio
n Rd
1790
Alb
ion
Rd17
90 A
lbio
n Rd
1790
Alb
ion
Rd17
90 A
lbio
n Rd
1790
Alb
ion
Rd17
90 A
lbio
n Rd
1790
Alb
ion
Rd
185
York
land
Blv
d18
5 Yo
rkla
nd B
lvd
185
York
land
Blv
d18
5 Yo
rkla
nd B
lvd
185
York
land
Blv
d18
5 Yo
rkla
nd B
lvd
185
York
land
Blv
d18
5 Yo
rkla
nd B
lvd
185
York
land
Blv
d
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
Woo
dbin
eW
oodb
ine
Woo
dbin
eW
oodb
ine
Woo
dbin
eW
oodb
ine
Woo
dbin
eW
oodb
ine
Woo
dbin
e
50 W
ilson
Hei
ghts
Blv
d50
Wils
on H
eigh
ts B
lvd
50 W
ilson
Hei
ghts
Blv
d50
Wils
on H
eigh
ts B
lvd
50 W
ilson
Hei
ghts
Blv
d50
Wils
on H
eigh
ts B
lvd
50 W
ilson
Hei
ghts
Blv
d50
Wils
on H
eigh
ts B
lvd
50 W
ilson
Hei
ghts
Blv
d
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
362
Wal
lace
Ave
362
Wal
lace
Ave
362
Wal
lace
Ave
362
Wal
lace
Ave
362
Wal
lace
Ave
362
Wal
lace
Ave
362
Wal
lace
Ave
362
Wal
lace
Ave
362
Wal
lace
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
225
Villa
ge G
reen
Sq
225
Villa
ge G
reen
Sq
225
Villa
ge G
reen
Sq
225
Villa
ge G
reen
Sq
225
Villa
ge G
reen
Sq
225
Villa
ge G
reen
Sq
225
Villa
ge G
reen
Sq
225
Villa
ge G
reen
Sq
225
Villa
ge G
reen
Sq
2550
Vict
oria
Par
k Av
e25
50 V
ictor
ia P
ark
Ave
2550
Vict
oria
Par
k Av
e25
50 V
ictor
ia P
ark
Ave
2550
Vict
oria
Par
k Av
e25
50 V
ictor
ia P
ark
Ave
2550
Vict
oria
Par
k Av
e25
50 V
ictor
ia P
ark
Ave
2550
Vict
oria
Par
k Av
e24
50 V
ictor
ia P
ark
Ave
2450
Vict
oria
Par
k Av
e24
50 V
ictor
ia P
ark
Ave
2450
Vict
oria
Par
k Av
e24
50 V
ictor
ia P
ark
Ave
2450
Vict
oria
Par
k Av
e24
50 V
ictor
ia P
ark
Ave
2450
Vict
oria
Par
k Av
e24
50 V
ictor
ia P
ark
Ave
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
4 Ti
ppet
t Rd
4 Ti
ppet
t Rd
4 Ti
ppet
t Rd
4 Ti
ppet
t Rd
4 Ti
ppet
t Rd
4 Ti
ppet
t Rd
4 Ti
ppet
t Rd
4 Ti
ppet
t Rd
4 Ti
ppet
t Rd
394
Sym
ingt
on A
ve39
4 Sy
min
gton
Ave
394
Sym
ingt
on A
ve39
4 Sy
min
gton
Ave
394
Sym
ingt
on A
ve39
4 Sy
min
gton
Ave
394
Sym
ingt
on A
ve39
4 Sy
min
gton
Ave
394
Sym
ingt
on A
ve
158
Ster
ling
Rd15
8 St
erlin
g Rd
158
Ster
ling
Rd15
8 St
erlin
g Rd
158
Ster
ling
Rd15
8 St
erlin
g Rd
158
Ster
ling
Rd15
8 St
erlin
g Rd
158
Ster
ling
Rd
128
Ster
ling
Rd12
8 St
erlin
g Rd
128
Ster
ling
Rd12
8 St
erlin
g Rd
128
Ster
ling
Rd12
8 St
erlin
g Rd
128
Ster
ling
Rd12
8 St
erlin
g Rd
128
Ster
ling
Rd
4665
46
65
4665
46
65
4665
46
65
4665
46
65
4665
St
eele
s Av
e E
Stee
les
Ave
ESt
eele
s Av
e E
Stee
les
Ave
ESt
eele
s Av
e E
Stee
les
Ave
ESt
eele
s Av
e E
Stee
les
Ave
ESt
eele
s Av
e E
2075
- 21
11 S
hepp
ard
Ave
E20
75 -
2111
She
ppar
d Av
e E
2075
- 21
11 S
hepp
ard
Ave
E20
75 -
2111
She
ppar
d Av
e E
2075
- 21
11 S
hepp
ard
Ave
E20
75 -
2111
She
ppar
d Av
e E
2075
- 21
11 S
hepp
ard
Ave
E20
75 -
2111
She
ppar
d Av
e E
2075
- 21
11 S
hepp
ard
Ave
E
35 A
uto
Mal
l Dr,
35 A
uto
Mal
l Dr,
35 A
uto
Mal
l Dr,
35 A
uto
Mal
l Dr,
35 A
uto
Mal
l Dr,
35 A
uto
Mal
l Dr,
35 A
uto
Mal
l Dr,
35 A
uto
Mal
l Dr,
35 A
uto
Mal
l Dr,
958
Miln
er A
ve, e
t.al
.95
8 M
ilner
Ave
, et.
al.
958
Miln
er A
ve, e
t.al
.95
8 M
ilner
Ave
, et.
al.
958
Miln
er A
ve, e
t.al
.95
8 M
ilner
Ave
, et.
al.
958
Miln
er A
ve, e
t.al
.95
8 M
ilner
Ave
, et.
al.
958
Miln
er A
ve, e
t.al
.
2135
She
ppar
d Av
e E
& 21
35 S
hepp
ard
Ave
E &
2135
She
ppar
d Av
e E
& 21
35 S
hepp
ard
Ave
E &
2135
She
ppar
d Av
e E
& 21
35 S
hepp
ard
Ave
E &
2135
She
ppar
d Av
e E
& 21
35 S
hepp
ard
Ave
E &
2135
She
ppar
d Av
e E
& 29
9 Yo
rkla
nd B
lvd
299
York
land
Blv
d29
9 Yo
rkla
nd B
lvd
299
York
land
Blv
d29
9 Yo
rkla
nd B
lvd
299
York
land
Blv
d29
9 Yo
rkla
nd B
lvd
299
York
land
Blv
d29
9 Yo
rkla
nd B
lvd
Roya
l Yor
k, P
ortla
nd
Roya
l Yor
k, P
ortla
nd
Roya
l Yor
k, P
ortla
nd
Roya
l Yor
k, P
ortla
nd
Roya
l Yor
k, P
ortla
nd
Roya
l Yor
k, P
ortla
nd
Roya
l Yor
k, P
ortla
nd
Roya
l Yor
k, P
ortla
nd
Roya
l Yor
k, P
ortla
nd
Rail C
orrid
orRa
il Cor
ridor
Rail C
orrid
orRa
il Cor
ridor
Rail C
orrid
orRa
il Cor
ridor
Rail C
orrid
orRa
il Cor
ridor
Rail C
orrid
or
1306
& 1
310
The
Que
ensw
ay13
06 &
131
0 Th
e Q
ueen
sway
1306
& 1
310
The
Que
ensw
ay13
06 &
131
0 Th
e Q
ueen
sway
1306
& 1
310
The
Que
ensw
ay13
06 &
131
0 Th
e Q
ueen
sway
1306
& 1
310
The
Que
ensw
ay13
06 &
131
0 Th
e Q
ueen
sway
1306
& 1
310
The
Que
ensw
ay
12 Q
ueen
Eliz
abet
h Bl
vd12
Que
en E
lizab
eth
Blvd
12 Q
ueen
Eliz
abet
h Bl
vd12
Que
en E
lizab
eth
Blvd
12 Q
ueen
Eliz
abet
h Bl
vd12
Que
en E
lizab
eth
Blvd
12 Q
ueen
Eliz
abet
h Bl
vd12
Que
en E
lizab
eth
Blvd
12 Q
ueen
Eliz
abet
h Bl
vd
10 Q
ueen
Eliz
abet
h Bl
vd10
Que
en E
lizab
eth
Blvd
10 Q
ueen
Eliz
abet
h Bl
vd10
Que
en E
lizab
eth
Blvd
10 Q
ueen
Eliz
abet
h Bl
vd10
Que
en E
lizab
eth
Blvd
10 Q
ueen
Eliz
abet
h Bl
vd10
Que
en E
lizab
eth
Blvd
10 Q
ueen
Eliz
abet
h Bl
vd
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
11 P
eel A
ve11
Pee
l Ave
11 P
eel A
ve11
Pee
l Ave
11 P
eel A
ve11
Pee
l Ave
11 P
eel A
ve11
Pee
l Ave
11 P
eel A
ve13
4 Pa
rk La
wn
Rd13
4 Pa
rk La
wn
Rd13
4 Pa
rk La
wn
Rd13
4 Pa
rk La
wn
Rd13
4 Pa
rk La
wn
Rd13
4 Pa
rk La
wn
Rd13
4 Pa
rk La
wn
Rd13
4 Pa
rk La
wn
Rd13
4 Pa
rk La
wn
Rd
855
Oxf
ord
St85
5 O
xfor
d St
855
Oxf
ord
St85
5 O
xfor
d St
855
Oxf
ord
St85
5 O
xfor
d St
855
Oxf
ord
St85
5 O
xfor
d St
855
Oxf
ord
St
10, 1
1 O
rdna
nce
St10
, 11
Ord
nanc
e St
10, 1
1 O
rdna
nce
St10
, 11
Ord
nanc
e St
10, 1
1 O
rdna
nce
St10
, 11
Ord
nanc
e St
10, 1
1 O
rdna
nce
St10
, 11
Ord
nanc
e St
10, 1
1 O
rdna
nce
St25
, 45
Stra
chan
Ave
25, 4
5 St
rach
an A
ve25
, 45
Stra
chan
Ave
25, 4
5 St
rach
an A
ve25
, 45
Stra
chan
Ave
25, 4
5 St
rach
an A
ve25
, 45
Stra
chan
Ave
25, 4
5 St
rach
an A
ve25
, 45
Stra
chan
Ave
360-
362
Old
Wes
ton
Rd36
0-36
2 O
ld W
esto
n Rd
360-
362
Old
Wes
ton
Rd36
0-36
2 O
ld W
esto
n Rd
360-
362
Old
Wes
ton
Rd36
0-36
2 O
ld W
esto
n Rd
360-
362
Old
Wes
ton
Rd36
0-36
2 O
ld W
esto
n Rd
360-
362
Old
Wes
ton
Rd
290
Old
Wes
ton
Rd29
0 O
ld W
esto
n Rd
290
Old
Wes
ton
Rd29
0 O
ld W
esto
n Rd
290
Old
Wes
ton
Rd29
0 O
ld W
esto
n Rd
290
Old
Wes
ton
Rd29
0 O
ld W
esto
n Rd
290
Old
Wes
ton
Rd
76 M
irand
a Av
e76
Mira
nda
Ave
76 M
irand
a Av
e76
Mira
nda
Ave
76 M
irand
a Av
e76
Mira
nda
Ave
76 M
irand
a Av
e76
Mira
nda
Ave
76 M
irand
a Av
e
189
Miln
er A
ve18
9 M
ilner
Ave
189
Miln
er A
ve18
9 M
ilner
Ave
189
Miln
er A
ve18
9 M
ilner
Ave
189
Miln
er A
ve18
9 M
ilner
Ave
189
Miln
er A
ve
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
67 B
utte
rwor
th A
ve67
But
terw
orth
Ave
67 B
utte
rwor
th A
ve67
But
terw
orth
Ave
67 B
utte
rwor
th A
ve67
But
terw
orth
Ave
67 B
utte
rwor
th A
ve67
But
terw
orth
Ave
67 B
utte
rwor
th A
ve37
6 Bi
rchm
ount
Rd
376
Birc
hmou
nt R
d37
6 Bi
rchm
ount
Rd
376
Birc
hmou
nt R
d37
6 Bi
rchm
ount
Rd
376
Birc
hmou
nt R
d37
6 Bi
rchm
ount
Rd
376
Birc
hmou
nt R
d37
6 Bi
rchm
ount
Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
22 M
etro
polit
an R
d22
Met
ropo
litan
Rd
22 M
etro
polit
an R
d22
Met
ropo
litan
Rd
22 M
etro
polit
an R
d22
Met
ropo
litan
Rd
22 M
etro
polit
an R
d22
Met
ropo
litan
Rd
22 M
etro
polit
an R
d
2781
Mar
kham
Rd
2781
Mar
kham
Rd
2781
Mar
kham
Rd
2781
Mar
kham
Rd
2781
Mar
kham
Rd
2781
Mar
kham
Rd
2781
Mar
kham
Rd
2781
Mar
kham
Rd
2781
Mar
kham
Rd
54 Lo
gan
Ave
54 Lo
gan
Ave
54 Lo
gan
Ave
54 Lo
gan
Ave
54 Lo
gan
Ave
54 L
ogan
Ave
54 L
ogan
Ave
54 L
ogan
Ave
54 Lo
gan
Ave
6 Llo
yd A
ve6
Lloyd
Ave
6 Llo
yd A
ve6
Lloyd
Ave
6 Llo
yd A
ve6
Lloyd
Ave
6 Llo
yd A
ve6
Lloyd
Ave
6 Llo
yd A
ve Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
20 L
eslie
St
20 L
eslie
St
20 L
eslie
St
20 Le
slie
St20
Lesli
e St
20 Le
slie
St20
Lesli
e St
20 Le
slie
St20
Lesli
e St
3447
34
47
3447
34
47
3447
34
47
3447
34
47
3447
Ke
nned
y Rd
Kenn
edy
RdKe
nned
y Rd
Kenn
edy
RdKe
nned
y Rd
Kenn
edy
RdKe
nned
y Rd
Kenn
edy
RdKe
nned
y Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
375
Kenn
edy
Rd37
5 Ke
nned
y Rd
375
Kenn
edy
Rd37
5 Ke
nned
y Rd
375
Kenn
edy
Rd37
5 Ke
nned
y Rd
375
Kenn
edy
Rd37
5 Ke
nned
y Rd
375
Kenn
edy
Rd
Kenn
edy
Rd a
ndKe
nned
y Rd
and
Kenn
edy
Rd a
ndKe
nned
y Rd
and
Kenn
edy
Rd a
ndKe
nned
y Rd
and
Kenn
edy
Rd a
ndKe
nned
y Rd
and
Kenn
edy
Rd a
ndPa
ssm
ore
Ave
Pass
mor
e Av
ePa
ssm
ore
Ave
Pass
mor
e Av
ePa
ssm
ore
Ave
Pass
mor
e Av
ePa
ssm
ore
Ave
Pass
mor
e Av
ePa
ssm
ore
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
55 H
allcr
own
Pl55
Hal
lcrow
n Pl
55 H
allcr
own
Pl55
Hal
lcrow
n Pl
55 H
allcr
own
Pl55
Hal
lcrow
n Pl
55 H
allcr
own
Pl55
Hal
lcrow
n Pl
55 H
allcr
own
Pl
8 - 1
0 Go
lden
Gat
e Cr
t8
- 10
Gold
en G
ate
Crt
8 - 1
0 Go
lden
Gat
e Cr
t8
- 10
Gold
en G
ate
Crt
8 - 1
0 Go
lden
Gat
e Cr
t8
- 10
Gold
en G
ate
Crt
8 - 1
0 Go
lden
Gat
e Cr
t8
- 10
Gold
en G
ate
Crt
8 - 1
0 Go
lden
Gat
e Cr
t
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
2316
Fin
ch A
ve W
2316
Fin
ch A
ve W
2316
Fin
ch A
ve W
2316
Fin
ch A
ve W
2316
Fin
ch A
ve W
2316
Fin
ch A
ve W
2316
Fin
ch A
ve W
2316
Fin
ch A
ve W
2316
Fin
ch A
ve W
580
Evan
s Av
e58
0 Ev
ans
Ave
580
Evan
s Av
e58
0 Ev
ans
Ave
580
Evan
s Av
e58
0 Ev
ans
Ave
580
Evan
s Av
e58
0 Ev
ans
Ave
580
Evan
s Av
e
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
815-
845
Eglin
ton
Ave
815-
845
Eglin
ton
Ave
815-
845
Eglin
ton
Ave
815-
845
Eglin
ton
Ave
815-
845
Eglin
ton
Ave
815-
845
Eglin
ton
Ave
815-
845
Eglin
ton
Ave
815-
845
Eglin
ton
Ave
815-
845
Eglin
ton
Ave
939
Eglin
ton
Ave
E93
9 Eg
linto
n Av
e E
939
Eglin
ton
Ave
E93
9 Eg
linto
n Av
e E
939
Eglin
ton
Ave
E93
9 Eg
linto
n Av
e E
939
Eglin
ton
Ave
E93
9 Eg
linto
n Av
e E
939
Eglin
ton
Ave
E
Eglin
ton
and
Don
Mills
Eglin
ton
and
Don
Mills
Eglin
ton
and
Don
Mills
Eglin
ton
and
Don
Mills
Eglin
ton
and
Don
Mills
Eglin
ton
and
Don
Mills
Eglin
ton
and
Don
Mills
Eglin
ton
and
Don
Mills
Eglin
ton
and
Don
Mills
1891
Egl
into
n Av
e E
1891
Egl
into
n Av
e E
1891
Egl
into
n Av
e E
1891
Egl
into
n Av
e E
1891
Egl
into
n Av
e E
1891
Egl
into
n Av
e E
1891
Egl
into
n Av
e E
1891
Egl
into
n Av
e E
1891
Egl
into
n Av
e E
109,
147
10
9, 1
47
109,
147
10
9, 1
47
109,
147
10
9, 1
47
109,
147
10
9, 1
47
109,
147
Ed
dyst
one
Ave
Eddy
ston
e Av
eEd
dyst
one
Ave
Eddy
ston
e Av
eEd
dyst
one
Ave
Eddy
ston
e Av
eEd
dyst
one
Ave
Eddy
ston
e Av
eEd
dyst
one
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
171
East
Liber
ty S
t17
1 Ea
st Lib
erty
St
171
East
Liber
ty S
t17
1 Ea
st Lib
erty
St
171
East
Liber
ty S
t17
1 Ea
st L
iber
ty S
t17
1 Ea
st L
iber
ty S
t17
1 Ea
st L
iber
ty S
t17
1 Ea
st Lib
erty
St
1136
Dup
ont S
t11
36 D
upon
t St
1136
Dup
ont S
t11
36 D
upon
t St
1136
Dup
ont S
t11
36 D
upon
t St
1136
Dup
ont S
t11
36 D
upon
t St
1136
Dup
ont S
t
3466
Dun
das
St W
3466
Dun
das
St W
3466
Dun
das
St W
3466
Dun
das
St W
3466
Dun
das
St W
3466
Dun
das
St W
3466
Dun
das
St W
3466
Dun
das
St W
3466
Dun
das
St W
4646
Duf
ferin
St
4646
Duf
ferin
St
4646
Duf
ferin
St
4646
Duf
ferin
St
4646
Duf
ferin
St
4646
Duf
ferin
St
4646
Duf
ferin
St
4646
Duf
ferin
St
4646
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
1377
& 1
381
Duff
erin
St
1377
& 1
381
Duff
erin
St
1377
& 1
381
Duff
erin
St
1377
& 1
381
Duff
erin
St
1377
& 1
381
Duff
erin
St
1377
& 1
381
Duff
erin
St
1377
& 1
381
Duff
erin
St
1377
& 1
381
Duff
erin
St
1377
& 1
381
Duff
erin
St
450
Duff
erin
St
450
Duff
erin
St
450
Duff
erin
St
450
Duff
erin
St
450
Duff
erin
St
450
Duff
erin
St
450
Duff
erin
St
450
Duff
erin
St
450
Duff
erin
St
440
Duff
erin
St
440
Duff
erin
St
440
Duff
erin
St
440
Duff
erin
St
440
Duff
erin
St
440
Duff
erin
St
440
Duff
erin
St
440
Duff
erin
St
440
Duff
erin
St
1500
Don
Mills
Rd
1500
Don
Mills
Rd
1500
Don
Mills
Rd
1500
Don
Mills
Rd
1500
Don
Mills
Rd
1500
Don
Mills
Rd
1500
Don
Mills
Rd
1500
Don
Mills
Rd
1500
Don
Mills
Rd
1450
Don
Mills
Rd
1450
Don
Mills
Rd
1450
Don
Mills
Rd
1450
Don
Mills
Rd
1450
Don
Mills
Rd
1450
Don
Mills
Rd
1450
Don
Mills
Rd
1450
Don
Mills
Rd
1450
Don
Mills
Rd
3710
Che
ssw
ood
Dr37
10 C
hess
woo
d Dr
3710
Che
ssw
ood
Dr37
10 C
hess
woo
d Dr
3710
Che
ssw
ood
Dr37
10 C
hess
woo
d Dr
3710
Che
ssw
ood
Dr37
10 C
hess
woo
d Dr
3710
Che
ssw
ood
Dr
1122
Cas
tlefie
ld A
ve11
22 C
astle
field
Ave
1122
Cas
tlefie
ld A
ve11
22 C
astle
field
Ave
1122
Cas
tlefie
ld A
ve11
22 C
astle
field
Ave
1122
Cas
tlefie
ld A
ve11
22 C
astle
field
Ave
1122
Cas
tlefie
ld A
ve
109
Cart
wrig
ht A
ve &
109
Cart
wrig
ht A
ve &
109
Cart
wrig
ht A
ve &
109
Cart
wrig
ht A
ve &
109
Cart
wrig
ht A
ve &
109
Cart
wrig
ht A
ve &
109
Cart
wrig
ht A
ve &
109
Cart
wrig
ht A
ve &
109
Cart
wrig
ht A
ve &
130
Bent
wor
th A
ve13
0 Be
ntw
orth
Ave
130
Bent
wor
th A
ve13
0 Be
ntw
orth
Ave
130
Bent
wor
th A
ve13
0 Be
ntw
orth
Ave
130
Bent
wor
th A
ve13
0 Be
ntw
orth
Ave
130
Bent
wor
th A
ve
299
& 30
0 Ca
mpb
ell A
ve29
9 &
300
Cam
pbel
l Ave
299
& 30
0 Ca
mpb
ell A
ve29
9 &
300
Cam
pbel
l Ave
299
& 30
0 Ca
mpb
ell A
ve29
9 &
300
Cam
pbel
l Ave
299
& 30
0 Ca
mpb
ell A
ve29
9 &
300
Cam
pbel
l Ave
299
& 30
0 Ca
mpb
ell A
ve
670
& 68
0 Ca
ledo
nia
Rd67
0 &
680
Cale
doni
a Rd
670
& 68
0 Ca
ledo
nia
Rd67
0 &
680
Cale
doni
a Rd
670
& 68
0 Ca
ledo
nia
Rd67
0 &
680
Cale
doni
a Rd
670
& 68
0 Ca
ledo
nia
Rd67
0 &
680
Cale
doni
a Rd
670
& 68
0 Ca
ledo
nia
Rd25
0 Bo
wie
Ave
250
Bow
ie A
ve25
0 Bo
wie
Ave
250
Bow
ie A
ve25
0 Bo
wie
Ave
250
Bow
ie A
ve25
0 Bo
wie
Ave
250
Bow
ie A
ve25
0 Bo
wie
Ave
1166
Cal
edon
ia R
d11
66 C
aled
onia
Rd
1166
Cal
edon
ia R
d11
66 C
aled
onia
Rd
1166
Cal
edon
ia R
d11
66 C
aled
onia
Rd
1166
Cal
edon
ia R
d11
66 C
aled
onia
Rd
1166
Cal
edon
ia R
d
900
& 91
6 Ca
ledo
nia
Rd90
0 &
916
Cale
doni
a Rd
900
& 91
6 Ca
ledo
nia
Rd90
0 &
916
Cale
doni
a Rd
900
& 91
6 Ca
ledo
nia
Rd90
0 &
916
Cale
doni
a Rd
900
& 91
6 Ca
ledo
nia
Rd90
0 &
916
Cale
doni
a Rd
900
& 91
6 Ca
ledo
nia
Rd
834
Cale
doni
a Rd
834
Cale
doni
a Rd
834
Cale
doni
a Rd
834
Cale
doni
a Rd
834
Cale
doni
a Rd
834
Cale
doni
a Rd
834
Cale
doni
a Rd
834
Cale
doni
a Rd
834
Cale
doni
a Rd
21-5
3 Br
oadv
iew
Ave
21-5
3 Br
oadv
iew
Ave
21-5
3 Br
oadv
iew
Ave
21-5
3 Br
oadv
iew
Ave
21-5
3 Br
oadv
iew
Ave
21-5
3 Br
oadv
iew
Ave
21-5
3 Br
oadv
iew
Ave
21-5
3 Br
oadv
iew
Ave
21-5
3 Br
oadv
iew
Ave
1845
Birc
hmou
nt R
d18
45 B
irchm
ount
Rd
1845
Birc
hmou
nt R
d18
45 B
irchm
ount
Rd
1845
Birc
hmou
nt R
d18
45 B
irchm
ount
Rd
1845
Birc
hmou
nt R
d18
45 B
irchm
ount
Rd
1845
Birc
hmou
nt R
d
28 B
athu
rst S
t28
Bat
hurs
t St
28 B
athu
rst S
t28
Bat
hurs
t St
28 B
athu
rst S
t28
Bat
hurs
t St
28 B
athu
rst S
t28
Bat
hurs
t St
28 B
athu
rst S
t
1790
Alb
ion
Rd17
90 A
lbio
n Rd
1790
Alb
ion
Rd17
90 A
lbio
n Rd
1790
Alb
ion
Rd17
90 A
lbio
n Rd
1790
Alb
ion
Rd17
90 A
lbio
n Rd
1790
Alb
ion
Rd
Conv
ersio
n Re
ques
t Site
s
Empl
oym
ent A
reas
Toro
nto
City
Pla
nnin
g, R
esea
rch
and
Info
rmat
ion
- Oct
ober
201
2
Requ
ests
/App
licat
ions
to C
onve
rt Em
ploy
men
t Lan
ds a
s of
Oct
ober
1, 2
012
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
ATTACHMENT 4
H w y 27H w y 27H w y 27H w y 27H w y 27H w y 27H w y 27H w y 27H w y 27
I sli n g to n Av eI sli n g to n Av eI slin g to n Av eI sli n g to n Av eI slin g to n Av eI sli n g to n Av eI sli n g to n Av eI slin g to n Av eI sli n g to n Av e
Kip li n g Av eKi p li n g Av eKi p lin g Av eKip li n g Av eKi p lin g Av eKip li n g Av eKi p li n g Av eKi p lin g Av eKi p li n g Av e
W e sto n R dW e sto n R dW e sto n R dW e sto n R dW e sto n R dW e sto n R dW e sto n R dW e sto n R dW e sto n R d
H w y 42 7H w y 42 7H w y 42 7H w y 42 7H w y 42 7H w y 42 7H w y 42 7H w y 42 7H w y 42 7
Lake
Sho
re B
lvdLa
ke S
hore
Blvd
Lake
Sho
re B
lvdLa
ke S
hore
Blvd
Lake
Sho
re B
lvdLa
ke S
hore
Blvd
Lake
Sho
re B
lvdLa
ke S
hore
Blvd
Lake
Sho
re B
lvd
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
The
Quee
nswa
yTh
e Qu
eens
way
The
Quee
nswa
yTh
e Qu
eens
way
The
Quee
nswa
yTh
e Qu
eens
way
The
Quee
nswa
yTh
e Qu
eens
way
The
Quee
nswa
y
Bloo
r St
Bloo
r St
Bloo
r St
Bloo
r St
Bloo
r St
Bloo
r St
Bloo
r St
Bloo
r St
Bloo
r St
H w y 4 2 7H w y 4 2 7H w y 4 2 7H w y 4 2 7H w y 4 2 7H w y 4 2 7H w y 4 2 7H w y 4 2 7H w y 4 2 7
Q.E.
W.
Q.E.
W.
Q.E.
W.
Q.E.
W.
Q.E.
W.
Q.E.
W.
Q.E.
W.
Q.E.
W.
Q.E.
W.
Burn
ham
thor
pe R
dBu
rnha
mth
orpe
Rd
Burn
ham
thor
pe R
dBu
rnha
mth
orpe
Rd
Burn
ham
thor
pe R
dBu
rnha
mth
orpe
Rd
Burn
ham
thor
pe R
dBu
rnha
mth
orpe
Rd
Burn
ham
thor
pe R
d
Ba th u rs t StBa th u rs t StBa th u rs t StBa th u rs t StBa th u rs t StBa th u rs t StBa th u rs t StBa th u rs t StBa th u rs t St
Ke e le StKe e le StKe e le StKe e le StKe e le StKe e le StKe e le StKe e le StKe e le St
D u ffe ri n StD u ffe ri n StD u ffe rin StD u ffe ri n StD u ffe rin StD u ffe ri n StD u ffe ri n StD u ffe rin StD u ffe ri n St
Ja n e StJa n e StJa n e StJa n e StJa n e StJa n e StJa n e StJa n e StJa n e St
H w y 40 0H w y 40 0H w y 40 0H w y 40 0H w y 40 0H w y 40 0H w y 40 0H w y 40 0H w y 40 0
Hwy 4
01Hw
y 401
Hwy 4
01Hw
y 401
Hwy 4
01Hw
y 401
Hwy 4
01Hw
y 401
Hwy 4
01
H w y 40 4H w y 40 4H w y 40 4H w y 40 4H w y 40 4H w y 40 4H w y 40 4H w y 40 4H w y 40 4
Ba yv ie w AveBa yv ie w AveBa yv ie w AveBa yv ie w AveBa yv ie w AveBa yv ie w AveBa yv ie w AveBa yv ie w AveBa yv ie w Ave
D o n Mi ll s R dD o n Mi ll s R dD o n Mi ll s R dD o n Mi ll s R dD o n Mi ll s R dD o n Mi ll s R dD o n Mi ll s R dD o n Mi ll s R dD o n Mi ll s R d
Yo n g e StYo n g e StYo n g e StYo n g e StYo n g e StYo n g e StYo n g e StYo n g e StYo n g e St
D .V.P.D .V.P.D .V.P.D .V.P.D .V.P.D .V.P.D .V.P.D .V.P.D .V.P.
L esl i e StL esl i e StL esl ie StL esl i e StL esl ie StL esl i e StL esl i e StL esl ie StL esl i e St
Vi cto r ia Pa rk Av eVicto r ia Pa rk Av eVicto r ia Pa rk Av eVi cto r ia Pa rk Av eVicto r ia Pa rk Av eVi cto r ia Pa rk Av eVicto r ia Pa rk Av eVicto r ia Pa rk Av eVicto r ia Pa rk Av e
W a r de n Av eW a r de n Av eW a r de n Av eW a r de n Av eW a r de n Av eW a r de n Av eW a r de n Av eW a r de n Av eW a r de n Av e
Ke n n ed y RdKe n n ed y RdKe n n ed y RdKe n n ed y RdKe n n ed y RdKe n n ed y RdKe n n ed y RdKe n n ed y RdKe n n ed y Rd
Br im l ey RdBr im ley RdBr im l ey RdBr im l ey RdBr im l ey RdBr im l ey RdBr im ley RdBr im l ey RdBr im ley Rd
Mc Co w a n RdMc Co w a n RdMc Co w a n RdMc Co w a n RdMc Co w a n RdMc Co w a n RdMc Co w a n RdMc Co w a n RdMc Co w a n Rd
Ma r kh a m RdMa r kh a m RdMa r kh a m RdMa r kh a m RdMa r kh a m RdMa r kh a m RdMa r kh a m RdMa r kh a m RdMa r kh a m Rd
Hwy 4
01Hw
y 401
Hwy 4
01Hw
y 401
Hwy 4
01Hw
y 401
Hwy 4
01Hw
y 401
Hwy 4
01
Stee
les A
veSt
eele
s Ave
Stee
les A
veSt
eele
s Ave
Stee
les A
veSt
eele
s Ave
Stee
les A
veSt
eele
s Ave
Stee
les A
ve
Elle
smer
e Rd
Elle
smer
e Rd
Elle
smer
e Rd
Elle
smer
e Rd
Elle
smer
e Rd
Elle
smer
e Rd
Elle
smer
e Rd
Elle
smer
e Rd
Elle
smer
e Rd
Lawr
ence
Ave
Lawr
ence
Ave
Lawr
ence
Ave
Lawr
ence
Ave
Lawr
ence
Ave
Lawr
ence
Ave
Lawr
ence
Ave
Lawr
ence
Ave
Lawr
ence
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Eglin
ton
Ave
Shep
pard
Ave
Shep
pard
Ave
Shep
pard
Ave
Shep
pard
Ave
Shep
pard
Ave
Shep
pard
Ave
Shep
pard
Ave
Shep
pard
Ave
Shep
pard
Ave
Finc
h Av
eFi
nch
Ave
Finc
h Av
eFi
nch
Ave
Finc
h Av
eFi
nch
Ave
Finc
h Av
eFi
nch
Ave
Finc
h Av
e
King
ston
RdKi
ngsto
n Rd
King
ston
RdKi
ngsto
n Rd
King
ston
RdKi
ngsto
n Rd
King
ston
RdKi
ngsto
n Rd
King
ston
Rd
185
York
land
Blvd
185
York
land
Blvd
185
York
land
Blvd
185
York
land
Blvd
185
York
land
Blvd
185
York
land
Blvd
185
York
land
Blvd
185
York
land
Blvd
185
York
land
Blvd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
Woo
dbine
Woo
dbine
Woo
dbine
Woo
dbine
Woo
dbine
Woo
dbine
Woo
dbine
Woo
dbine
Woo
dbine
50 W
ilson
Heig
hts B
lvd50
Wils
on H
eight
s Blvd
50 W
ilson
Heig
hts B
lvd50
Wils
on H
eigh
ts B
lvd50
Wils
on H
eigh
ts B
lvd50
Wils
on H
eight
s Blvd
50 W
ilson
Heig
hts B
lvd50
Wils
on H
eight
s Blvd
50 W
ilson
Hei
ghts
Blvd
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
362
Wall
ace
Ave
362
Wall
ace
Ave
362
Wall
ace
Ave
362
Wall
ace
Ave
362
Wall
ace
Ave
362
Wall
ace
Ave
362
Wall
ace
Ave
362
Wall
ace
Ave
362
Wall
ace
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
225
Villag
e Gr
een
Sq22
5 Vil
lage
Gree
n Sq
225
Villag
e Gr
een
Sq22
5 Vil
lage
Gree
n Sq
225
Villag
e Gr
een
Sq22
5 Vil
lage
Gree
n Sq
225
Villag
e Gr
een
Sq22
5 Vil
lage
Gree
n Sq
225
Villag
e Gr
een
Sq25
50 V
ictor
ia P
ark A
ve25
50 V
ictor
ia P
ark A
ve25
50 V
ictor
ia P
ark A
ve25
50 V
ictor
ia P
ark A
ve25
50 V
ictor
ia P
ark A
ve25
50 V
ictor
ia Pa
rk A
ve25
50 V
ictor
ia Pa
rk A
ve25
50 V
ictor
ia Pa
rk A
ve25
50 V
ictor
ia P
ark A
ve24
50 V
ictor
ia P
ark A
ve24
50 V
ictor
ia P
ark A
ve24
50 V
ictor
ia P
ark A
ve24
50 V
ictor
ia Pa
rk A
ve24
50 V
ictor
ia Pa
rk A
ve24
50 V
ictor
ia Pa
rk A
ve24
50 V
ictor
ia Pa
rk A
ve24
50 V
ictor
ia Pa
rk A
ve24
50 V
ictor
ia Pa
rk A
ve
30 T
ippet
t Rd
30 T
ippet
t Rd
30 T
ippet
t Rd
30 T
ippet
t Rd
30 T
ippet
t Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Tip
pett
Rd9
Tippe
tt Rd
9 Tip
pett
Rd9
Tippe
tt Rd
9 Tip
pett
Rd9
Tippe
tt Rd
4 Tip
pett
Rd4
Tippe
tt Rd
4 Tip
pett
Rd4
Tipp
ett R
d4
Tipp
ett R
d4
Tipp
ett R
d4
Tipp
ett R
d4
Tipp
ett R
d4
Tipp
ett R
d
394
Symi
ngto
n Av
e39
4 Sy
ming
ton
Ave
394
Symi
ngto
n Av
e39
4 Sy
ming
ton
Ave
394
Symi
ngto
n Av
e39
4 Sy
ming
ton
Ave
394
Sym
ingto
n Av
e39
4 Sy
ming
ton
Ave
394
Symi
ngto
n Av
e
158
Ster
ling
Rd15
8 St
erlin
g Rd
158
Ster
ling
Rd15
8 St
erlin
g Rd
158
Ster
ling
Rd15
8 St
erlin
g Rd
158
Ster
ling
Rd15
8 St
erlin
g Rd
158
Ster
ling
Rd
128
Ster
ling
Rd12
8 St
erlin
g Rd
128
Ster
ling
Rd12
8 St
erlin
g Rd
128
Ster
ling
Rd12
8 St
erlin
g Rd
128
Ster
ling
Rd12
8 St
erlin
g Rd
128
Ster
ling
Rd
4665
46
65
4665
46
65
4665
46
65
4665
46
65
4665
St
eeles
Ave
ESt
eeles
Ave
ESt
eeles
Ave
ESt
eeles
Ave
ESt
eeles
Ave
ESt
eeles
Ave
ESt
eeles
Ave
ESt
eeles
Ave
ESt
eeles
Ave
E
2075
- 21
11 S
hepp
ard
Ave
E20
75 -
2111
She
ppar
d Av
e E
2075
- 21
11 S
hepp
ard
Ave
E20
75 -
2111
She
ppar
d Av
e E
2075
- 21
11 S
hepp
ard
Ave
E20
75 -
2111
She
ppar
d Av
e E
2075
- 21
11 S
hepp
ard
Ave
E20
75 -
2111
She
ppar
d Av
e E
2075
- 21
11 S
hepp
ard
Ave
E
35 A
uto
Mall D
r,35
Aut
o Ma
ll Dr,
35 A
uto
Mall D
r,35
Aut
o Ma
ll Dr,
35 A
uto
Mall D
r,35
Aut
o Ma
ll Dr,
35 A
uto
Mall D
r,35
Aut
o Ma
ll Dr,
35 A
uto
Mall D
r,95
8 Mi
lner
Ave
, et.
al.95
8 Mi
lner
Ave
, et.
al.95
8 Mi
lner
Ave
, et.
al.95
8 M
ilner
Ave
, et.a
l.95
8 M
ilner
Ave
, et.a
l.95
8 Mi
lner A
ve, e
t.al.
958
Milne
r Ave
, et.a
l.95
8 Mi
lner A
ve, e
t.al.
958
Miln
er A
ve, e
t.al.
2135
She
ppar
d Av
e E
& 21
35 S
hepp
ard
Ave
E &
2135
She
ppar
d Av
e E
& 21
35 S
hepp
ard
Ave
E &
2135
She
ppar
d Av
e E
& 21
35 S
hepp
ard
Ave
E &
2135
She
ppar
d Av
e E
& 21
35 S
hepp
ard
Ave
E &
2135
She
ppar
d Av
e E
& 29
9 Yo
rklan
d Blv
d29
9 Yo
rklan
d Blv
d29
9 Yo
rklan
d Blv
d29
9 Yo
rklan
d Blv
d29
9 Yo
rklan
d Blv
d29
9 Yo
rklan
d Bl
vd29
9 Yo
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d Bl
vd29
9 Yo
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d Bl
vd29
9 Yo
rklan
d Blv
d
Roya
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k, Po
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Portl
and
Roya
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Por
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Ro
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Por
tland
Ro
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ork,
Por
tland
Ro
yal Y
ork,
Por
tland
Ro
yal Y
ork,
Por
tland
Ro
yal Y
ork,
Por
tland
Ra
il Cor
ridor
Rail C
orrid
orRa
il Cor
ridor
Rail C
orrid
orRa
il Cor
ridor
Rail C
orrid
orRa
il Cor
ridor
Rail C
orrid
orRa
il Cor
ridor
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
11 P
eel A
ve11
Pee
l Ave
11 P
eel A
ve11
Pee
l Ave
11 P
eel A
ve11
Pee
l Ave
11 P
eel A
ve11
Pee
l Ave
11 P
eel A
ve10
, 11
Ordn
ance
St
10, 1
1 Or
dnan
ce S
t10
, 11
Ordn
ance
St
10, 1
1 O
rdna
nce
St10
, 11
Ord
nanc
e St
10, 1
1 Or
dnan
ce S
t10
, 11
Ordn
ance
St
10, 1
1 Or
dnan
ce S
t10
, 11
Ord
nanc
e St
25, 4
5 St
rach
an A
ve25
, 45
Stra
chan
Ave
25, 4
5 St
rach
an A
ve25
, 45
Stra
chan
Ave
25, 4
5 St
rach
an A
ve25
, 45
Stra
chan
Ave
25, 4
5 St
rach
an A
ve25
, 45
Stra
chan
Ave
25, 4
5 St
rach
an A
ve
360-
362
Old
Wes
ton
Rd36
0-36
2 Ol
d W
esto
n Rd
360-
362
Old
Wes
ton
Rd36
0-36
2 Ol
d W
esto
n Rd
360-
362
Old
Wes
ton
Rd36
0-36
2 O
ld W
esto
n Rd
360-
362
Old
Wes
ton
Rd36
0-36
2 O
ld W
esto
n Rd
360-
362
Old
Wes
ton
Rd
189
Miln
er A
ve18
9 M
ilner
Ave
189
Miln
er A
ve18
9 Mi
lner A
ve18
9 Mi
lner A
ve18
9 Mi
lner A
ve18
9 Mi
lner A
ve18
9 Mi
lner A
ve18
9 Mi
lner A
ve
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
67 B
utte
rwor
th A
ve67
But
terw
orth
Ave
67 B
utte
rwor
th A
ve67
But
terw
orth
Ave
67 B
utte
rwor
th A
ve67
But
terw
orth
Ave
67 B
utte
rwor
th A
ve67
But
terw
orth
Ave
67 B
utte
rwor
th A
ve37
6 Bir
chm
ount
Rd
376
Birch
mou
nt R
d37
6 Bir
chm
ount
Rd
376
Birc
hmou
nt R
d37
6 Bi
rchm
ount
Rd
376
Birch
moun
t Rd
376
Birch
moun
t Rd
376
Birch
moun
t Rd
376
Birc
hmou
nt R
d
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
22 M
etro
polita
n Rd
22 M
etro
polita
n Rd
22 M
etro
polita
n Rd
22 M
etro
polita
n Rd
22 M
etro
polita
n Rd
22 M
etro
polita
n Rd
22 M
etro
polita
n Rd
22 M
etro
polita
n Rd
22 M
etro
polita
n Rd
54 Lo
gan
Ave
54 Lo
gan
Ave
54 Lo
gan
Ave
54 Lo
gan
Ave
54 Lo
gan
Ave
54 Lo
gan
Ave
54 Lo
gan
Ave
54 Lo
gan
Ave
54 Lo
gan
Ave
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
Liber
ty V
illage
20 Le
slie
St20
Lesli
e St
20 Le
slie
St20
Lesli
e St
20 Le
slie
St20
Lesli
e St
20 Le
slie
St20
Lesli
e St
20 Le
slie
St
3447
34
47
3447
34
47
3447
34
47
3447
34
47
3447
Ke
nned
y Rd
Kenn
edy
RdKe
nned
y Rd
Kenn
edy
RdKe
nned
y Rd
Kenn
edy
RdKe
nned
y Rd
Kenn
edy
RdKe
nned
y Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
2035
Ken
nedy
Rd
375
Kenn
edy
Rd37
5 Ke
nned
y Rd
375
Kenn
edy
Rd37
5 Ke
nned
y Rd
375
Kenn
edy
Rd37
5 Ke
nned
y Rd
375
Kenn
edy
Rd37
5 Ke
nned
y Rd
375
Kenn
edy
Rd
Kenn
edy
Rd a
ndKe
nned
y Rd
and
Kenn
edy
Rd a
ndKe
nned
y Rd
and
Kenn
edy
Rd a
ndKe
nned
y Rd
and
Kenn
edy
Rd a
ndKe
nned
y Rd
and
Kenn
edy
Rd a
ndPa
ssmo
re A
vePa
ssmo
re A
vePa
ssmo
re A
vePa
ssmo
re A
vePa
ssmo
re A
vePa
ssmo
re A
vePa
ssmo
re A
vePa
ssmo
re A
vePa
ssmo
re A
ve
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
29, 4
9 &
53 Ju
dson
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Av
e &
811
Islin
gton
Ave
145
Evan
s Ave
& 8
11 Is
lingt
on A
ve14
5 Ev
ans A
ve &
811
Islin
gton
Ave
145
Evan
s Ave
& 8
11 Is
lingt
on A
ve14
5 Ev
ans A
ve &
811
Islin
gton
Ave
145
Evan
s Ave
& 8
11 Is
lingt
on A
ve14
5 Ev
ans A
ve &
811
Islin
gton
Ave
55 H
allcr
own
Pl55
Hal
lcrow
n Pl
55 H
allcr
own
Pl55
Hall
crow
n Pl
55 H
allcr
own
Pl55
Hall
crow
n Pl
55 H
allcr
own
Pl55
Hall
crow
n Pl
55 H
allcr
own
Pl
8 - 1
0 Go
lden
Gate
Crt
8 - 1
0 Go
lden
Gate
Crt
8 - 1
0 Go
lden
Gate
Crt
8 - 1
0 Go
lden
Gate
Crt
8 - 1
0 Go
lden
Gate
Crt
8 - 1
0 Go
lden
Gat
e Cr
t8
- 10
Gold
en G
ate
Crt
8 - 1
0 Go
lden
Gat
e Cr
t8
- 10
Golde
n Ga
te C
rt
6620
Finc
h Av
e W
6620
Finc
h Av
e W
6620
Finc
h Av
e W
6620
Finc
h Av
e W
6620
Finc
h Av
e W
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
6620
Fin
ch A
ve W
6620
Finc
h Av
e W
2316
Finc
h Av
e W
2316
Finc
h Av
e W
2316
Finc
h Av
e W
2316
Finc
h Av
e W
2316
Finc
h Av
e W
2316
Finc
h Av
e W
2316
Finc
h Av
e W
2316
Finc
h Av
e W
2316
Finc
h Av
e W
580
Evan
s Ave
580
Evan
s Ave
580
Evan
s Ave
580
Evan
s Ave
580
Evan
s Ave
580
Evan
s Ave
580
Evan
s Ave
580
Evan
s Ave
580
Evan
s Ave
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1001
Elle
smer
e Rd
1891
Egli
nton
Ave
E18
91 E
glint
on A
ve E
1891
Egli
nton
Ave
E18
91 E
glint
on A
ve E
1891
Egl
inton
Ave
E18
91 E
glint
on A
ve E
1891
Egli
nton
Ave
E18
91 E
glint
on A
ve E
1891
Egl
inton
Ave
E
109,
147
10
9, 1
47
109,
147
10
9, 1
47
109,
147
10
9, 1
47
109,
147
10
9, 1
47
109,
147
Ed
dyst
one
Ave
Eddy
ston
e Av
eEd
dyst
one
Ave
Eddy
ston
e Av
eEd
dyst
one
Ave
Eddy
ston
e Av
eEd
dyst
one
Ave
Eddy
ston
e Av
eEd
dyst
one
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
731
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
536
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
462
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
459
East
ern
Ave
171
East
Lib
erty
St
171
East
Lib
erty
St
171
East
Lib
erty
St
171
East
Libe
rty S
t17
1 Ea
st L
iberty
St
171
East
Libe
rty S
t17
1 Ea
st L
iberty
St
171
East
Libe
rty S
t17
1 Ea
st L
iberty
St
1136
Dup
ont S
t11
36 D
upon
t St
1136
Dup
ont S
t11
36 D
upon
t St
1136
Dup
ont S
t11
36 D
upon
t St
1136
Dup
ont S
t11
36 D
upon
t St
1136
Dup
ont S
t
3466
Dun
das S
t W34
66 D
unda
s St W
3466
Dun
das S
t W34
66 D
unda
s St
W34
66 D
unda
s St
W34
66 D
unda
s St W
3466
Dun
das S
t W34
66 D
unda
s St W
3466
Dun
das
St W
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
3621
Duf
ferin
St
1377
& 1
381
Duffe
rin S
t13
77 &
138
1 Du
fferin
St
1377
& 1
381
Duffe
rin S
t13
77 &
138
1 Du
fferin
St
1377
& 1
381
Duffe
rin S
t13
77 &
138
1 Du
ffer
in S
t13
77 &
138
1 Du
ffer
in S
t13
77 &
138
1 Du
ffer
in S
t13
77 &
138
1 Du
fferin
St
450
Duffe
rin S
t45
0 Du
fferin
St
450
Duffe
rin S
t45
0 Du
fferin
St
450
Duffe
rin S
t45
0 Du
fferin
St
450
Duffe
rin S
t45
0 Du
fferin
St
450
Duffe
rin S
t
440
Duffe
rin S
t44
0 Du
fferin
St
440
Duffe
rin S
t44
0 Du
fferin
St
440
Duffe
rin S
t44
0 Du
ffer
in S
t44
0 Du
ffer
in S
t44
0 Du
ffer
in S
t44
0 Du
fferin
St
1122
Cas
tlefie
ld Av
e11
22 C
astle
field
Ave
1122
Cas
tlefie
ld Av
e11
22 C
astle
field
Ave
1122
Cas
tlefie
ld A
ve11
22 C
astle
field
Ave
1122
Cas
tlefie
ld A
ve11
22 C
astle
field
Ave
1122
Cas
tlefie
ld A
ve
109
Cartw
right
Ave
&10
9 Ca
rtwrig
ht A
ve &
109
Cartw
right
Ave
&10
9 Ca
rtwrig
ht A
ve &
109
Cartw
right
Ave
&10
9 Ca
rtwrig
ht A
ve &
109
Cartw
right
Ave
&10
9 Ca
rtwrig
ht A
ve &
109
Cartw
right
Ave
&13
0 Be
ntw
orth
Ave
130
Bent
wor
th A
ve13
0 Be
ntw
orth
Ave
130
Bent
worth
Ave
130
Bent
worth
Ave
130
Bent
worth
Ave
130
Bent
worth
Ave
130
Bent
worth
Ave
130
Bent
worth
Ave
299
& 30
0 Ca
mpbe
ll Ave
299
& 30
0 Ca
mpbe
ll Ave
299
& 30
0 Ca
mpbe
ll Ave
299
& 30
0 Ca
mpb
ell A
ve29
9 &
300
Cam
pbell
Ave
299
& 30
0 Ca
mpbe
ll Ave
299
& 30
0 Ca
mpbe
ll Ave
299
& 30
0 Ca
mpbe
ll Ave
299
& 30
0 Ca
mpb
ell A
ve
1845
Birc
hmou
nt R
d18
45 B
irchm
ount
Rd
1845
Birc
hmou
nt R
d18
45 B
irchm
ount
Rd
1845
Birc
hmou
nt R
d18
45 B
irchm
ount
Rd
1845
Birc
hmou
nt R
d18
45 B
irchm
ount
Rd
1845
Birc
hmou
nt R
d
28 B
athu
rst S
t28
Bat
hurs
t St
28 B
athu
rst S
t28
Bat
hurs
t St
28 B
athu
rst S
t28
Bat
hurs
t St
28 B
athu
rst S
t28
Bat
hurs
t St
28 B
athu
rst S
t
1790
Alb
ion R
d17
90 A
lbion
Rd
1790
Alb
ion R
d17
90 A
lbion
Rd
1790
Albi
on R
d17
90 A
lbion
Rd
1790
Albi
on R
d17
90 A
lbion
Rd
1790
Albi
on R
d
185
York
land
Blvd
185
York
land
Blvd
185
York
land
Blvd
185
York
land
Blvd
185
York
land
Blvd
185
York
land
Blvd
185
York
land
Blvd
185
York
land
Blvd
185
York
land
Blvd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
900
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
865
York
Mills
Rd
Woo
dbine
Woo
dbine
Woo
dbine
Woo
dbine
Woo
dbine
Woo
dbine
Woo
dbine
Woo
dbine
Woo
dbine
50 W
ilson
Heig
hts B
lvd50
Wils
on H
eight
s Blvd
50 W
ilson
Heig
hts B
lvd50
Wils
on H
eigh
ts B
lvd50
Wils
on H
eigh
ts B
lvd50
Wils
on H
eight
s Blvd
50 W
ilson
Heig
hts B
lvd50
Wils
on H
eight
s Blvd
50 W
ilson
Hei
ghts
Blvd
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
743
War
den
Ave
362
Wall
ace
Ave
362
Wall
ace
Ave
362
Wall
ace
Ave
362
Wall
ace
Ave
362
Wall
ace
Ave
362
Wall
ace
Ave
362
Wall
ace
Ave
362
Wall
ace
Ave
362
Wall
ace
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
108-
162
Vine
Ave
225
Villag
e Gr
een
Sq22
5 Vil
lage
Gree
n Sq
225
Villag
e Gr
een
Sq22
5 Vil
lage
Gree
n Sq
225
Villag
e Gr
een
Sq22
5 Vil
lage
Gree
n Sq
225
Villag
e Gr
een
Sq22
5 Vil
lage
Gree
n Sq
225
Villag
e Gr
een
Sq25
50 V
ictor
ia P
ark A
ve25
50 V
ictor
ia P
ark A
ve25
50 V
ictor
ia P
ark A
ve25
50 V
ictor
ia P
ark A
ve25
50 V
ictor
ia P
ark A
ve25
50 V
ictor
ia Pa
rk A
ve25
50 V
ictor
ia Pa
rk A
ve25
50 V
ictor
ia Pa
rk A
ve25
50 V
ictor
ia P
ark A
ve24
50 V
ictor
ia P
ark A
ve24
50 V
ictor
ia P
ark A
ve24
50 V
ictor
ia P
ark A
ve24
50 V
ictor
ia Pa
rk A
ve24
50 V
ictor
ia Pa
rk A
ve24
50 V
ictor
ia Pa
rk A
ve24
50 V
ictor
ia Pa
rk A
ve24
50 V
ictor
ia Pa
rk A
ve24
50 V
ictor
ia Pa
rk A
ve
30 T
ippet
t Rd
30 T
ippet
t Rd
30 T
ippet
t Rd
30 T
ippet
t Rd
30 T
ippet
t Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippe
tt Rd
30 T
ippet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Ti
ppet
t Rd
9 Tip
pett
Rd9
Tippe
tt Rd
9 Tip
pett
Rd9
Tippe
tt Rd
9 Tip
pett
Rd9
Tippe
tt Rd
4 Tip
pett
Rd4
Tippe
tt Rd
4 Tip
pett
Rd4
Tipp
ett R
d4
Tipp
ett R
d4
Tipp
ett R
d4
Tipp
ett R
d4
Tipp
ett R
d4
Tipp
ett R
d
394
Symi
ngto
n Av
e39
4 Sy
ming
ton
Ave
394
Symi
ngto
n Av
e39
4 Sy
ming
ton
Ave
394
Symi
ngto
n Av
e39
4 Sy
ming
ton
Ave
394
Sym
ingto
n Av
e39
4 Sy
ming
ton
Ave
394
Symi
ngto
n Av
e
158
Ster
ling
Rd15
8 St
erlin
g Rd
158
Ster
ling
Rd15
8 St
erlin
g Rd
158
Ster
ling
Rd15
8 St
erlin
g Rd
158
Ster
ling
Rd15
8 St
erlin
g Rd
158
Ster
ling
Rd
128
Ster
ling
Rd12
8 St
erlin
g Rd
128
Ster
ling
Rd12
8 St
erlin
g Rd
128
Ster
ling
Rd12
8 St
erlin
g Rd
128
Ster
ling
Rd12
8 St
erlin
g Rd
128
Ster
ling
Rd
4665
46
65
4665
46
65
4665
46
65
4665
46
65
4665
St
eeles
Ave
ESt
eeles
Ave
ESt
eeles
Ave
ESt
eeles
Ave
ESt
eeles
Ave
ESt
eeles
Ave
ESt
eeles
Ave
ESt
eeles
Ave
ESt
eeles
Ave
E
2075
- 21
11 S
hepp
ard
Ave
E20
75 -
2111
She
ppar
d Av
e E
2075
- 21
11 S
hepp
ard
Ave
E20
75 -
2111
She
ppar
d Av
e E
2075
- 21
11 S
hepp
ard
Ave
E20
75 -
2111
She
ppar
d Av
e E
2075
- 21
11 S
hepp
ard
Ave
E20
75 -
2111
She
ppar
d Av
e E
2075
- 21
11 S
hepp
ard
Ave
E
35 A
uto
Mall D
r,35
Aut
o Ma
ll Dr,
35 A
uto
Mall D
r,35
Aut
o Ma
ll Dr,
35 A
uto
Mall D
r,35
Aut
o Ma
ll Dr,
35 A
uto
Mall D
r,35
Aut
o Ma
ll Dr,
35 A
uto
Mall D
r,95
8 Mi
lner
Ave
, et.
al.95
8 Mi
lner
Ave
, et.
al.95
8 Mi
lner
Ave
, et.
al.95
8 M
ilner
Ave
, et.a
l.95
8 M
ilner
Ave
, et.a
l.95
8 Mi
lner A
ve, e
t.al.
958
Milne
r Ave
, et.a
l.95
8 Mi
lner A
ve, e
t.al.
958
Miln
er A
ve, e
t.al.
2135
She
ppar
d Av
e E
& 21
35 S
hepp
ard
Ave
E &
2135
She
ppar
d Av
e E
& 21
35 S
hepp
ard
Ave
E &
2135
She
ppar
d Av
e E
& 21
35 S
hepp
ard
Ave
E &
2135
She
ppar
d Av
e E
& 21
35 S
hepp
ard
Ave
E &
2135
She
ppar
d Av
e E
& 29
9 Yo
rklan
d Blv
d29
9 Yo
rklan
d Blv
d29
9 Yo
rklan
d Blv
d29
9 Yo
rklan
d Blv
d29
9 Yo
rklan
d Blv
d29
9 Yo
rklan
d Bl
vd29
9 Yo
rklan
d Bl
vd29
9 Yo
rklan
d Bl
vd29
9 Yo
rklan
d Blv
d
Roya
l Yor
k, Po
rtlan
d Ro
yal Y
ork,
Portl
and
Roya
l Yor
k, Po
rtlan
d Ro
yal Y
ork,
Por
tland
Ro
yal Y
ork,
Por
tland
Ro
yal Y
ork,
Por
tland
Ro
yal Y
ork,
Por
tland
Ro
yal Y
ork,
Por
tland
Ro
yal Y
ork,
Por
tland
Ra
il Cor
ridor
Rail C
orrid
orRa
il Cor
ridor
Rail C
orrid
orRa
il Cor
ridor
Rail C
orrid
orRa
il Cor
ridor
Rail C
orrid
orRa
il Cor
ridor
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
675
Prog
ress
Ave
11 P
eel A
ve11
Pee
l Ave
11 P
eel A
ve11
Pee
l Ave
11 P
eel A
ve11
Pee
l Ave
11 P
eel A
ve11
Pee
l Ave
11 P
eel A
ve10
, 11
Ordn
ance
St
10, 1
1 Or
dnan
ce S
t10
, 11
Ordn
ance
St
10, 1
1 O
rdna
nce
St10
, 11
Ord
nanc
e St
10, 1
1 Or
dnan
ce S
t10
, 11
Ordn
ance
St
10, 1
1 Or
dnan
ce S
t10
, 11
Ord
nanc
e St
25, 4
5 St
rach
an A
ve25
, 45
Stra
chan
Ave
25, 4
5 St
rach
an A
ve25
, 45
Stra
chan
Ave
25, 4
5 St
rach
an A
ve25
, 45
Stra
chan
Ave
25, 4
5 St
rach
an A
ve25
, 45
Stra
chan
Ave
25, 4
5 St
rach
an A
ve
360-
362
Old
Wes
ton
Rd36
0-36
2 Ol
d W
esto
n Rd
360-
362
Old
Wes
ton
Rd36
0-36
2 Ol
d W
esto
n Rd
360-
362
Old
Wes
ton
Rd36
0-36
2 O
ld W
esto
n Rd
360-
362
Old
Wes
ton
Rd36
0-36
2 O
ld W
esto
n Rd
360-
362
Old
Wes
ton
Rd
189
Miln
er A
ve18
9 M
ilner
Ave
189
Miln
er A
ve18
9 Mi
lner A
ve18
9 Mi
lner A
ve18
9 Mi
lner A
ve18
9 Mi
lner A
ve18
9 Mi
lner A
ve18
9 Mi
lner A
ve
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
55 M
ilne
Ave
67 B
utte
rwor
th A
ve67
But
terw
orth
Ave
67 B
utte
rwor
th A
ve67
But
terw
orth
Ave
67 B
utte
rwor
th A
ve67
But
terw
orth
Ave
67 B
utte
rwor
th A
ve67
But
terw
orth
Ave
67 B
utte
rwor
th A
ve37
6 Bir
chm
ount
Rd
376
Birch
mou
nt R
d37
6 Bir
chm
ount
Rd
376
Birc
hmou
nt R
d37
6 Bi
rchm
ount
Rd
376
Birch
moun
t Rd
376
Birch
moun
t Rd
376
Birch
moun
t Rd
376
Birc
hmou
nt R
d
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
20 -
62 M
urra
y Rd
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
ilne
Ave
44 M
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Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
1
ATTACHMENT 5
5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
TABLE OF CONTENTS
Municipal Address Ward Page 1 Bathurst Street, 28 19 3 2 Bentworth Avenue, 130 / Cartwright Avenue, 109 15 5 3 Birchmount Road, 1845 40 7 4 Campbell Avenue, 299 18 9 5 Campbell Avenue, 300 18 11 6 Castlefield Avenue, 1122 15 13 7 Dufferin Street, 430, 436, 440, 442 & 444 / 41 Alma Avenue 18 15 8 Dufferin Street, 450 18 17 9 Dufferin Street, 1377 - 1385 17 19 10 Dufferin Street, 3621 9 21 11 Dundas Street West, 3466 13 23 12 Dupont Street, 1136 18 25 13 Eastern Avenue, 459 30 27 14 Eastern Avenue, 462 30 29 15 Eastern Avenue, 536 30 31 16 Eastern Avenue, 731 30 33 17 East Liberty Street, 171 19 35 18 Eddystone Avenue, 147 & 165 7 37 19 Eglinton Avenue East, 1891 35 39 20 Ellesmere Road, 1001 37 41 21 Evans Avenue, 145 / Islington Avenue 811 6 43 22 Evans Avenue, 564-580 / The East Mall, 24 6 45 23 Finch Avenue West, 2316 7 47 24 Finch Avenue West, 6620 1 49 25 Golden Gate Court, 8-10 37 51 26 Hallcrown Place, 55 33 53 27 Judson Street, 29, 49 & 53 6 55 28 Kennedy Road, 375 35 57 29 Kennedy Road, 2035 40 59 30 Kennedy Road, 3241, 3251 & 3261 / Passmore Avenue, 19, 23, 25 & 27
39 61 31 Kennedy Road, 3447 (Rear) 39 63
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
2
TABLE OF CONTENTS continued
Municipal Address Ward Page 32 Leslie Street, 20 30 65 33 Liberty Village Area 3 14/19 67 34 Logan Avenue, 54 30 69 35 Metropolitan Road, 22 40 71 36 Milne Avenue, 44 35 73 37 Milne Avenue, 55 / Butterworth Avenue, 67 / Birchmount Road, 376 35 76 38 Milner Avenue, 189 42 79 39 Milner Avenue, 958 / Auto Mall Drive, 35 / plus adjacent lands 42 81 40 Murray Road, 20-62 9 83 41 Old Weston Road, 360 & 362 17 85 42 Ordnance Street, 10, 11, 25 & 30 / 25-45 Strachan Avenue 19 87 43 Peel Avenue, 11 18 89 44 Progress Avenue, 675 38 91 45 Rexdale Boulevard, 555 2 93 46 Royal York Road, Portland Street, Grand Avenue and CN Rail Corridor
6 95 47 Sheppard Avenue East, 2075-2011 33 97 48 Sheppard Avenue East, 2135 / 299 Yorkland Boulevard 33 100 49 Steeles Avenue East, 4665 39 103 50 Sterling Road, 128 18 105 51 Sterling Road, 158, 164, 181 & 200 18 107 52 Symington Avenue, 394 17 109 53 Tippett Road, 4 10 111 54 Tippett Road, 9 10 113 55 Tippett Road, 30 10 115 56 Victoria Park Avenue, 2450 33 117 57 Victoria Park Avenue, 2550 33 120 58 Village Green Square, 225 40 123 59 Vine Avenue, 108 & 162 13 125 60 Wallace Avenue, 362 18 127 61 Warden Avenue, 743 35 129 62 Wilson Heights Boulevard, 50 10 131 63 York Mills Road, 865 34 133 64 York Mills Road, 900 34 135 65 Yorkland Boulevard, 185 33 137
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
3
5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
28 Bathurst Street
Major Intersection
Bathurst and Front Streets
Community Council / Ward
Toronto East York / Ward 19 – Trinity Spadina
Applicant / Owner
Build Toronto (Applicant) /City of Toronto (Owner)
Request / Development Proposal
Convert lands from Employment Areas to Mixed Use Areas
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Map 2 Employment District Chapter 4: Map 15 Employment Areas Chapter 6: n/a Chapter 7: n/a
Zoning I1 D3 (height 18m)
Site Area and Existing Uses
3,916 sq m
- City operated daycare (CityKids) and men's shelter located along the northern boundary of the property. -Southern portion is vacant. Has recently (2004-2005) been used by the City for storage of various materials including hazardous wastes destined for treatment. -The lands were once the site of Toronto Refiners and Smelters Ltd.
Area Context / Adjacent Land Uses
North The Coffin Factory currently subject to a development application-Employment Areas
South Rail corridor -Utility Corridors
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
4
East Currently under redevelopment - Regeneration Areas
West Meat processing plant -Employment Areas
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands could:
Be removed from Site and Area Specific Policy 2, which permits residential uses in the Garrison Common North Secondary Plan.
Be converted through redesignation to Regeneration Area with the creation of a new Site and Area Specific Policy in the above noted Secondary Plan and be subject to the applicable criteria in Section 4.7 of the Official Plan. The proposed policy would only permit employment uses on the lands and consider residential uses along the Bathurst Street frontage provided the lands have been environmentally remediated to requirements as established by the Ministry of the Environment.
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
5
5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
130 Bentworth Avenue and 109 Cartwright Avenue
Major Intersection
Caledonia Road and Bridgeland Avenue
Community Council / Ward
North York / Ward 15 – Eglinton Lawrence
Applicant / Owner
Bousfields Inc. (applicant) / Sterling Hall School (owner)
Request / Development Proposal
Request by letter from applicant dated February 17, 2012 for a Site and Area Specific Policy that would permit schools on Employment Area lands on Cartwright and Bentworth Avenues, and the north side of Orfus Road, from Paul David Street west to Caledonia Road, including at a minimum the subject lands at 130 Bentworth Avenue and 109 Cartwright Avenue.
Application File No./Status n/a
Official Plan Policy Framework
Chapter 2: Employment District, Map 2 Chapter 4: Section 4.6 Employment Areas policies, Land Use Plan Map 17 Chapters 6 and 7: n/a
Zoning Former City of North York Zoning By-law No. 7625: MC(H)
Site Area and Existing Uses
Approx 6,070 sq. m
- retail showroom, offices, and services (ex. printing) (as of January 2012)
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
6
Area Context / Adjacent Land Uses
North Auto service, manufacturing, food processing
South Vacant warehouse
East Elementary school
West
- City maintenance and storage yard, and fuel station (Bentworth Yard, City of Toronto - Parks, Forestry and Recreation Division)
- Service/retail (lighting, fireplace accessories, marble, granite and millwork)
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and the Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
7
5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
1845 Birchmount Road
Major Intersection
Birchmount Road and Ellesmere Road
Community Council / Ward
Scarborough / Ward – 40 Scarborough-Agincourt
Applicant / Owner
Opus Management Inc. (applicant), Neamsby Investments Inc. (The Remington Group Inc.) (owner)
Request / Development Proposal
Request by letter dated November 9, 2011 from the applicant to re-designate the subject site to Mixed Use Areas, to permit residential development.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas Policies, Section 4.6, Land Use Plan Maps 19 & 20
Chapter 6: n/a Chapter 7: n/a
Zoning City of Scarborough Employment Districts Zoning By-law No. 249892 - Industrial (M) Zone (front 120 m and rear 60 m of the site. General Industrial (M) Zone (middle section of the site)
Site Area and Existing Uses
48,200 sq m
Gundar Cartage and Express (storage and transportation services) occupies part of the 14, 500 sq m building (as of Spring, 2012)
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
8
Area Context / Adjacent Land Uses
North
Design, testing & manufacturing of small engine and off road exhaust systems, Further north City's Birchmount Yard, and manufacturer of automotive brake system components
South Low scale residential
East Low scale residential
West Bindery services Grocery distribution Offices
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated Core Employment Areas.
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
9
5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
299 Campbell Avenue
Major Intersection
Campbell Avenue and Dupont Street
Community Council / Ward
Toronto East York / Ward 18 – Davenport
Applicant / Owner
Urban Strategies (Applicant)/ TAS Design Build (Owner)
Request / Development Proposal
Request by way of letter dated April 25, 2012 from Urban Strategies to convert subject lands from Employment Areas to permit the development of an 18 storey residential condo tower 3,252 sq m of non-residential space.
Application File Number and Status
Application file No.: 12 236801 STE 18 OZ Status: Circulated Sept. 4, 2012 target prelim report end of 2012.
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas policies, Section 4.6, Map 18 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning Code: I1 D2 (height 14m)
Site Area and Existing Uses
2,550 sq m
-single storey industrial/commercial building majority is vacant.
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
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Area Context / Adjacent Land Uses
North
West of Campbell: Restaurant and low rise residential uses (singles/semis) – Mixed Use Areas; East of Campbell: Restaurant and small scale offices, manufacturers, place of worship in industrial multiples - Employment Areas
South Graphic design firm – Employment Areas.
East Skor Cash and Carry – Employment Areas
West Industrial/commercial building (see 300 Campbell Avenue) – Employment Areas
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Retail Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
300 Campbell Avenue
Major Intersection
Campbell Avenue and Dupont Street
Community Council / Ward
Toronto East York / Ward 18 – Davenport
Applicant / Owner
Dupont Developments Ltd. (Applicant/Owner)
Request / Development Proposal
Request by way of letter dated Sept 4, 2012 from Dupont Developments Ltd. To redesignate lands from "employment areas" to include residential uses.
Previous request by former owners by way of letter dated February 22, 2012 to convert subject lands from Employment Areas to Mixed Use Areas.
Application File Number and Status
No application as of October 1, 2012
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas policies, Section 4.6, Map 18 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning Code: I1 D2 (height 14m)
Site Area and Existing Uses
3,880 sq m
-3 storey industrial/commercial building containing a number of small scale service providers, studios, media facilities and office uses.
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Area Context / Adjacent Land Uses
North
West of Campbell: Restaurant and low rise residential uses (singles/semis) – Mixed Use Areas; East of Campbell: Restaurant and small scale offices, manufacturers, place of worship in industrial multiples - Employment Areas
South Low scale residential (semis/singles) – Neighbourhoods.
East Mostly vacant Industrial/commercial building (299 Campbell) – Employment Areas
West Fronting Dupont St: Low scale residential – Mixed Use Areas South of Dupont Frontage: Low scale residential - Neighbourhoods
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Retail Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
1122 Castlefield Avenue
Major Intersection
Dufferin Street and Eglinton Avenue East
Community Council / Ward
North York / Ward 15 – Eglinton Lawrence
Applicant / Owner
Edmund Daniel Consulting Ltd. (applicant) / McGinley Brothers Inc. (owner)
Request / Development Proposal
Request by letter from applicant dated December 1, 2011 for permission to develop the subject lands with a residential use in the form of a live/work unit.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Employment District, Map 2 Chapter 4: Section 4.6 Employment Areas policies, Land Use Plan Map 17 Chapters 6 and 7: n/a
Zoning Former City of York Zoning By-law No. 1-83: Prestige Employment, Exception 16(42)
Site Area and Existing Uses
Approx 250 sq m
- vacant (in January 2012)
Area Context / Adjacent Land Uses
North Printing
South Auto services, retail kitchen showroom
East Auto sales
West Auto services
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Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and the Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
440 Dufferin Street (Also, 430, 436, 442, 444 Dufferin St. and 41 Alma Ave.)
Major Intersection
Queen and Dufferin Streets
Community Council / Ward
Toronto East York / Ward 18 – Davenport
Applicant / Owner
Aird & Berlis (Applicant)/ Siteline 390 Dufferin Street Inc. (Owner)
Request / Development Proposal
Request by way of application to convert subject lands from Employment Areas to permit the development of 3 buildings ranging in height from 8 to 24 storeys with a 4-storey podium. The ground and second floors, a total of 5,385 square metres, would be non-residential gross floor area, and proposed above are 399 residential units with a total gross floor area of 32,253 square metres..
Application File Number and Status
Application file No.: 11-320041 STE 18 OZ Status: Preliminary Report dated Feb 17, 2012 to March 22, 2012 PGM Committee: http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2012.PG12.7
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas policies, Section 4.6, Map 18 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning Code: I1 D2 (height 14m)
Site Area and Existing Uses
6,847 sq m
1 and 2 storey multi-tenanted industrial/commercial building primarily used by small scale studios.
Area Context / Adjacent Land
North Single storey graphic firm (see 450 Dufferin Street) – Employment Areas
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Uses South
Lower Galt Subdivision Rail Line (Georgetown GO Line) – Utility Corridors.
East
Low scale residential (semis/singles) north of Peel Avenue – Neighbourhoods City owned open space obtained as part of the Dufferin Jog elimination – Employment Areas
West Produce distribution warehouse – Employment Areas
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
450 Dufferin Street
Major Intersection
Queen and Dufferin Streets
Community Council / Ward
Toronto East York / Ward 18 – Davenport
Applicant / Owner
Topana Investments (Applicant & Owner)
Request / Development Proposal
Request by way of letter dated June 13, 2012 from Topana Investments Ltd. to review the subject lands in the context of the Municipal Comprehensive Review.
Application File Number and Status
No application submitted
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas policies, Section 4.6, Map 18 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning Code: I1 D2 (height 14m)
Site Area and Existing Uses
1,496 sq m
Single storey graphic firm.
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Area Context / Adjacent Land Uses
North House form businesses and low scale residential – Employment Areas
South
One and two storey multi-tenanted industrial commercial building consisting of small scale studios (see 440 Dufferin) – Employment Areas.
East Low scale residential (semis/singles) north of Peel Avenue – Neighbourhoods
West Produce distribution warehouse – Employment Areas
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
1377 - 1385 Dufferin Street
Major Intersection
Dufferin Street and Dupont Street
Community Council / Ward
Etobicoke York / Ward 17 – Davenport
Applicant / Owner
David Brown (applicant) / David Macedo (owner)
Request / Development Proposal
Request by way of letter from applicant (dated March 6, 2012) re-designate the lands from Employment Areas to Mixed Use Areas in order to permit residential and commercial uses.
Application File Number and Status
A481/10EYK – Minor variance application to permit a second storey addition and interior alterations to create two offices and five residential dwelling units. At its November 18, 2010 meeting, the Committee of Adjustments deferred consideration of the matter.
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas policies, Section 4.6, Map 17 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning By-law 438-86: I1 D2 (Industrial)
Site Area and Existing Uses
1,300 sq m
-Self storage and hair salon at 1377 Dufferin Street -Macedo Wine Grape Juice Ltd. At 1381 Dufferin Street
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Area Context / Adjacent Land Uses
North Two low-rise residential properties
South One-storey building with car rental agency and surface lot
East Low-rise residential dwellings and Bristol Avenue Parkette (across public lane)
West Low-rise residential dwellings and two-storey commercial buildings (across Dufferin Street)
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas, but with the creation of a site or area specific policy to permit five existing residential units on the property on the second floor and to restrict employment uses to be compatible with the existing residential uses.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
3621 Dufferin Street
Major Intersection
Dufferin Street and Wilson Avenue
Community Council / Ward
North York / Ward 9 – York Centre
Applicant / Owner
Canada Lands Company (applicant and owner)
Request / Development Proposal
An application has been submitted to amend the Plan to re-designate the subject lands to Mixed Use Areas. Proposed are an 11-storey mixed use building, 186 townhouse units, a public park and a public road with a temporary cul-de-sac.
Application File Number and Status
11 259406 NNY 09 OZ - Preliminary Report was considered by Planning and Growth Management Committee on November 8, 2011 (Item No. PG9.3). Staff were directed to review the proposed change of land use concurrently and in the context of the statutory Five Year Review of the Official Plan, which includes a Municipal Comprehensive Review.
Official Plan Policy Framework
Chapter 2: Employment District, Map 2 Chapter 4: Section 4.6 Employment Areas policies, Land Use Plan Map 16 Chapters 6 and 7: n/a
Zoning Former City of North York Zoning By-law No. 7625: MC(H) and Airport Hazard Lands
Site Area and Existing Uses
Approx 16,995 sq. m
- vacant land
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Area Context / Adjacent Land Uses
North
- a 5-storey office building (3625 Dufferin St) - a vacant parcel (3633 Dufferin St) - a fuel station at the southeast corner of Dufferin Street and Wilson
Avenue, and vacant lands at 719-725 Wilson Ave
South - vacant lots that have been used as a temporary parking lot for new
vehicles (3501 Dufferin St and lands east of 3501 Dufferin St) - further south is Hwy 401 and the Dufferin/Highway 401 interchange
East - a retail power centre, including a Costco store and Best Buy store
which immediately abut the subject lands
West - a 6 storey office building (3500 Dufferin St) - semi-detached residential dwellings and commercial uses
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and the Provincial Policy Statement has determined that the subject lands, along with those lands as shown on the map below could be converted through re-designation to Regeneration Areas, but only through the creation of a site and area specific policy to address Section 4.7 of the Official Plan and also matters such as:
o a land use buffer to separate residential uses from the abutting Employment Areas to the east and the Dufferin/Highway 401 interchange and Highway 401 to the south;
o a street and block plan, including a public street connecting Billy Bishop Way to Wilson Avenue and other appropriate connections;
o a net gain in employment gross floor area with re-development; and o
an affordable housing component.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
3466 Dundas Street West
Major Intersection
Jane Street and Dundas Street West
Community Council / Ward
Etobicoke York / Ward 13 – Parkdale - High Park
Applicant / Owner
Henry Chiu Architect (applicant) / 1344930 Ontario Inc. (owner)
Request / Development Proposal
Request by way of letter (dated May 5, 2011) from the applicant submitted to re-designate lands from Employment Areas to Mixed Use Areas
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Avenues on Map 2 Chapter 4: Employment Areas policies, Section 4.6, Map 14 Chapter 6: n/a Chapter 7: Site and Area Specific policy 307 permits retail and service uses
Zoning Former City of York – CE (Commercial Employment)
Site Area and Existing Uses
4,750 sq m
-Gas station with frontage on Dundas Street West and -Multi-tenant single storey retail plaza setback from Dundas Street West
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Area Context / Adjacent Land Uses
North CP Rail corridor
South Across Dundas Street West, a mix of one- and two-storey commercial uses and low-rise residential dwellings
East Surface parking lot for one-storey Shopper's Drug Mart and warehoue building
West Vacant property
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Retail Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
1136 Dupont Street
Major Intersection
Dufferin and Dupont Streets
Community Council / Ward
Toronto East York / Ward 18 – Davenport
Applicant / Owner
Randal Dickie Planning Services (Applicant)/ 1358023 Ontario Ltd. (Owner)
Request / Development Proposal
Request by way of letter dated March 29, 2012 from Randal Dickie Planning Services to include subject lands in the MCR and in conjunction with a rezoning application to "legalize" existing on-site residential units.
Application File Number and Status
Application file No.: 12 146110 STE 18 OZ Status: Preliminary Report dated May 15, 2012. http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2012.PG16.2
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas policies, Section 4.6, Map 18 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning Code: I1 D2 (height 18m)
Site Area and Existing Uses
1,058 sq m
- Place of worship on ground floor, illegal residential units on the 2nd and 3rd floors
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Area Context / Adjacent Land Uses
North Rail corridor - Utility Corridors
South Low scale residential – Neighbourhoods.
East Car repair shops, Casa Do Alentejo Community Centre – Employment Areas
West Former Newport Fish Warehouse (vacant), Auto related businesses, one storey strip retail plaza – Employment Areas
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
459 Eastern Avenue
Major Intersection
Eastern Avenue and Logan Avenue
Community Council / Ward
Toronto East York / Ward 30 – Toronto-Danforth
Applicant / Owner
Bousfields (Applicant)/ Weston Bakeries Canada Ltd. (Owner)
Request / Development Proposal
Conversion by way of application dated March 30, 2012. The applicant is proposing a mixed-use development with 71 residential live-work units and 7,883 square metres of floor area dedicated to retail. Office, and "employment flex-space" uses.
Application File Number and Status
Application submitted March 30, 2012. File No.: 12 148264 STE 30 OZ Preliminary report dated May 15, 2012 adopted by June 18, 2012 Planning and Growth Management Committee. http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2012.PG16.4
Official Plan Policy Framework
Chapter 2: Employment District policies, Section 2.2.4, Map 2 Chapter 4: Employment Areas policies, Section 4.6, Map 18 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning Code: I1D3 Exceptions s12(1)307, (2)270, BL 138/03
Site Area and Existing Uses
6,342 sq m
-Vacant parking lot (as of August 15, 2012)
Area Context / North Weston Bakery - Employment Areas
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Adjacent Land Uses
South
Studios, industrial/commercial uses (Booth Avenue frontage) – Employment Areas Low scale residential permitted via SASP 190 (Logan Avenue frontage) – Employment Areas
East Tattoo Sound+Music studio – Employment Areas Low scale residential permitted via SASP 190 (Logan Avenue frontage) – Employment Areas
West City of Toronto works yard @ 50 Booth Avenue – Employment Areas
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
462 Eastern Avenue
Major Intersection
Eastern Avenue and Logan Avenue
Community Council / Ward
Toronto East York / Ward 30 – Toronto-Danforth
Applicant / Owner
Bousfields (Applicant)/ Weston Bakeries Canada Ltd. (Owner)
Request / Development Proposal
Proposal by way of application dated March 30, 2012 to convert the site from Employment Areas to Neighbourhoods to permit the redevelopment of the existing Weston Bakery into a 7 storey, mixed-use development with 266 residential units.
Application File Number and Status
Application submitted March 30, 2012. File No.: 12 148264 STE 30 OZ Preliminary report dated May 25, 2012 adopted by June 18, 2012 Planning and Growth Management Committee. http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2012.PG16.5
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas policies, Section 4.6, Map 18 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning Code: I2D3 (Height 18m) Exceptions s12(1)307, BL 138/03
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Site Area and Existing Uses
6,236 sq m
-Weston Bakery (as of August 15, 2012)
Area Context / Adjacent Land Uses
North Low scale Residential (Neighbourhoods)
South Vacant parking lot (see 459 Eastern Avenue) Employment District - Employment Areas
East Low scale Residential (Neighbourhoods)
West Low scale Residential (Neighbourhoods)
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should:
o Be converted through redesignation to Mixed Use Areas for the portion of lands fronting Eastern Avenue and Neighbourhoods for the lands at the rear of the site fronting Logan Avenue but because the lands are within the Lower Don Special Policy Area – conditions and requirements as set by the City, the Toronto Region Conservation Authority and the province will need to be met.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
536 Eastern Avenue
Major Intersection
Eastern Avenue and Carlaw Avenue
Community Council / Ward
Toronto East York / Ward 30 – Toronto-Danforth
Applicant / Owner
Opus Management (applicant) / Remington Group Inc (owner)
Request / Development Proposal
Request by way of letter dated November 9, 2011 from Opus Management
Application File Number and Status
No application
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas policies, Section 4.6, Map 18 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning Code: I1D2 (height 14m) Exceptions s12(1)307, (2)270
Site Area and Existing Uses
378 sq m
-Two storey structure -Graphic design firm (Parcel Design) and literary agents group (Canadian Writers Group) (as of August 15, 2012)
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Area Context / Adjacent Land Uses
North Low scale Residential (semis) - Neighbourhoods
South Low scale (house form) restaurant, residential – Employment Areas
East Retail (Dowtown Gas and Auto Centre) – Employment Areas
West Industrial/Commercial (532 Eastern Avenue - City Sheet Metal) – Employment Areas Low scale residential beyond 532 Eastern - Neighbourhoods
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be converted through redesignation to Mixed Use Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
731 Eastern Avenue
Major Intersection
Eastern Avenue and Lakeshore Boulevard
Community Council / Ward
Toronto East York / Ward 30 – Toronto-Danforth
Applicant / Owner
Leslie Lakeshore Developments (Applicant and Owner).
Request / Development Proposal
Request by way of letter dated May 7, 2012 from Leslie Lakeshore Developments to convert subject lands from Employment Areas to either Regeneration Areas or Mixed Use Areas
Application File Number and Status
No application
Official Plan Policy Framework
Chapter 2: Employment District policies, Section 2.2.4, Map 2 Chapter 4: Employment Areas policies, Section 4.6, Map 21 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning Code: I2 D5
Site Area and Existing Uses
14,403 sq m
-2 single storey retail/commercial structure (Tim Horton's-Wendy's and Price Chopper grocery store) -Parking and loading area
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Area Context / Adjacent Land Uses
North 2-3 Storey multi-tenanted industrial commercial building (see 20 Leslie Street) – Employment Areas
South Retail/ Commercial (Canadian Tire etc.) – Regeneration Areas
East Retail/ Commercial (Loblaws) – Employment Areas
West Cinespace 721 Eastern Avenue – Employment Areas
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Retail Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
171 East Liberty Street
Major Intersection
Dufferin and King Street
Community Council / Ward
Toronto East York / Ward 19 – Trinity Spadina
Applicant / Owner
Sherman Brown Dryer Karol/Bousfields (Applicants)/ Liberty Market Building Inc. (Owner)
Request / Development Proposal
Request by way of letter dated September 11, 2012 from Bousfields seeking "confirmation" of residential permissions to permit the development of a 32 storey mixed-use building. Rezoning application submitted September 14, 2012
Application File Number and Status
Application No. 12-246860 STE 19 OZ Rezoning application submitted Sept. 14, 2012 to permit the construction of a 32 storey mixed-use building. Staff have determined that the proposed residential uses do not meet the definition of live/work units provided in the Area 3 policies of the Garrison Common North Secondary Plan and that an Official Plan Amendment application is required.
Official Plan Policy Framework
Chapter 2: Employment District policies, Section 2.2.4, Map 2 Chapter 4: Employment Areas policies, Section 4.6, Map 18 Chapter 6: Section 14 Garrison Common North Secondary Plan – Area 3 Chapter 7: n/a
Zoning Former City of Toronto Zoning Code: IC D3 N1.5
Site Area and Existing Uses
19,384 sq m
Restaurant/pub, retail, medical offices.
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Area Context / Adjacent Land Uses
North Retail, grocery store, Toy Factory - Employment Areas
South Liberty Market Lofts (live/work) – Employment Areas
East Condo highrise – Employment Areas
West Liberty Market, parking lot, Area 3 – Employment Areas
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
The lands are within Area 3 of the Garrison Common North Secondary Plan and should be subject to the following proposed amendments:
Removal of current policy allowing live/work units;
Add a new SASP to Sec Plan implementing the key directions and strategies RE: pedestrianization, transportation etc., as identified through the Liberty Village Masterplanning exercise.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
109-147 Eddystone Avenue
Major Intersection
Jane Street and Finch Avenue West
Community Council / Ward
Etobicoke York / Ward 7 – York West
Applicant / Owner
McDermott & Associated Limited (applicant) / 1217861 Ontario Limited (owner)
Request / Development Proposal
Request by way of letter from applicant (dated January 4, 2012) re-designate the lands from Employment Areas to Mixed Use Areas in order to permit residential and commercial uses.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas policies, Section 4.6, Map 13 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of North York By-law 7625: M1 (Industrial Zone 1) Interim Control By-law for Eddystone Avenue to review the impact of places of worship, banquet halls and restaurants within the study area.
Site Area and Existing Uses
8,400 sq m
-single storey, multi-unit building with surface parking
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Area Context / Adjacent Land Uses
North Range of one and two-storey business along Eddystone Avenue
South Low-rise residential dwellings
East One storey Cintas commercial/warehouse building
West Two storey commercial and office building
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
1891 Eglinton Avenue East
Major Intersection
Eglinton Avenue East and Pharmacy Avenue
Community Council / Ward
Scarborough / Ward 35 – Scarborough Southwest
Applicant / Owner
Adam Brown, Sherman Brown (applicant) / 2004085 Ontario Inc. (owner)
Request / Development Proposal
An application has been submitted to amend the OP to re-designate the subject site to Mixed Use Areas, to permit a mixed use development including residential and commercial (retail & office) uses. The proposal includes 1,610 residential units in 5 buildings ranging in height from 30 to 40 storeys, 6,210 sq m of office and 14,843 sq m of commercial uses, at an overall density of 2.87.
Application File Number and Status
11 325706 ESC 35 OZ – Preliminary Report was considered by Planning and Growth Management Committee (PGM) on April 19, 2012 (Item No. PG13.6). PGM directed staff to review the proposed application concurrently and in the context of the 5 Year Review of the Official Plan, which includes a Municipal Comprehensive Review; the Eglinton-Scarborough Crosstown Planning Study; and to report to the PGM on the application in the Fall 2012; and authorized staff to hold a community consultation meeting.
Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas Policies, Section 4.6, Land Use Plan Map 20 Chapter 6: n/a Chapter 7: Site and Area Specific Policy 129 permits: retail and service uses, including stand-alone retail stores and/or power centres.
Zoning
City of Scarborough Employment District Zoning By-law No. 24982 - Mixed Employment (ME) Zone
Site Area and Existing Uses
51,000 sq m
Manufacture of flexible foil packaging (as of January 27, 2012)
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Area Context / Adjacent Land Uses
North Service station, coffee shop, retail commercial centre
South Industrial uses (manufacture of piping systems, pharmaceutical, food products), recording studio, place of worship
East Automobile dealership, retail commercial centre
West Retail commercial centre, library, low scale residential
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that:
i. the southern part of the subject lands (site area within 150 m north of the south site limit) should be retained for employment uses and be designated as Retail Employment Areas, and
ii. the northern part of the subject lands should be converted through redesignation to Mixed Use Areas, with an accompanying site and area specific policy for the subject lands to address the provision of a net gain in employment gross floor area, the provision of Retail Employment Areas uses compatible with proposed residential uses along Eglinton Avenue and consideration of an affordable housing component with the proposed re-development.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
1001 Ellesmere Road
Major Intersection
Kennedy Road and Ellesmere Road
Community Council / Ward
Scarborough / Ward – 37 Scarborough Centre
Applicant / Owner
Zahavish Commercial Developments (The Goldman Group) (applicant/owner)
Request / Development Proposal
Request by letter dated November 16, 2011 by the owner to re-designate the subject lands to Mixed Use Areas. In the short term, the owner would like to maintain and enhance existing retail and employment permissions.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas Policies, Section 4.6, Land Use Plan Maps 19 & 20
Chapter 6: n/a Chapter 7: n/a
Zoning City of Scarborough Employment Districts Zoning By-law No. 249892 - Industrial (M) Zone
Site Area and Existing Uses
27, 560 sq m
Vacant building (as of March 5, 2012)
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Area Context / Adjacent Land Uses
North
Ellesmere Road overpass and Ellesmere Station on Scarborough Rapid Transit (SRT) line Nursing Home and automobile dealership on the north side of Ellesmere Road
South Multi-unit industrial building (processing, assembling, warehousing/distribution, recreation, commercial uses and medical offices) at 1399 Kennedy Road
East SRT line and further east a vacant site to be redeveloped with a 162 townhouse unit project
West Commercial uses fronting on Kennedy Road
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated Retail Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
145 Evans Avenue and 811 Islington Avenue
Major Intersection
Evans Avenue and Islington Avenue
Community Council / Ward
Etobicoke York / Ward 5 – Etobicoke Lakeshore
Applicant / Owner
Ukrainian National Federation of Canada (owner)
Request / Development Proposal
Conversion request submitted by letter from the owner (dated August 3, 2012) to re-designate lands from Employment Areas to Mixed Use to permit office, retail, cultural centre and residential uses, including retirement living.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Employment District, Map 2 Chapter 4: Employment Areas policies, Section 4.6, Map 15 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Etobicoke Zoning Code: IC.1 - Industrial Class 1
Site Area and Existing Uses
10,750 sq m
-Two-storey office building (811 Islington Avenue) -Two-storey Ukrainian World Congress building (includes banquet facility) -Surface parking
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Area Context / Adjacent Land Uses
North Beer brewery and one-storey collision auto repair centre (across Evans Avenue)
South Toronto Police Services – evidence warehouse building (one-storey)
East Low-rise residential neighbourhood
West Movie and lighting production building (across Islington Avenue)
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be converted through redesignation to Mixed Use Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
564-580 Evans Avenue and 24 The East Mall
Major Intersection
Highway 427 and Q.E.W.
Community Council / Ward
Etobicoke York / Ward 5 – Etobicoke Lakeshore
Applicant / Owner
Bousfields Inc (applicant) / Antorisa Investments Ltd (owner)
Request / Development Proposal
Request by way of Official Plan Amendment application (submitted by the applicant on December 15, 2011) to re-designate lands from Employment Areas to Mixed Use to permit 537 residential units (27 three-storey townhouses, a 20 and 26-storey tower), 6,190 sq m of commercial space, a 150-unit eight storey residence and a 0.28 hectare park.
Application File Number and Status
File No. 2011 326670 WET 06 OZ – Preliminary Report was considered by Planning and Growth Management Committee on March 22, 2012 (Item No. PG12.6). PGM directed staff to review the proposed land use conversion concurrently and in the context of the statutory Five Year Review of the Official Plan, which includes a Municipal Comprehensive Review.
Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas policies, Section 4.6, Map 15 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Etobicoke Zoning Code: IC.1 - Industrial Class 1
Site Area and Existing Uses 44,595
sq m
-Four auto-related businesses, -Two low-rise residential dwellings fronting onto Evans Avenue, and
-Multi-tenant single storey commercial building fronting onto The East Mall (as of August 10, 2012)
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Area Context / Adjacent Land Uses
North On-ramp from Highway 427 to the Gardiner Expressway
South Low rise residential dwellings (across Evans Avenue)
East Access ramps for Highway 427 and the Gardiner Expressway
West -Industrial uses stretching from Highway 427 to the rail corridor -Gas station on the east side of The East Mall -Two-storey motel
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
2316 Finch Avenue West
Major Intersection
Finch Avenue West and Weston Road
Community Council / Ward
Etobicoke York / Ward 5 – Etobicoke Lakeshore
Applicant / Owner
R.E. Millward & Associates (applicant) / Koundouros Investments Ltd. (owner)
Request / Development Proposal
Request by way of letter (dated September 20, 2011) from the applicant submitted to re-designate lands from Employment Areas to Mixed Use Areas
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Avenues on Map 2 Chapter 4: Employment Areas policies, Section 4.6, Map 13 Chapter 6: Emery Village Secondary Plan Chapter 7: n/a
Zoning Former City of North York Zoning By-law 7625: MC (H)
Site Area and Existing Uses
2,800 sq m
-Vacant (former gas station)
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Area Context / Adjacent Land Uses
North Single storey condominium multiples with various uses
South Vacant site (across Finch Avenue West)
East Single condominium multiples and Finch underpass under the CPR corridor
West Gas station (across Weston Road)
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Retail Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
6620 Finch Avenue West
Major Intersection
Finch Avenue West and Highway 27
Community Council / Ward
Etobicoke York / Ward 1 – Etobicoke North
Applicant / Owner
Bratty and Partners LLP (applicant) / A. Mantella & Sons Limited (owner)
Request / Development Proposal
Request by way of letter (dated September 19, 2011) from the applicant to re-designate from Employment Areas to Mixed Use Areas
Application File Number and Status
File No. 06-199909 WET 01 OZ - Final Report was considered by City Council at its meeting on April 23 and 24, 2007. Council refused the proposed application for two 14-storey residential towers containing 278 units with retail uses on the ground floor. The owner appealed Council's refusal and the item is before the Ontario Municipal Board, which adjourned the matter - OMB Case No. PL070419
In Force Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas policies, Section 4.6, Map 15 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Etobicoke Zoning Code: Site Specific By-law No. 1990-52 (Limited Commercial)
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Subject Site Area and Existing Uses
10,000 sq m
-one-storey retail plaza with multiple retail units
Area Context / Adjacent Land Uses
North Vacant site
South Low-rise residential neighbourhood
East Various one-storey retail buildings (across Westmore Drive)
West Large vacant lot (west of Highway 27)
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Retail Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
8-10 Golden Gate Court
Major Intersection
Ellesmere Road and Brimley Road
Community Council / Ward
Scarborough / Ward – 37 Scarborough Centre
Applicant / Owner
Weston Consulting Group Inc. (applicant) / DOM International Ltd. (owner)
Request / Development Proposal
Request by letter dated November 16, 2009 from the applicant to incorporate Employment Areas lands at the western end of Golden Gate Court, including the subject site, within the Scarborough Centre Secondary Plan which would provide for residential uses. No details or a concept plan have been submitted.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas Policies, Section 4.6, Land Use Plan Maps 19 and 20 Chapter 6: n/a Chapter 7: n/a
Zoning City of Scarborough Employment Districts Zoning by-law: Industrial (M) Zone
Site Area and Existing Uses
5,100 sq m
Import /distribution of seafood products (as of January 27, 2012)
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Area Context / Adjacent Land Uses
North Scarborough Rapid Transit (SRT) line Paper mill including storage and recycling of waste paper material
South Various business operations (distribution of automotive refinish products, offices)
East Die casting of furniture parts
West Processing, packaging and distribution of food products; machine shop; place of worship
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
55 Hallcrown Place
Major Intersection
Victoria Park Avenue and Highway 401
Community Council / Ward
North York / Ward 33 – Don Valley East
Applicant / Owner
Bousfields Inc. (applicant) / Westmont Hospitality Group (owner)
Request / Development Proposal
Request by letter from applicant dated May 31, 2012 for a re-designation of the subject lands to Mixed Use Areas, or alternatively a site and area specific policy that would allow for a seniors' residence on the lands.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Employment District, Map 2 Chapter 4: Section 4.6 Employment Areas policies, Land Use Plan Map 19 Chapters 6 & 7: n/a
Zoning Former City of North York Zoning By-law No. 7625: MO(7) Industrial-Office Business Park Zone
Site Area and Existing Uses
Approx 14,200 sq. m
- hotel (as of May 2012)
Area Context / Adjacent Land Uses
North Place of worship, then offices
South Highway 401
East Highway 401/Victoria Park Avenue interchange, then Victoria Park Avenue
West Youth centre, then offices
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Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and the Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
See also - related request to convert lands at 185 Yorkland Boulevard.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
29, 49 and 53 Judson Street
Major Intersection
Evans Avenue and Royal York Road
Community Council / Ward
Etobicoke York / Ward 6 – Etobicoke Lakeshore
Applicant / Owner
Remicorp Industries Inc (29 Judson St.), 1742875 Ontario Inc. (owner, 49-53 Judson St.)
Request / Development Proposal
Request made by way of letter (dated November 4, 2011) from Councillor Grimes to review the current land industrial uses.
Application File Number and Status
N/A
Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas policies, Section 4.6, Map 15 Chapter 6: n/a Chapter 7: n/a
Zoning -Former City of Etobicoke Zoning Code: IC.2 - Industrial Class 2 -Zoning By-law 339-2012 enacted on March 6, 2012 results in the removal of certain undesirable industrial uses as a result of the South Etobicoke Employment lands Review Area (SEELRA) Study, including concrete batching plants, asphalt plants, coal refinery and others
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Site Area and Existing Uses
13,800 sq m
- 29 Judson St: Open-air storage of aggregate materials to mix concrete, two low-scale buildings - 49-53Judson St: Large industrial building and stacks, and one-storey office building
Area Context / Adjacent Land Uses
North -Low-rise residential neighbourhood
South -CN Rail corridor, employment uses beyond the tracks
East -Open space at southwest corner of Judson St and Royal York Rd -Mimico GO Station located on east side of Royal York Rd
West -GO Transit's Willowbrook rail maintenance centre
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
375 Kennedy Road
Major Intersection
Kennedy Road and Danforth Road
Community Council / Ward
Scarborough/Ward 35 – Scarborough Southwest
Applicant / Owner
Jason Park, Fraser Milner Casgrain LLP (applicant) /Inaugural Source Inc. (owner)
Request / Development Proposal
Request by letter dated March 8, 2012 from the applicant to re-designate the subject lands to Mixed Use Areas, Apartment Neighbourhoods or Neighbourhoods, to provide for a broader range of uses including residential uses.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas Policies, Section 4.6, Land Use Plan Map 20 Chapter 6: n/a Chapter 7: n/a
Zoning Scarborough Employment Districts By-law No. 24982: Industrial (M) Zone along the Kennedy Road frontage, with the balance of the site zoned General Industrial (MG) Zone.
Site Area and Existing Uses 29,825
sq m Vacant 17,950 sq m building (as of Spring 2012)
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Area Context / Adjacent Land Uses
North Warehouse/distribution, beyond to the north – soccer dome, auto repair/service stores, residential dwelling and place of worship Northeast - industrial uses (lands approved for low scale residential and commercial development)
South Commercial movers/storage East CPR/Go Transit line West Low scale residential and place of worship on the west side of
Kennedy Road
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that the lands shown as Area 'A' on the appended map, inclusive of the subject site, could be converted through redesignation to Regeneration Areas, but only through the creation of a site and area specific policy or secondary plan to address section 4.7 of the Official Plan and also matters such as:
i. provision of public streets, pedestrian connections including connection to Scarborough Station on GO Transit, blocks, densities, and
ii. net gain in employment with re-development.
Kennedy Rd/Danforth Rd/St. Clair Ave E Employment Context Area
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
2035 Kennedy Road
Major Intersection
Kennedy Road and Highway 401
Community Council / Ward
Scarborough/Ward 40 – Scarborough-Agincourt
Applicant / Owner
Jane Pepino, Aird & Berlis LLP (applicant) / Westmont Hospitality Group (owner)
Request / Development Proposal
Request by letter dated July 27, 2011 by the applicant to re-designate the subject site to Mixed Use Areas, to provide for the addition of a residential development in conjunction with the proposed renovations of the existing Delta Toronto East Hotel at Village Green Square and Kennedy Road. The proposal includes 882 apartments in three, 30, 35 and 40 storey towers as well as the reconstruction of the southern section of the hotel. Two apartment towers would be located close to the Kennedy Road frontage and the third one would be connected to the refurbished hotel entrance and lobby, and would also accommodate a number of hotel rooms relocated from the demolished part of the hotel.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas Policies, Section 4.6, Land Use Plan Map 19 Chapter 6: Agincourt Secondary Plan Chapter 7: n/a
Zoning Scarborough Employment Districts By-law No. 24982: Highway Commercial (HC) Zone
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Site Area and Existing Uses 27, 689
sq m
A 13 storey, 368 room hotel, with approx. 2,045 sq m conference facility, a 5 level parking garage, surface parking lots and landscaping Access to the site provided from Village Green Square (as of January 11, 2012)
Area Context / Adjacent Land Uses
North An office building and associated parking; townhouses and a public park
South Highway 401 East Two 40 storey residential towers West Ministry of Transportation's storage and maintenance facility
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be converted to Mixed Use Areas with an accompanying site and area specific policy to address a net gain in employment gross floor area with redevelopment.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
3241, 3251 & 3261 Kennedy Road and 19, 23, 25 & 27 Passmore Avenue
Major Intersection
Kennedy Road and Passmore Avenue
Community Council / Ward
Scarborough / Ward 39 - Scarborough-Agincourt
Applicant / Owner
McDermott & Associates Ltd (applicant), Al Reisman Ltd (owner)
Request / Development Proposal
Request by letter dated December 9, 2011 from the applicant to revise the current Official Plan policy framework for the subject lands, to permit a mix of industrial, office, retail and service commercial uses on the entire site.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas Policies, Section 4.6, Land Use Plan Map 19 Chapter 6: n/a Chapter 7: Site & Area Specific Policy #104 permits: business and trade schools, libraries, fraternal organizations, long term care facilities, recreational uses and places of worship
Zoning City of Scarborough Employment Districts Zoning By-law No. 249892 - Mixed Employment (ME) Zone within 58 m from the Kennedy Road streetline; Industrial (M) Zone on the balance of the site.
Site Area and Existing Uses
41,400 sq m
Existing multi-unit commercial/service/light industrial development accommodated in seven single-storey buildings, with a total gross floor area of 17,460 sq m (as of Spring 2012)
Area Context / Adjacent Land Uses
North Automotive service station and a car wash, offices, commercial and industrial uses north of Passmore Avenue
South Place of worship
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East Future extension of Redlea Avenue, beyond industrial uses, Go Transit line
West Place of worship, low density residential uses, neighbourhood plaza
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Retail Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
3447 Kennedy Road (Rear)
Major Intersection
Kennedy Road and Steeles Avenue East
Community Council / Ward
Scarborough / Ward 39 – Scarborough- Agincourt
Applicant / Owner
Bruce McMinn Barrister & Solicitor (applicant) / Global Fortune Real Estate Development Corp. (owner)
Request / Development Proposal
Request by letter dated January 12, 2012 from applicant to ensure that retail commercial uses continue to be permitted on the subject lands in addition to the uses permitted under Employment Areas.
An application was also submitted to amend the Zoning By-law to permit retail uses including a food store and restaurant in a single-storey building with a mezzanine having a gross floor area of 12,077 sq m.
Application File Number and Status
12 146458 ESC 39 OZ – Preliminary Report was considered by Scarborough Community Council on June 13, 2012 (Item No. SC17.24). SCC directed staff to schedule a community consultation meeting and give Notice for the statutory public meeting.
At the October 10, 2012 meeting, SCC adopted Final and Supplementary Reports recommending approval of the proposed commercial development.
Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas Policies, Section 4.6, Land Use Plan Map 19 Chapter 6: n/a Chapter 7: Site & Area Policy 133 permits: retail and service uses, including stand-alone retail stores and/or power centres; and Site & Area Specific Policy 104 permits: business and trade schools, libraries, fraternal organizations, long term care facilities, recreational uses and places of worship.
Zoning
City of Scarborough Employment District Zoning By-law No. 24982 – Industrial (M) Zone, Vehicular Service (VS) Zone with Exception 120.
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Site Area and Existing Uses
Approx. 14,700 sq m
1 storey building and wooden sheds (as of January 27, 2012)
Area Context / Adjacent Land Uses
North Milliken station on Go Transit line and associated parking area, beyond commercial mall
South Industrial (design/build/excavation contractor)
East Go Transit line, beyond retail commercial plaza and restaurant and further south open storage
West Multi-unit commercial and light industrial development
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Retail Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
20 Leslie Street
Major Intersection
Leslie Street and Eastern Avenue
Community Council / Ward
Toronto East York / Ward 30 – Toronto-Danforth
Applicant / Owner
Saichel Developments Inc. (Owner)
Request / Development Proposal
Request by way of letter dated August 22, 2001 from Next Property Group to convert subject lands from Employment Areas to permit residential uses
Application File Number and Status
No application
Official Plan Policy Framework
Chapter 2: Employment District policies, Section 2.2.4, Map 2 Chapter 4: Employment Areas policies, Section 4.6, Map 21 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning Code: I2 D5 (height 18m) Exceptions s12(1)307, (2)270, (3) 343-90
Site Area and Existing Uses
3,925 sq m
-Three storey multi-tenanted commercial/industrial structure -uses include fitness centre, dance and photography studios, design firms etc. (As of February 2012)
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Area Context / Adjacent Land Uses
North Low scale Residential (semis) - Neighbourhoods
South Retail/ Commercial (Tim Horton's, Price Choppers – see 731 Eastern Avenue) – Employment Areas
East Retail/ Commercial (Loblaws) – Employment Areas
West Parking and Loading for 731 Eastern Avenue – Employment Areas
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Retail Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
Liberty Village Area 3 Certain lands located in the blocks bounded by King Street West, Dufferin Street, CNR Rail corridor and located west of the Inglis lands and Hanna Technology District. Major Intersection
Dufferin and King Street
Community Council / Ward
Toronto East York / Ward 14 – Parkdale High Park Toronto East York / Ward 19 – Trinity Spadina
Applicant / Owner
Goodmans. (Applicant)/ York Heritage Properties and Adgar Investments & Development (Owners various parcels)
Request / Development Proposal
Request by way of letter dated January 4, 2012 from Goodmans to convert subject lands from Employment Areas by way of an amendment to the Garrison Common Secondary Plan. The proposed amendment would permit residential uses on vacant lands provided a corresponding amount of employment uses was included.
Application File Number and Status
No application on file.
Official Plan Policy Framework
Chapter 2: Employment District policies, Section 2.2.4, Map 2 Chapter 4: Employment Areas policies, Section 4.6, Map 18 Chapter 6: Section 14 Garrison Common North Secondary Plan – Area 3 Chapter 7: n/a
Zoning Former City of Toronto Zoning Code: IC D3 N1.5
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Site Area and Existing Uses
330,500
sq m
Various employment uses as per 2010 City of Toronto Employment Survey: Manufacturing – 16 establishments; Retail – 2 establishments; Service – 39 establishments; Office – 358 establishments; Inst. – 6 establishments; Other – 12 establishments.
Area Context / Adjacent Land Uses
North Regeneration Areas
South Rail corridor/Gardiner Expressway – Utility Corridors
East Inglis Lands/Hanna Ave Tech District (Area 4 Garrison Common N Sec Plan) – Employment Areas and Mixed Use Areas
West
Low scale residential, (singles/semis), walk up apartments. 15 storey apt building north of Liberty Street (others behind it). Dufferin-King Parkette, MacDonald's & BMO on the SW corner.) – Neighbourhoods and Apartment Neighbourhoods, Mixed Use Areas on SW corner of Dufferin and King Streets
Proposed Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas and should be subject to the following proposed amendments:
Removal of current policy allowing live/work units;
Add a new SASP to Sec Plan implementing the key directions and strategies RE: pedestrianization, transportation etc., as identified through the Liberty Village Masterplanning exercise.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
54 Logan Avenue
Major Intersection
Eastern Avenue and Logan
Community Council / Ward
Toronto East York/ Ward 30 – Toronto-Danforth
Applicant / Owner
Craig Lametti (Applicant)/Billy Talent Holdings (Owner)
Request / Development Proposal
Request by way of letter/e-mail dated April 7, 2011 from Craig Lametti seeking to add 1 temporary use residential unit to the 2nd level of an existing 2 storey recording studio for the purpose of providing overnight accommodation for visiting musicians.
Application File Number and Status
N/A – No application filed
Official Plan Policy Framework
Chapter 2: Employment District policies, Section 2.2.4, Map 2 Chapter 4: Employment Areas policies, Section 4.6, Map 18 Chapter 6: n/a Chapter 7:SASP: 190 – permits residential uses that existed as of November 26, 2002.
Zoning I1 D2
Site Area and Existing Uses 320sq m Currently used as a recording studio
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Area Context / Adjacent Land Uses
North Low scale Residential (permitted through SASP 190) – Employment Areas
South Low scale Residential (permitted through SASP 190) – Employment Areas
East Low scale Residential (directly facing permitted through SASP 190) Industrial (south of SASP boundary) – Employment Areas
West Industrial/Commercial, City works yard (50 Booth)– Employment Areas
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be converted by way of a Site and Area Specific Policy inserted into Chapter 7 of the Official Plan permitting a single temporary use, residential unit ancillary to the existing on site employment uses.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
22 Metropolitan Road
Major Intersection
Highway 401and Warden Avenue
Community Council / Ward
Scarborough / Ward 40- Scarborough-Agincourt
Applicant / Owner
Bousfields Inc. (applicant), Arbor Group (owner)
Request / Development Proposal
Request by letter dated December 22, 2011 by the applicant to re-designate the subject site, or as a minimum the portion of the site zoned Highway Commercial where the Howard Johnson Hotel is located, to Mixed Use Areas, to permit a mixed use development consisting of a new 240 room hotel, three residential towers, two of which will be 18 storeys high and one 40 storeys high, with a total of 900 units, and also 1,900 sq m of office gross floor area and 1,900 sq m of retail space. The proposed office and retail component will be on the currently vacant portion of the site abutting Metropolitan Road where the Official Plan and zoning permit offices. Lands at the northeast corner of Warden Avenue and Metropolitan Road, which are under separate ownership, are also included in Arbor Group's request for conversion.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas Policies, Section 4.6, Land Use Plan Map 19 Chapter 6: n/a Chapter 7: n/a
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Zoning City of Scarborough Employment Districts Zoning By-law No. 249892 – developed part of the site abutting Highway 401: Highway Commercial (HC) Zone; the vacant triangular part of the site along Metropolitan Road: Industrial (M) Zone
Site Area and Existing Uses
34,820 sq m
Howard Johnson Toronto East Hotel and a restaurant (as of Spring 2012), vacant lands along the Metropolitan Road frontage
Area Context / Adjacent Land Uses
North Warden Avenue/Highway 401 interchange and Highway 401
South Design and manufacturing of custom made scaffolding, lifts and suspended work platforms Warehouse/commercial movers
East
Warehousing and distribution of food products Marketing offices Self storage Distribution centre
West Place of worship Offices
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
44 Milne Avenue
Major Intersection
Warden Avenue and Danforth Road
Community Council / Ward
Scarborough / Ward 35 –Scarborough Southwest
Applicant / Owner
Patrick J. Harrington, Aird & Berlis LLP (applicant)/H. Paulin & Co. Ltd, Paulin Realty & 616120 Ontario Ltd. (owner)
Request / Development Proposal
Request by letter dated June 5, 2012 by the applicant to re-designate the subject site to Neighbourhoods, to permit residential uses.
The conversion request for other properties under the same ownership - 5 Milne Avenue, 67 Butterworth Avenue and Birchmount Road – which is also included in the applicant's letter is reported on separately in this Attachment.
Although the request for conversion was submitted on behalf of the owners of 44 Milne Avenue, 55 Milne Avenue, 67 Butterworth Avenue and 376 Birchmount Road, the location map (attached) appended to the request, shows all lands south of Mack Avenue, west of Birchmount Road, within the Oakridge employment area as the subject lands.
Application File Number and Status
n/a
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Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas Policies, Section 4.6, Land Use Plan Maps 20 and 21 Chapter 6: n/a Chapter 7: n/a
Zoning City of Scarborough Employment Districts Zoning By-law No. 249892: the western 25.8 m of the site - Industrial (M) Zone; the remaining site area - General Industrial (MG) Zone and Special Industrial (MS) Zone
Site Area and Existing Uses 10,279
sq m
Part of an industrial operation (manufacturing, warehousing and distribution of fasteners and other metal parts) which occupies also 55 Milne Avenue, 67 Butterworth Avenue and 376 Birchmount Road (as of Spring, 2012)
Area Context / Adjacent Land Uses
North Production and installation of drapes and stage equipment, food warehouse/ distribution), vacant building
South Manufacturing and distribution of fasteners and machine components (site included in the request for conversion)
East Sand blasting operation, vacant industrial building
West Machine shop, multi-unit industrial building on Mack Avenue (place of worship in one unit)
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
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Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
55 Milne Avenue, 67 Butterworth Avenue and 376 Birchmount Road
Major Intersection
Warden Avenue and Danforth Road
Community Council / Ward
Scarborough / Ward 35 –Scarborough Southwest
Applicant / Owner
Patrick J. Harrington, Aird & Berlis LLP (applicant)/H. Paulin & Co. Ltd, Paulin Realty & 616120 Ontario Ltd. (owner)
Request / Development Proposal
Request by letter dated June 5, 2012 to re-designate the subject lands to Neighbourhoods, and Mixed Use Areas along Birchmount Road, to permit residential uses.
The conversion request for 44 Milne Avenue which is under the same ownership and is also included in the applicant's letter is reported on separately in this Attachment. Although the request for conversion was submitted on behalf of the owners of 44 Milne Avenue, 55 Milne Avenue, 67 Butterworth Avenue and 376 Birchmount Road, the location map (attached) appended to the request, shows all lands south of Mack Avenue, west of Birchmount Road, within the Oakridge employment area as the subject lands.
Application File Number and Status
n/a
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Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas Policies, Section 4.6, Land Use Plan Maps 20 and 21 Chapter 6: n/a Chapter 7: n/a
Zoning City of Scarborough Employment Districts Zoning By-law No. 249892: the western 60 m and the eastern 118 m of the site - Industrial (M) Zone; the remaining site area - General Industrial (MG) Zone and Special Industrial (MS) Zone
Site Area and Existing Uses
55,847 sq m
H. Paulin & Co. - manufacturing, warehousing and distribution of fasteners and various metal parts (as of Spring, 2012)
Area Context / Adjacent Land Uses
North Industrial uses on the north side of Mack avenue – food warehouse/ distribution, multi-unit building at the northwest corner of Mack Avenue and Birchmount Road
South CNR/Go Train corridor, beyond pharmaceutical plant, fire hall, vacant land,
East Low scale residential community east of Birchmount Road, industrial, auto services along Birchmount Road north of the Birchmount Road overpass
West Sand blasting operation, vacant industrial building on the west side of Milne Avenue, low scale residential dwellings
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
189 Milner Avenue
Major Intersection
Markham Road and Highway 401
Community Council / Ward
Scarborough / Ward 42 –Scarborough- Rouge River
Applicant / Owner
Martin Rendl (applicant)/ /2304009 Ontario Inc. (owner)
Request / Development Proposal
Request by letter dated May 3, 2012 by the applicant to re-designate the subject site, to permit residential and commercial uses.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas Policies, Section 4.6, Land Use plan Map 22 Chapter 6: n/a Chapter 7: n/a
Zoning City of Scarborough Employment Districts Zoning By-law No. 249892: Industrial (M) Zone
Site Area and Existing Uses
31,400 sq m
2 vacant buildings (as of Spring, 2012)
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Area Context / Adjacent Land Uses
North Senior citizens apartment/retirement home, place of worship
South Self storage,
East Office buildings and a hotel on the east side of Markham Road
West Place of worship, industrial uses further west
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
958 Milner Avenue, 35 Auto Mall Drive and adjacent lands
Major Intersection
Sheppard Avenue East and Morningside Avenue
Community Council / Ward
Scarborough / Ward 42 –Scarborough-Rouge River
Applicant / Owner
Weston Consulting Group Inc. (applicant) / Scarborough Automotive Centre Ltd. (owner)
Request / Development Proposal
Applications have been submitted to amend the OP and zoning by-law to permit a power centre consisting of one large scale store of 13,749 sq m, three smaller stores with a combined gross floor area of 2,464 sq. m and a gas bar.
Application File Number and Status
11 328144ESC 42 OZ – Preliminary Report was considered by Planning and Growth Management Committee on March 22, 2012 (Item No. PG12.9). PGM directed staff to review the application concurrently and in the context of the 5 Year Review of the Official Plan, which includes a Municipal Comprehensive Review.
Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas Policies, Section 4.6, Land Use Plan Map 22 Chapter 6: n/a Chapter 7: n/a
Zoning City of Scarborough Employment Districts By-law No. 24982- lands north of Auto Mall Drive: Office Use (OU) Zone; lands south of Auto Mall Drive: Industrial (M) Zone and Vehicle Service (VS) Zone
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Site Area and Existing Uses
62,200 sq m
Ford dealership at 958 Milner Avenue, General Motors dealership (closed) at 35 Auto Mall Drive, vacant remnant land (as of May 7, 2012)
Area Context / Adjacent Land Uses
North Vacant lands north of Sheppard Avenue (acquired by Metrolinx for the LRT storage and maintenance facility),
South Automobile dealerships Vacant lands to the west on the south side of Milner Avenue further south Hydro Corridor and Highway 401
East Textile warehouse/sorting and shipping plant Self-storage facility, and Long term/nursing home facility
West
Automobile dealership, Vacant lands, Employment (primarily warehouse and distribution) uses on the east side of Grand Marshall Boulevard, Large scale stores (Home Depot and Staples) west of Grand Marshall Boulevard , Commercial plaza along Milner Avenue.
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Retail Employment Areas with an accompanying site and area specific policy to address appropriate land use intensification and development criteria, to achieve a compact, transit supportive development on the subject lands.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
20-62 Murray Road
Major Intersection
Wilson Avenue and Keele Street
Community Council / Ward
North York / Ward 9 – York Centre
Applicant / Owner
Teskey Concrete Co. Limited (applicant and owner)
Request / Development Proposal
Letter request dated August 5, 2011 from Teskey Concrete Co. Limited for residential permissions on the subject lands.
Application File No./Status n.a.
Official Plan Policy Framework
Chapter 2: Employment District, Map 2 Chapter 4: Section 4.6 Employment Areas policies, Land Use Plan Map 16 Chapters 6 & 7: n/a
Zoning Former City of North York Zoning By-law No. 7625: M2(60) Industrial Zone Two
Site Area and Existing Uses
Approx 17,900 sq. m
#20 & #48: concrete batching plant, with administrative office #54 & #62: vacant land (previously occupied by Sunrise Propane)
Area Context / Adjacent Land Uses
North - City Transportation Services Yard - 64 Murray Road - City Emergency Medical Services Yard - 170 Plewes Road
South - employment lands / industrial multiple units
East - low scale residential uses, and retail uses fronting Wilson Avenue
West - rail corridor, then cemetery
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Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and the Provincial Policy Statement has determined that these lands could be converted through re-designation to Regeneration Areas, but only through the creation of a site and area specific policy to address Section 4.7 of the Official Plan and also matters such as: o a land use buffer of Core Employment Area uses at the north portion of the lands that is
compatible with and sensitive to adjacent existing and planned residential uses; o a low scale residential built form on the lands south of the Core Employment Area land use
buffer that is compatible with and sensitive to the existing low scale residential neighbourhood located east of the lands;
o opportunities for commercial uses at the Wilson Avenue frontage; and o
streets, blocks, pedestrian and cycling connections.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
360-362 Old Weston Road
Major Intersection
St. Clair Avenue West and Keele Street
Community Council / Ward
Etobicoke York / Ward 17 – Davenport
Applicant / Owner
Action Planning (applicant) / 201486 Ontario Inc. (owner)
Request / Development Proposal
Request by way of email letter (dated November 30, 2011) from the applicant to re-designate lands from Employment Areas to Mixed Use to permit residential and retail uses.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas policies, Section 4.6, Map 15 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning By-law 438-86: IC D2 N2 - Industrial District
Site Area and Existing Uses
1,000 sq m
-three-storey brick heritage building with retail and hotel uses (possibility of residential units or dwelling rooms within the building)
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Area Context / Adjacent Land Uses
North
- Toronto Weston Flea Market in one-storey large format retail building -active concrete batching plant to the north and west at Townsley St and Union St
South -Across St. Clair Ave W, vacant parcel
East -Across Old Weston Rd, one to three-storey mixed use buildings with frontage on St. Clair Ave W, with retail and residential uses
West -One storey hydro buildings, poultry processing
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be converted through redesignation to Mixed Use Areas, but the creation of a site or area specific policy will limit the residential uses to the existing designated heritage building.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
10, 11, 25 & 30 Ordnance Street and 25-45 Strachan Avenue
Major Intersection
Eastern Avenue and Logan Avenue
Community Council / Ward
Toronto East York / Ward 19 – Trinity-Spadina
Applicant / Owner
Bousfields (Applicant)/ Diamondcorp, Build Toronto. (Owners)
Request / Development Proposal
Request by way of letter dated April 5, 2012 from Bousfields to convert the site from Employment Areas to Mixed Use Areas.
Application File Number and Status
Application submitted August 2, 2012. File Nos: 12-223589 STE 19 OZ Preliminary report targetted for November 8, 2012 PGM
Official Plan Policy Framework
Chapter 2: Employment District policies, Section 2.2.4, Map 2 Chapter 4: Employment Areas policies, Section 4.6, Map 18 Chapter 6: Section 14 Garrison Common North Secondary Plan Chapter 7: n/a
Zoning Former City of Toronto Zoning Code: I3D3 (Height 18m)
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Site Area and Existing Uses
24,343 sq m
10 Ordnance – vacant 11 Ordnance – 2-storey building housing Eva's Phoenix (shelter housing) 25 Ordnance – 1-storey warehouse building, partially leased to Clay and Paper Theatre 45 Strachan – 1-storey offices for City Municipal Licensing and Standards
Area Context / Adjacent Land Uses
North Rail Corridor – Utility Corridors
South Rail Corridor – Utility Corridors
East Rail Corridor – Utility Corridors
West Liberty Village residential uses – Employment Areas
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be converted through redesignation to Mixed Use Areas for 11, 25 Ordnance Street and 25-45 Strachan Avenue, Parks and Open Space Areas: Parks for 10 Ordnance Street.
The lands are subject to an ongoing development application and as such remain subject to any conditions identified through the development process and deemed appropriate by the Chief Planner.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
11 Peel Avenue
Major Intersection
Queen and Dufferin Streets
Community Council / Ward
Toronto East York / Ward 18 – Davenport
Applicant / Owner
Aaron Knight (Applicant)/ Streetcar Developments (Owner)
Request / Development Proposal
Request to convert subject lands from Employment Areas to Mixed Use Areas to permit the development of 404 residential units (31,446 square metres), 3,392 square metres of retail space, and 735 square metres of non-residential space in buildings ranging in height from 5 to 22 storeys (69 metres).
Application File Number and Status
Application file No.: 11 302503 STE 18 OZ Preliminary Report dated Jan 17, 2012 to Feb 16, 2012 PGM Committee: http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2012.PG11.3
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Map 18 Employment Areas Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning Code: I1 D2 (height 14m)
Site Area and Existing Uses
5,924 sq m
-Single storey warehouse (Furniture Bank) since demolished.
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Area Context / Adjacent Land Uses
North Low scale Residential (semis/singles) - Neighbourhoods
South Queen Street West and the Lower Galt Subdivision Rail Line (Georgetown GO Line).
East 2, 8-storey, recently approved mixed-use developments, 9, 2-storey residential dwellings and 2, 2-storey mixed use buildings fronting on Gladstone Avenue.– Mixed Use Areas
West 2 lowscale residential dwellings, City owned open space obtained as part of the Dufferin Jog elimination – Employment Areas
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be converted through redesignation to Mixed Use Areas.
The lands are subject to an ongoing development application and as such remain subject to any conditions identified through the development process and deemed appropriate by the Chief Planner.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
675 Progress Avenue
Major Intersection
McCowan Road and Ellesmere Road
Community Council / Ward
Scarborough / Ward 38 – Scarborough Centre
Applicant / Owner
Kim Kovar, Aird & Berlis LLP (applicant) / 1512642 Ontario Inc. (owner)
Request / Development Proposal
An application has been submitted to amend the OP to re-designate the subject site to Mixed Use Areas and to incorporate it within the Scarborough Centre, to permit a mixed use development including residential, commercial (retail & office) uses. The proposal includes 2,448 residential units in buildings 3 to 43 storeys, commercial (retail and office) uses at grade, with a total gross floor area of 236,693 sq m, and new public roads to connect to the existing road network.
Application File Number and Status
10 287207 ESC 38 OZ – Preliminary Report was considered by Planning and Growth Management Committee on March 24, 2011 (Item No. PG2.9). PGM directed staff to review the proposed land use change concurrently and in the context of the 5 Year Review of the Official Plan, which includes a Municipal Comprehensive Review.
Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas Policies, Section 4.6, Land Use Plan Maps 19 & 22
Chapter 6: n/a Chapter 7: n/a
Zoning City of Scarborough Employment District Zoning By-law No. 24982 - Industrial (M) Zone
Site Area and Existing Uses
45,780 sq m
Metal stamping plant (as of January 27, 2012)
Area Context / Adjacent
North Offices, light industrial, educational and recreational uses in multi-unit buildings
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Land Uses
South
TTC McCowan Yard storage facility for the Scarborough Rapid Transit (SRT) Community facility, garden nursery, cleaners and bakery fronting the north side of Ellesmere Road
East Light industrial, service and commercial uses in six, multi-unit buildings
West Bank TTC parking lot further south
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be converted to Mixed Use Areas with an accompanying site and area specific policy to address:
i. provision of new public streets to connect with the existing and planned street network, pedestrian connections, blocks and densities,
ii. conformity with the Scarborough Centre Secondary Plan, including recommendations of the McCowan Precinct Plan currently under development and targeted for consideration of Scarborough Community Council in early 2013,
iii. replacement of existing employment levels with re-development, within the context of the McCowan Precinct Plan, and
iv. community facilities and services.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
555 Rexdale Boulevard
Major Intersection
Highway 427 and Q.E.W.
Community Council / Ward
Etobicoke York / Ward 2 – Etobicoke North
Applicant / Owner
Walker, Nott, Dragicevic Assoicates Ltd (applicant) / Woodbine Entertainment Group (owner)
Request / Development Proposal
Request by way of letter (dated December 21, 2011) from the owner to re-designate lands from Employment Areas to Mixed Use to residential units for a southern portion of the property that is outside of the Airport Operating Area (see key map above)
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas policies, Section 4.6, Map 13 Chapter 6: n/a Chapter 7: Site and Area Specific Policies: #29 Pearson Airport Operating Area and #296 Woodbine Entertainment Group lands
Zoning Former City of Etobicoke Zoning Code: IC.2 - Industrial Class 2
Subject Site Area and Existing Uses
480,000 sq m
-Woodbine practice track, stables and jockey dormitories
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Area Context / Adjacent Land Uses
North Woodbine Racetrack and associated gaming facilities
South Heavy industrial to the south of the CN Rail corridor, including asphalt plant and recycling
East Across Hwy 27, a range of commercial uses
West Hwy 427 and industrial/commercial lands nearby Pearson Airport
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
Lands bounded by Royal York Road, Portland Street, Grand Avenue and CN Rail Corridor
Major Intersection
Gardiner Expressway and Royal York Road
Community Council / Ward
Etobicoke York / Ward 6 – Etobicoke Lakeshore
Applicant / Owner
Multiple owners
Request / Development Proposal
By way of motion, Etobicoke York Community Council requested that Planning staff to conduct an Area Study of the lands, including a review of existing land uses (Clause EY16.24).
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas policies, Section 4.6, Map 15 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Etobicoke Zoning Code: IC.1 - Industrial Class 1
Site Area and Existing Uses
130,000 sq m (study area)
-103,000 sq m of lands designated Employment Areas -Range of building sizes and uses, including auto-related, service, commercial, design businesses, and food production -Study area includes the Mimico GO Station
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Area Context / Adjacent Land Uses
North -Low rise residential neighbourhood
South -CN Rail Corridor, including Mimico GO Station
East -Grand Avenue Park
West
-Across Royal York Rd, a 16-storey, 308-unit seniors' residence, Coronation Park and residential and commercial properties with frontage on Royal York Rd (Mimico Village) -Approved, but not constructed 25-storey residential tower next to the GO station
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands could be converted through redesignation to Regeneration Areas, but only through the creation of a site or area specific policy or secondary plan to address section 4.7 of the Official Plan and among other matters: permit land uses in different sub-areas, identify appropriate areas for residential intensification, net gain of employment activity, incentives for employment activity, provision of open space and community services and facilities, development phasing, appropriate setback and buffering along the CN Rail corridor, public realm improvements, and the provision of affordable housing.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
2075-2111 Sheppard Avenue East
Major Intersection
Sheppard Avenue East and Consumers Road
Community Council / Ward
North York / Ward 33 – Don Valley East
Applicant / Owner
Northstar Developments (applicant) / 2186600 Ontario Inc. (owner)
Request / Development Proposal
December 1, 2011 applicant request for Official Plan permissions to develop residential uses on the subject lands.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Employment District, Map 2 Chapter 4: Section 4.6 Employment Areas policies, Land Use Plan Map 19 Chapters 6 & 7: n/a
Zoning Former City of North York Zoning By-law No. 7625: MO and MO(14) – Industrial-Office Business Park Zone
Site Area and Existing Uses
Approx 6,000 sq. m
- restaurants (as of January 2012)
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Area Context / Adjacent Land Uses
North Sheppard Avenue, then low scale residential uses
South Auto services and rental (part of the 2135 Sheppard Ave./299 Yorkland Blvd. site subject to an OPA application for residential and large scale retail uses
East fuel station, then part of the 2135 Sheppard Ave./299 Yorkland Blvd. site subject to an OPA application for residential and large scale retail uses
West car wash, then high rise residential uses
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and the Provincial Policy Statement has determined that:
i) the subject lands, along with those lands as shown on the appended map as Area "A" should be converted through re-designation to Mixed Use Areas, but only through the creation of a site and area specific policy to address the matters described in (iii.) below;
ii) the lands shown on the appended map as Area "B" should be retained for employment uses and be designated as Core Employment Areas, and should also be subject to a site and area specific policy to address the matters described in (iii.) below; and
iii) the lands shown on the appended map should be subject to a site and area specific policy to address matters such as:
a net gain in employment gross floor area with re-development in Area "A";
permitting in Area "B" only Core Employment Area uses that are compatible with adjacent existing and planned residential uses located on Sheppard and Victoria Park Avenues;
allowing in Area "B" restaurants, recreation and entertainment facilities, and small and medium scale retail stores and services when the uses are located in multi-storey buildings that include Core Employment Area uses, particularly office uses; and
an implementation plan to be established as Official Plan policy to address in Areas "A" and "B" matters such as:
an incentive program for Council adoption to encourage office development;
the provision of amenities throughout the area to create an attractive environment for existing and new offices;
development densities; and
the creation of new streets and blocks.
See also related requests to convert lands at the following addresses:
2135 Sheppard Avenue East / 299 Yorkland Boulevard
2450 Victoria Park Avenue
2550 Victoria Park Avenue
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Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
2135 Sheppard Avenue East and 299 Yorkland Boulevard
Major Intersection
Sheppard Avenue East and Consumers Road
Community Council / Ward
North York / Ward 33 – Don Valley East
Applicant / Owner
Hiltin Hills Development Inc. (applicant and owner)
Request / Development Proposal
An application has been submitted to amend the Plan to permit a 3-storey, stand alone large format retail building along Sheppard Avenue, a public park and three residential buildings ranging in height from 30 to 47 storeys on the south part of the site.
Application File Number and Status
2012 126689 NNY OZ – Preliminary Report was considered by Planning and Growth Management Committee on June 18, 2012 (Item No. PG16.6). Staff were directed to review the proposed change of land use concurrently and in the context of the statutory Five Year Review of the Official Plan, which includes a Municipal Comprehensive Review.
Official Plan Policy Framework
Chapter 2: Employment District, Map 2 Chapter 4: Section 4.6 Employment Areas policies, Land Use Plan Map 19 Chapters 6 & 7: n/a
Zoning Former City of North York Zoning By-law No. 7625: MO(10) – Industrial-Office Business Park Zone
Site Area and Existing Uses
Approx. 20,963 sq. m
- vacant auto service dealership - auto services and auto rental (as of January 2012)
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Area Context / Adjacent Land Uses
North Two restaurants (2111-2115 Sheppard Ave.); two automobile service and repair uses (2125 Sheppard Ave.), and Sheppard Ave., then semi-detached dwellings on lands designated Neighbourhoods
South Yorkland Boulevard, then employment lands
East Consumers Road, then employment and mixed use lands (Dorsay/Tridel's Atria IV development)
West employment and mixed use lands (Monarch's Heron’s Hill development)
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and the Provincial Policy Statement has determined that:
i) the subject lands, along with those lands as shown on the appended map as Area "A" should be converted through re-designation to Mixed Use Areas, but only through the creation of a site and area specific policy to address the matters described in (iii.) below;
ii) the lands shown on the appended map as Area "B" should be retained for employment uses and be designated as Core Employment Areas, and should also be subject to a site and area specific policy to address the matters described in (iii.) below; and
iii) the lands shown on the appended map should be subject to a site and area specific policy to address matters such as:
a net gain in employment gross floor area with re-development in Area "A";
permitting in Area "B" only Core Employment Area uses that are compatible with adjacent existing and planned residential uses located on Sheppard and Victoria Park Avenues;
allowing in Area "B" restaurants, recreation and entertainment facilities, and small and medium scale retail stores and services when the uses are located in multi-storey buildings that include Core Employment Area uses, particularly office uses; and
an implementation plan to be established as Official Plan policy to address in Areas "A" and "B" matters such as:
an incentive program for Council adoption to encourage office development;
the provision of amenities throughout the area to create an attractive environment for existing and new offices;
development densities; and
the creation of new streets and blocks.
See also related requests to convert lands at the following addresses:
2075-2111 Sheppard Avenue East
2450 Victoria Park Avenue
2550 Victoria Park Avenue
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Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
4665 Steeles Avenue East
Major Intersection
Kennedy Road and Steeles Avenue East
Community Council / Ward
Scarborough / Ward 39 – Scarborough- Agincourt
Applicant / Owner
Bruce McMinn Barrister & Solicitor (applicant) / Global Fortune Real Estate Development Corp. (owner)
Request / Development Proposal
Request by letter dated January 27, 2012 by the applicant to re-designate the subject lands to Mixed Use Areas, to permit high density residential development. The applicant also requests that existing retail commercial and industrial employment land use policies continue to apply to the subject lands.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas Policies, Section 4.6, Land Use Plan Map 19 Chapter 6: n/a Chapter 7: Site and Area Specific Policy 104permits: business and trade schools, libraries, fraternal organizations, long term care facilities, recreational uses and places of worship are permitted; and Site and Area Specific Policy 133 permits: retail and service uses, including stand-alone retail stores and/or power centres.
Zoning
City of Scarborough Employment District Zoning By-law No. 24982 - Special District Commercial (SDC) Zone
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Site Area and Existing Uses
15,700 sq m
Parking lot serving adjacent Splendid China Square commercial development (as of January 27, 2012)
Area Context / Adjacent Land Uses
North Retail commercial shopping areas in City of Markham
South Milliken station on Go Transit line and associated parking area
East Commercial mall
West Commercial building, vacant land,
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Retail Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
128 Sterling Road
Major Intersection
Sterling Road and Dundas Street West
Community Council / Ward
Toronto East York / Ward 18 – Davenport
Applicant / Owner
Goodmans (Applicant) / Ehrlich Inc.(Owner)
Request / Development Proposal
Conversion request by way of letter from Goodmans dated August 28, 2012.
Application File Number and Status
N/A
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas policies, Section 4.6, Map 18 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning Code: I3 D3 (height 23m)
Site Area and Existing Uses
7,810 sq m
-flag manufacturer and recreational uses.
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Area Context / Adjacent Land Uses
North Historically designated 10 storey Northern Aluminum Company Building (see 158 Sterling Road) – Employment Areas
South Employment uses - Nestle Chocolate factory – Employment Areas.
East Employment uses (clothing retailer) – Employment Areas Rail corridor (CN Newmarket) – Utility Corridors
West Rail path and corridor (Lower Galt/GO Georgetown) – Utility Corridors
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as General Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
158 Sterling Road (including 158, 164, 181 and 200 Sterling Road)
Major Intersection
Sterling Road and Dundas Street West
Community Council / Ward
Toronto East York / Ward 18 – Davenport
Applicant / Owner
Urban Strategies, Inc. (Applicant) / Castlepoint (Owner)
Request / Development Proposal
Conversion request by way of Official Plan Amendment application for subject lands from Employment Areas to allow for residential and commercial uses at 158, 164, 181 and 200 Sterling Road. The application includes 73,700 square metres of commercial space, 717 residential units.
Application File Number and Status
File No.: 11 228729 STE 18 OZ Preliminary report dated Nov 16, 2011 to Jan 5, 2012 PGM Committee http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2012.PG10.6
Status report dated May 25, 2012 to June 18, 2012 PGM Committee http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2012.PG16.3
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas policies, Section 4.6, Map 18 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning Code: I3 D3, CR T2.0 C2.0 R2.0 and R2 Z0.6 (height 23, 12 and 10m)
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Site Area and Existing Uses
31,459 sq m
-majority of the subject lands are vacant except for the empty historically designated 10 storey Northern Aluminum Company Building.
Area Context / Adjacent Land Uses
North Employment uses (213 Sterling Road) – Employment Areas Low scale residential uses east side of Perth Avenue (semis/singles) - Neighbourhoods
South Employment uses including Nestle Chocolate factory – Employment Areas.
East Rail corridor (CN Newmarket) – Utility Corridors
West Rail path and corridor (Lower Galt/GO Georgetown) – Utility Corridors
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined the following:
That the lands located on the south and west side of Sterling Road (Blocks 3, 4, 5 & 6 of the applicant's Site Plan) should be retained for employment uses and be designated as Proposed designation is General Employment Areas;
That the lands located on the north side of Sterling Road and the lands located along the western side of Perth Avenue should be designated Mixed Use Areas (Blocks 1B and 2 of the applicant's Site Plan). As these lands are part of an ongoing development application and as such remain subject to any conditions identified through the development process and deemed appropriate by the Chief Planner.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
394 Symington Avenue
Major Intersection
Dupont Street and Landsdowne Avenue
Community Council / Ward
Etobicoke York / Ward 17 – Davenport
Applicant / Owner
PMG Planning Consultants (applicant) / The Symington Holdings Ltd (owner)
Request / Development Proposal
Request by way of letter (dated February 17, 2012) from the applicant to re-designate from Employment Areas to Mixed Use Areas to permit residential and retail uses.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas policies, Section 4.6, Map 17 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning By-law 438-86: I1 D2 - Industrial District
Site Area and Existing Uses
8,000 sq m
-Vacant site, former National Rubber Technologies site
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Area Context / Adjacent Land Uses
North -Low rise residential neighbourhood
South -CP Rail corridor and Symington Avenue Playground and low rise residential neighbourhood (across rail corridor)
East -Across Symington Ave, former warehouse buildings with variety of uses
West -St. Josaphat Catholic School and outdoor play space
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be converted through redesignation to Neighbourhoods, but with the creation of a site or area specific policy to limit any non-residential uses that are compatible with the adjacent low-rise residential neighbourhood.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
4 Tippett Road
Major Intersection
Wilson Avenue and W.R. Allen Road
Community Council / Ward
North York / Ward 10 – York Centre
Applicant / Owner
Bousfields Inc. (applicant) / Warehouse Properties Limited (owner)
Request / Development Proposal
Letter request from the applicant dated May 28, 2012 for a re-designation of the subject lands to Mixed Use Areas.
Application File No./Status n.a.
Official Plan Policy Framework
Chapter 2: Employment District, Map 2 Chapter 4: Section 4.6 Employment Areas policies, Land Use Plan Map 16 Chapters 6 & 7: n/a
Zoning Former City of North York Zoning By-law No. 7625: M2 – Industrial Zone Two
Site Area and Existing Uses
Approx 6,638 sq. m
- warehousing
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Area Context / Adjacent Land Uses
North - industrial/office bldg with service and recreational uses - TTC commuter parking lot (surface) and residential condominium
South - office building
East - Toronto District School Board 'Tippett Centre' (Library & Learning
Resources Centre, and Printing/Mailroom/Courier/Logistics operations - sales centre for residential development
West - TTC commuter parking lot (surface) - W.R. Allen Road/Highway 401 interchange
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and the Provincial Policy Statement has determined that the subject lands, along with those lands as shown on the map below could be converted through re-designation to Regeneration Areas, but only through the creation of a site and area specific policy or secondary plan to address Section 4.7 of the Official Plan and also matters such as:
o streets, pedestrian connections, blocks, densities and building heights; o a net gain in employment gross floor area with re-development; o a minimum of 50 per cent employment use gross floor area on 50 Wilson Heights
Boulevard (Parcel 'A'), and o
an affordable housing component.
See also related requests to convert lands at the following addresses:
50 Wilson Heights Boulevard
9 Tippett Road
30 Tippett Road
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
9 Tippett Road
Major Intersection
Wilson Avenue and W.R. Allen Road
Community Council / Ward
North York / Ward 10 – York Centre
Applicant / Owner
Goodmans LLP, D. Bronskill (applicant) / Tippett Developments Inc. (owner)
Request / Development Proposal
An application has been submitted to amend the Plan to remove lands bounded by Highway 401, Allen Road, Wilson Heights Boulevard, Wilson Avenue and Champlain Boulevard (which includes the subject lands) from the Employment District on Map 2. Also proposed is a re-designation of the subject lands to Mixed Use Areas in order to permit a proposed 14-storey residential building.
Application File Number and Status
11 255468 NNY 10 OZ - Preliminary Report was considered by Planning and Growth Management Committee on November 8, 2011 (Item No. PG9.2). Staff were directed to review the proposed change of land use concurrently and in the context of the statutory Five Year Review of the Official Plan, which includes a Municipal Comprehensive Review.
Official Plan Policy Framework
Chapter 2: Employment District, Map 2 Chapter 4: Section 4.6 Employment Areas policies, Land Use Plan Map 16 Chapters 6 & 7: n/a
Zoning Former City of North York Zoning By-law No. 7625: M2(74), Industrial Zone Two
Site Area and Existing Uses
Approx 9,190 sq. m
- a warehouse building used as a temporary sales centre for a residential development project
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Area Context / Adjacent Land Uses
North - residential condominium building
South - Toronto District School Board 'Tippett Centre' (Library & Learning
Resources Centre, and Printing/Mailroom/Courier/ Logistics operations) East - school (private), low scale office building
West - TTC commuter parking lot (surface) and residential condominium building - industrial/office bldg with service and recreational uses, and warehouse
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and the Provincial Policy Statement has determined that the subject lands, along with those lands as shown on the map below could be converted through re-designation to Regeneration Areas, but only through the creation of a site and area specific policy or secondary plan to address Section 4.7 of the Official Plan and also matters such as:
o streets, pedestrian connections, blocks, densities and building heights; o a net gain in employment gross floor area with re-development; o a minimum of 50 per cent employment use gross floor area on 50 Wilson Heights
Boulevard (Parcel 'A'), and o
an affordable housing component.
See also related requests to convert lands at the following addresses:
50 Wilson Heights Boulevard
4 Tippett Road
30 Tippett Road
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
30 Tippett Road
Major Intersection
Wilson Avenue and W.R. Allen Road
Community Council / Ward
North York / Ward 10 – York Centre
Applicant / Owner
Siglat Investments Ltd. (applicant) / (Build Toronto) City of Toronto (owner)
Request / Development Proposal
An application has been submitted to amend the Plan in order to permit a proposal comprising a 12-storey residential building, a 13-storey residential building, 30 townhouses and private streets.
Application File Number and Status
11 312374 NNY 10 OZ - Preliminary Report was considered by Planning and Growth Management Committee on February 16, 2012 (Item No. PG11.2). PGM determined that the site frontage is located within an Avenue on Map 2, and directed staff to proceed to process the application for the entire site covered by the application.
Official Plan Policy Framework
Chapter 2: Employment District, Map 2 Chapter 4: Section 4.6 Employment Areas policies, Land Use Plan Map 16 Chapter 6: Downsview Area Secondary Plan (Wilson District) Chapter 7: n/a
Zoning Former City of North York Zoning By-law No. 7625: MC(H), Industrial-Commercial Zone
Site Area and Existing Uses Approx
11,540 sq. m
TTC commuter parking lot (surface)
Note: entire site is 22,951 square metres in area, which includes the 11,540 square metres subject to the OPA application.
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Area Context/ Adjacent Land Uses
North - a TTC commuter surface parking lot on the north side of Wilson Ave.
South - TTC commuter parking lot (surface) - industrial/office bldg with service and recreational uses
East - residential condominium building - sales centre for residential development
West - W.R. Allen Rd. and W.R. Allen Rd./Hwy 401 interchange; power centre
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and the Provincial Policy Statement has determined that the subject lands, along with those lands as shown on the map below could be converted through re-designation to Regeneration Areas, but only through the creation of a site and area specific policy or secondary plan to address Section 4.7 of the Official Plan and also matters such as:
o streets, pedestrian connections, blocks, densities and building heights; o a net gain in employment gross floor area with re-development; o a minimum of 50 per cent employment use gross floor area on 50 Wilson Heights
Boulevard (Parcel 'A'), and o
an affordable housing component.
See also related requests to convert lands at the following addresses:
50 Wilson Heights Boulevard
4 Tippett Road
9 Tippett Road
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
2450 Victoria Park Avenue
Major Intersection
Victoria Park Avenue and Sheppard Avenue East
Community Council / Ward
North York / Ward 33 – Don Valley East
Applicant / Owner
Goldberg Group (applicant) / Wise Management Incorporated (owner)
Request / Development Proposal
Letter from the applicant dated August 20, 2012 advised of their intent to submit an application to amend the Plan to re-designate the subject lands to Mixed Use Areas. Residential uses are proposed in 16 townhouse units and three buildings ranging in height from 25 to 30 storeys. The retention of an existing office building is also proposed.
Application File No./Status n/a
Official Plan Policy Framework
Chapter 2: Employment District, Map 2 Chapter 4: Section 4.6 Employment Areas policies, Land Use Plan Map 19 Chapters 6 & 7: n/a
Zoning Former City of North York Zoning By-law No. 7625: MO – Industrial-Office Business Park Zone
Site Area and Existing Uses
Approx 19,323 sq. m
- office building
Area Context / Adjacent Land Uses
North Enbridge offices, training centre, feeder station and large parking lot
South Place of worship
East Victoria Park Avenue, then retail plaza
West Offices
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Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and the Provincial Policy Statement has determined that:
i) the subject lands, along with those lands as shown on the appended map as Area "A" should be converted through re-designation to Mixed Use Areas, but only through the creation of a site and area specific policy to address the matters described in (iii.) below;
ii) the lands shown on the appended map as Area "B" should be retained for employment uses and be designated as Core Employment Areas, and should also be subject to a site and area specific policy to address the matters described in (iii.) below; and
iii) the lands shown on the appended map should be subject to a site and area specific policy to address matters such as:
a net gain in employment gross floor area with re-development in Area "A";
permitting in Area "B" only Core Employment Area uses that are compatible with adjacent existing and planned residential uses located on Sheppard and Victoria Park Avenues;
allowing in Area "B" restaurants, recreation and entertainment facilities, and small and medium scale retail stores and services when the uses are located in multi-storey buildings that include Core Employment Area uses, particularly office uses; and
an implementation plan to be established as Official Plan policy to address in Areas "A" and "B" matters such as:
an incentive program for Council adoption to encourage office development;
the provision of amenities throughout the area to create an attractive environment for existing and new offices;
development densities; and
the creation of new streets and blocks.
See also related requests to convert lands at the following addresses:
2075-2111 Sheppard Avenue East
2135 Sheppard Avenue East / 299 Yorkland Boulevard
2550 Victoria Park Avenue
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Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
2550 Victoria Park Avenue
Major Intersection
Victoria Park Avenue and Sheppard Avenue East
Community Council / Ward
North York / Ward 33 – Don Valley East
Applicant / Owner
Urban Strategies (applicant) / Manulife Financial (owner)
Request / Development Proposal
July 12, 2011 applicant request for Official Plan permissions to develop residential uses on the subject lands.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Employment District, Map 2 Chapter 4: Section 4.6 Employment Areas policies, Land Use Plan Map 19 Chapters 6 & 7: n/a
Zoning Former City of North York Zoning By-law No. 7625: MO – Industrial-Office Business Park Zone
Site Area and Existing Uses
Approx 6,000 sq. m
- 4 office buildings including restaurants, ranging in height from 2 to 12 storeys (as of January 2012)
Area Context / Adjacent Land Uses
North Sheppard Avenue, then retail plaza and park space
South Enbridge offices, training centre, feeder station and surface parking lot
East Restaurant and retail plaza
West 2 office buildings
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Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and the Provincial Policy Statement has determined that:
i) the subject lands, along with those lands as shown on the appended map as Area "A" should be converted through re-designation to Mixed Use Areas, but only through the creation of a site and area specific policy to address the matters described in (iii.) below;
ii) the lands shown on the appended map as Area "B" should be retained for employment uses and be designated as Core Employment Areas, and should also be subject to a site and area specific policy to address the matters described in (iii.) below; and
iii) the lands shown on the appended map should be subject to a site and area specific policy to address matters such as:
a net gain in employment gross floor area with re-development in Area "A";
permitting in Area "B" only Core Employment Area uses that are compatible with adjacent existing and planned residential uses located on Sheppard and Victoria Park Avenues;
allowing in Area "B" restaurants, recreation and entertainment facilities, and small and medium scale retail stores and services when the uses are located in multi-storey buildings that include Core Employment Area uses, particularly office uses; and
an implementation plan to be established as Official Plan policy to address in Areas "A" and "B" matters such as:
an incentive program for Council adoption to encourage office development;
the provision of amenities throughout the area to create an attractive environment for existing and new offices;
development densities; and
the creation of new streets and blocks.
See also related requests to convert lands at the following addresses:
2075-2111 Sheppard Avenue East
2135 Sheppard Avenue East / 299 Yorkland Boulevard
2450 Victoria Park Avenue
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Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and designations for Employment
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
225 Village Green Square
Major Intersection
Kennedy Road and Highway 401
Community Council / Ward
Scarborough/Ward 40 – Scarborough-Agincourt
Applicant / Owner
Mark Flowers, Davies Howe Partners LLP(applicant) / Metrogate Inc. (owner)
Request / Development Proposal
Request by letter dated January 27, 2012 by the applicant to re-designate the subject site to Mixed Use Areas, to provide a broader range of uses including residential uses.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas Policies, Section 4.6, Land Use Plan Map 19 Chapter 6: Agincourt Secondary Plan, Site &Area Specific Policy 5 Chapter 7: n/a
Zoning Scarborough Employment Districts By-law No. 24982: Special District Commercial (SDC) Zone
Site Area and Existing Uses
3,900 sq m Vacant (as of Spring 2012)
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Area Context / Adjacent Land Uses
North CPR line, vacant site further north South 2 residential condominium buildings, southwest a public park, East Vacant lands planned for a future intermodal TTC transit station West 2 residential buildings under construction
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be converted to Mixed Use Areas and that the Site and Area Specific Policy 5 in the Agincourt Secondary Plan should be revised to address residential unit count and density.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
108 and 162 Vine Avenue
Major Intersection
Dundas Street West and Keele Street
Community Council / Ward
Etobicoke York / Ward 13 – Parkdale-High Park
Applicant / Owner
Weston Consulting Group Inc (applicant) / Canadian Rogers Eastern Limited (owner)
Request / Development Proposal
Request by way of letter (dated May 10, 2011) from the applicant to re-designate from Employment Areas to Mixed Use Areas to permit residential uses.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas policies, Section 4.6, Map 17 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning By-law: I1 D2- Industrial District
Site Area and Existing Uses
8,500 sq m
-108 Vine Ave: single-storey industrial building housing an architectural custom metal fabricator -162 Vine Ave: vacant lot used for parking and outdoor storage
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Area Context / Adjacent Land Uses
North CP Rail corridor, including rail shunting yards
South Across Vine Ave, low-rise residential neighbourhood
East Commercial business on the north side of Vine Ave
West Vine Avenue Playground abutting 162 Vine Ave
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
362 Wallace Avenue
Major Intersection
Wallace and Perth Avenues (between Bloor and Dupont Streets)
Community Council / Ward
Toronto East York / Ward 18 – Davenport
Applicant / Owner
Kregg Fordyce (Applicant)/ Somerset Homes (Owner)
Request / Development Proposal
Request by way of development application dated October 4, 2011 to convert a portion of the subject lands from Employment Areas to Neighbourhoods to permit the development of 169 residential stacked townhomes. A portion of the subject lands along the western boundary with the Georgetown GO rail corridor would remain Employment Areas and feature 25 light industrial units.
Application File Number and Status
Application file No.: 11-286663 STE 18 OZ & 11-286680 STE 18 SB Preliminary Report dated November 30, 2011 to Jan 5, 2012 PGM Committee: http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2012.PG10.7
Official Plan Policy Framework
Chapter 2: n/a Chapter 4: Employment Areas policies, Section 4.6, Map 17 Chapter 6: n/a Chapter 7: n/a
Zoning Former City of Toronto Zoning Code: I2 D2 (height 14m)
Site Area and Existing Uses
12,634 sq m
-Vacant
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Area Context / Adjacent Land Uses
North
West of Edwin Avenue Toronto Hydro Substation – Employment Areas (adjacent to proposed employment lands). East of Edwin Avenue low scale Residential (semis) - Neighbourhoods
South Converted industrial building containing 38 residential units and a new townhouse development with 134 units - Neighbourhoods
East Low scale residential (semis/singles) – Neighbourhoods
West Toronto Railpath and the Lower Galt Subdivision rail line which contains both the GO Milton line and the GO Georgetown line – Utility Corridors
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be partially converted through redesignation to Neighbourhoods with a Core Employment Areas designation applied to the lands along the western boundary abutting the Georgetown rail corridor.
The lands are subject to an ongoing development application and as such remain subject to any conditions identified through the development process and deemed appropriate by the Chief Planner.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
743 Warden Avenue
Major Intersection
Warden Avenue and St. Clair Avenue East
Community Council / Ward
Scarborough/Ward 35 – Scarborough Southwest
Applicant / Owner
Zahavish Commercial Developments, The Goldman Group (owner/applicant)
Request / Development Proposal
Request by letter dated April 13, 2011 by the owner to re-designate the subject site to Mixed Use Areas, to develop a commercial plaza at the front 0.8 ha block and a residential subdivision of 224 townhouse units on the remaining portion of the site.
Application File Number and Status
n/a
Official Plan Policy Framework
Chapter 2: Employment District on Map 2 Chapter 4: Employment Areas Policies, Section 4.6, Land Use Plan Map 20 Chapter 6: n/a Chapter 7: Site and Area Specific Policy No. 129 applicable to the front portion of the site permits retail and service uses, including stand-alone retail stores and/or power centres.
Zoning City of Scarborough Employment Districts Zoning By-law No. 24982: Community Commercial (CC) Zone within 140 m from the Warden Avenue streetline; and Industrial Zone (M) on the balance of the site.
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Site Area and Existing Uses
65,700 sq m
Vacant land (as of March 14, 2012)
Area Context / Adjacent Land Uses
North
Industrial uses fronting Upton Road including assembling and sale of metal fencing, metal coating applications, school bus storage and maintenance garage, seafood processing and distribution, manufacture and distribution of electrical supplies.
South Low scale residential neighbourhood within the Warden Woods Secondary Plan area
East Former CNR/GO transit corridor, TTC subway line, hydro corridor, low scale residential neighbourhood further east
West Coffee shop at the northwest corner of Warden Avenue and Fairfax Crescent, automotive supply and repair shops further north along Warden Avenue
Preliminary Assessment and Draft Policy Direction for Consultation Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Retail Employment Areas.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
50 Wilson Heights Boulevard
Major Intersection
Wilson Avenue and W.R. Allen Road
Community Council / Ward
North York / Ward 10 – York Centre
Applicant / Owner
Build Toronto (applicant) / City of Toronto (owner)
Request / Development Proposal
Letter request from the applicant dated April 12, 2012 to re-designate the subject lands to Mixed Use Areas in order to permit residential and commercial uses.
Application File Number and Status
n.a.
Official Plan Policy Framework
Chapter 2: Employment District, Map 2 Chapter 4: Section 4.6 Employment Areas policies, Land Use Plan Map 16 Chapter 6: Downsview Area Secondary Plan (Wilson District) Chapter 7: n/a
Zoning Former City of North York Zoning By-law No. 7625: Residential Multiples Four (RM4), Residential Four (R4) & Commercial One (C1)
Site Area and Existing Uses
Approx 32,400 sq. m
TTC commuter parking lot (surface)
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Area Context / Adjacent Land Uses
North - low scale residential uses
South - two residential condominium buildings - a TTC commuter surface parking lot on the south side of Wilson Ave.
East - low scale residential uses
West - W.R. Allen Road, then the Wilson Station on the Yonge-University- Spadina subway line
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and the Provincial Policy Statement has determined that the subject lands, along with those lands as shown on the map below could be converted through re-designation to Regeneration Areas, but only through the creation of a site and area specific policy or secondary plan to address Section 4.7 of the Official Plan and also matters such as:
o streets, pedestrian connections, blocks, densities and building heights; o a net gain in employment gross floor area with re-development; o a minimum of 50 per cent employment use gross floor area on 50 Wilson Heights
Boulevard (Parcel 'A'), and o
an affordable housing component.
See also related requests to convert lands at the following addresses:
4 Tippett Road
9 Tippett Road
30 Tippett Road
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
865 York Mills Road
Major Intersection
York Mills Road and Don Mills Road
Community Council / Ward
North York / Ward 34 – Don Valley East
Applicant / Owner
Bousfields Inc. (applicant) / 2141805 Ontario Inc. (owner)
Request / Development Proposal
An application has been submitted to amend the Plan to permit residential uses on the subject lands. In addition to permitted office uses, three residential buildings are proposed and would range in height from 32 to 38 storeys.
Application File Number and Status
11 330777 NNY 34 OZ - Preliminary Report was considered by Planning and Growth Management Committee on March 22, 2012 (Item No. PG12.8). Staff were directed to review the proposed change of land use concurrently and in the context of the statutory Five Year Review of the Official Plan, which includes a Municipal Comprehensive Review.
Official Plan Policy Framework
Chapter 2: Employment District, Map 2 Chapter 4: Section 4.6 Employment Areas policies, Land Use Plan Map 19 Chapters 6 & 7: n/a
Zoning Former City of North York Zoning By-law No. 7625: MO, Industrial-Office Business Park Zone
Site Area and Existing Uses
Approx 33,496 sq. m
- a multi-unit commercial centre with retail (grocery store), restaurant and service uses
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Area Context / Adjacent Land Uses
North
- ravine - hotel - office building - car wash
South - office buildings with surface parking lots
East - restaurants on York Mills Road - office buildings on the west side of Don Mills Road
West - restaurants on York Mills Road - office buildings on the west side of Upjohn Road
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and the Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
See also related request to convert lands at 900 York Mills Road.
Two conversion requests have also been recently submitted for lands at 1450 Don Mills Road and 1500 Don Mills Road; these two requests will be reported on by staff at a later date.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
900 York Mills Road
Major Intersection
York Mills Road and Don Mills Road
Community Council / Ward
North York / Ward 34 – Don Valley East
Applicant / Owner
Aird & Berlis LLP, J. Pepino (applicant) / Westmont Hospitality Group (owner)
Request / Development Proposal
Letter request from the applicant dated July 28, 2011 for a re-designation of the subject lands to Mixed Use Areas to permit residential uses in addition to an existing hotel; illustrated by a preliminary concept plan comprising two residential towers and roughly 600 dwelling units.
Application File No./Status n.a.
Official Plan Policy Framework
Chapter 2: Employment District, Map 2 Chapter 4: Section 4.6 Employment Areas policies, Land Use Plan Map 19 Chapters 6 & 7: n/a
Zoning Former City of North York Zoning By-law No. 7625: MO(24) - Industrial-Office Business Park Zone
Site Area and Existing Uses
Approx 46,900 sq. m
- a hotel / conference centre and restaurant
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Area Context / Adjacent Land Uses
North - school - office building
South - a multi-unit commercial centre with retail (grocery store), restaurant
and service uses
East - ravine, including restaurant - office building
West - office buildings, wholesale retail
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and the Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
See also related request to convert lands at 865 York Mills Road.
Two conversion requests have also been recently submitted for lands at 1450 Don Mills Road and 1500 Don Mills Road; these two requests will be reported on by staff at a later date.
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5 Year Official Plan and Municipal Comprehensive Reviews: Requests to Convert Employment Lands
Location Address
185 Yorkland Boulevard
Major Intersection
Sheppard Avenue East and Highway 404
Community Council / Ward
North York / Ward 33 – Don Valley East
Applicant / Owner
Macaulay Shiomi Howson Ltd. (applicant) / Siljub Toronto Ltd. (owner)
Request / Development Proposal
An application has been submitted to amend the Plan to permit on the subject lands both a long term care facility and the use of the existing hotel for an assisted living facility.
Application File Number and Status
12 168238 NNY 33 OZ - Preliminary Report was considered by Planning and Growth Management Committee on September 13, 2012 (Item No. PG17.6). Staff were directed to review the proposed change of land use concurrently and in the context of the statutory Five Year Review of the Official Plan, which includes a Municipal Comprehensive Review.
Official Plan Policy Framework
Chapter 2: Employment District, Map 2 Chapter 4: Section 4.6 Employment Areas policies, Land Use Plan Map 19 Chapters 6 & 7: n/a
Zoning Former City of North York Zoning By-law No. 7625: MO(9) – Industrial-Office Business Park Zone
Site Area and Existing Uses
Approx 23,287.9 sq. m
- hotel (as of May 2012)
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Area Context / Adjacent Land Uses
North employment lands developed with 3 to 6 storey office buildings
South vacant employment lands (subject of a rezoning application to permit a 6-storey car dealership)
East employment lands developed with 1 to 11 storey office buildings
West Highway 401 and Highway 404 interchange
Preliminary Assessment and Draft Policy Direction for Consultation
Although the Municipal Comprehensive Review has not been completed, a preliminary assessment based on the criteria in the Growth Plan and the Provincial Policy Statement has determined that these lands should be retained for employment uses and be designated as Core Employment Areas.
See also related request to convert lands at 55 Hallcrown Place.
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and Designations for Employment
ATTACHMENT 6(a) Preliminary Assessment for Consultation
Site and Area Specific Policy No. 154
Lands Located South of Eileen Avenue, East of Gailmort Place Lands Located East of Keele Street, Between Lavander Road and Hillary Avenue Lands Located on the West Side of Bronoco Ave. Between Alessia Circle and North of Summit Ave. Certain Lands Located on the West Side of Gilbert Avenue Certain Lands Along the North Side of Hopewell Avenue North Side of Geary Avenue Between Dovercourt Road and Ossington Avenue 53 Colgate Avenue Lands Generally Adjacent to the South Side of the Railway Tracks Between Brock Avenue and Queen Street West 7 - 77 Florence Street and 478 - 492 Dufferin Street 138, 150 and 152 St. Helens Avenue; 9 Dora Avenue and 6, 7, 8 and 9 Dublin Street Lands Within the Miller Street and Lindler Street Area Both Sides of Mulock Street south of Lloyd Avenue, and East Side of Keele Street between Junction Road and North of Hirons Street Lands Located East of Sorauren Avenue, South of Dundas St. W. and 30 Morrow Avenue
a) Employment, place of worship and residential uses are permitted within single use or mixed use buildings provided that:
i) if the property is designated Employment Areas, any building containing residential units will provide for a satisfactory living environment compatible with any employment uses in the building and adjacent area;
ii) if the property is designated Neighbourhoods, the employment uses are restricted to those compatible with residential uses in terms of emissions, odour, noise and generation of traffic
iii) the height, density and massing of new development respects and reinforces the existing and planned physical character of the adjacent area; and
iv) residential uses are located a minimum of 30 metres from the nearest rail corridor.
b) Despite a) above, hotels are not permitted.
c) Despite a) above, restaurants, retail and service uses are not permitted, except at 57-83 Brock Street and 1258-1266 Queen Street West where the uses are permitted when they are small in scale.
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and Designations for Employment
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and Designations for Employment
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and Designations for Employment
ATTACHMENT 6(b) Preliminary Assessment for Consultation
"Dundas-Carlaw" Site and Area Specific Policy
Certain Lands Within the Blocks Bounded by Queen Street East, Boston Avenue, Logan Street and the CN Railway Tracks
a) Residential and live/work uses are permitted when located within mixed use buildings that include Core Employment Area uses, provided that:
i) any building containing residential and/or live/work units will provide for a satisfactory living environment compatible with any employment uses in the building and adjacent area; ii) new Core Employment Area uses are restricted to those compatible with residential uses in terms of emissions, odour, noise and generation of traffic; iii) the height, density and massing of new development respects and reinforces the existing and planned physical character of the adjacent area; iv) residential and live/work uses are located a minimum of 30 metres from the nearest rail corridor; and v) non-residential gross floor area existing on [approval date] or developed subsequently is replaced with any new development.
b) Despite a) above, retail, service and restaurant uses to serve residents and/or businesses are permitted when they are small in scale and located on Carlaw Avenue and/or Dundas Street East.
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and Designations for Employment
ATTACHMENT 6(c)
Preliminary Assessment for Consultation "Caledonia-St. Clair" Site and Area Specific Policy
Lands Located on the West Side of Caledonia Road Between St. Clair Avenue West and Lambert Avenue
a) Core Employment Area uses are restricted to those compatible with residential uses in terms of emissions, odour, noise and generation of traffic.
b) Once the concrete batching use ceases to operate on the lands known municipally as 32 and 36 Caledonia Road and 1536 St. Clair Avenue West, residential uses are permitted on lands shown as Site and Area Specific Policy No. 313 within single use or mixed use buildings, provided that:
i) any building containing residential units will provide for a satisfactory living environment compatible with any employment uses in the building and adjacent area;
ii) the height, density and massing of new development respects and reinforces the existing and planned physical character of the adjacent area, including lands to the north, east and south that are designated as Neighbourhoods and Mixed Use Areas;
iii) residential uses are located at a satisfactory distance from the rail corridor; and
iv) non-residential gross floor area existing on [approval date] or developed subsequently is replaced with any new development, preferably adjacent to the rail corridor as a land use buffer.
c) Cultural and recreational facilities are permitted.
d) Retail, service and restaurant uses to serve residents and/or businesses are permitted when they are small in scale and located on Caledonia Road.
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and Designations for Employment
ATTACHMENT 7
Draft Public Consultation Program Regarding Employment Policies
The City Planning Division will manage the design and execution of a public consultation program with the assistance of retained consultant(s). The consultation program will include, but not be limited to, the following components:
1. Four traditional Open House Meetings
hosted in all Community Council districts
will integrate internet and social media tools
explore potential to live web-cast or broadcast on television
strategy to consult with residents and businesses of the Neighbourhood Improvement Areas (NIAs)
2. Internet and Social Media Engagement
employment specific webpage on toronto.ca/opreview (regularly updated)
Facebook, Twitter, YouTube, Linkedin
emerging online public engagement (online surveys)
other internet based engagement tools
3. Stakeholder interviews / roundtables
BILD (Building, Industry and Land Development)
Toronto Industry Network (TIN)
Toronto Board of Trade
Toronto and York Labour Council
Toronto Association of Business Improvement Areas (TABIA)
South Etobicoke Industrial Employers Association (S.E.I.E.A)
Leaside Business Park Association
Toronto West Community Awareness and Emergency Response (CAER) Committee
Toronto East Community Awareness and Emergency Response (CAER) Committee
NAIOP (National Association of Industrial Office Properties)
SIOR (Society of Industrial Office Properties)
CME (Canadian Manufacturers Association
owners of large industrial/commercial portfolios
Faith Groups
4. Expert panel discussion
prominent land use economists
open to members of the public
hosted by suitable facilitator
Staff report for action on Planning for a Strong and Diverse Economy: Official Plan /Municipal Comprehensive Reviews Draft - Policies and Designations for Employment
5. Interdivisional (internal) consultation
Economic Development, Tourism and Culture Division
Social Development, Finance and Administration
6. Other orders of government
Ministry of Municipal Affairs and Housing
Ministry of Environment
Neighbouring Municipalities
7. Potential to showcase issues on City Insider (new City / Rogers TV program)
program premiered on October 16, 2012
on-camera interviews with key staff, Torontonians, and employers