TABLE OF CONTENTS
REPORTS OF THE STANDING COMMITTEES
AND OTHER COMMITTEES
As Considered by
The Council of the City of Toronto
on July 27, 28, 29 and 30, 1999
SCARBOROUGH COMMUNITY COUNCIL
REPORT No. 9
1 Further Opportunities in Knob Hill and Cliffcrest City-Initiated Official Plan Amendment Former Scarborough Transportation Corridor Lands Study Phase 3 West - St. Clair Avenue to Brimley Road (W96052) Wards 13 and 15 - Scarborough Bluffs & Scarborough City Centre
City of Toronto
REPORT No. 9
OF THE SCARBOROUGH COMMUNITY COUNCIL
(from its meeting on June 22 and 23, 1999,
submitted by Councillor Bas Balkissoon, Chair)
As Considered by
The Council of the City of Toronto
on July 27, 28, 29 and 30, 1999
1
Further Opportunities in Knob Hill and Cliffcrest
City-Initiated Official Plan Amendment
Former Scarborough Transportation Corridor Lands Study
Phase 3 West - St. Clair Avenue to Brimley Road (W96052)
Wards 13 and 15 - Scarborough Bluffs & Scarborough City Centre
(City Council on July 27, 28, 29 and 30, 1999, deferred consideration of this Clause, as recommended in the report dated July 2, 1999, from the Chief Administrative Officer and Acting Commissioner of Corporate Services, until such time as staff have had an opportunity to review this matter, in context with the Corporate issues identified, and report thereon to Council, through the Scarborough Community Council and the Planning and Transportation Committee.
Council also adopted the following recommendations:
"It is recommended that:
(1) the Chief Administrative Officer be requested to consider the appropriate Official Plan designation for these lands, including the possibility of retaining the current special status designation while discussions about City issues are being conducted; and,
(2) during the deferral period, a meeting be held with the Ward Councillors, Planning staff and a representative of Monarch Construction, to determine whether there is an opportunity to develop the parcel of land owned by Monarch Construction and the parcel of land owned by the City of Toronto in concert with each other.")
(City Council on July 6, 7 and 8, 1999, deferred consideration of this Clause to the next regular meeting of Council to be held on July 27, 28 and 29, 1999.)
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(Clause No. 22 of Report No. 8 of the Scarborough Community Council)
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The Scarborough Community Council, after considering the deputations and based on the finding of fact, conclusions and recommendations contained in the following report, dated June 8, 1999, from the Director of Community Planning, East District, recommends:
(1) that the recommendations contained in the following report be struck out;
(2) that the lands owned by the City of Toronto (Figure 2) be designated as "Parkland";
(3) that the existing Industrial designation on the privately-owned lands be reconfirmed on the basis of the expressed opposition by Metropolitan Life to any Official Plan redesignation for the site at 260 Brimley Road;
(4) that the Cliffcrest Community Secondary Plan be amended by deleting the proposed connection between Andrew Avenue and Brimley Road;
(5) that the Director, Parks and Recreation Division, East District, be requested to conduct a Community Information Meeting respecting the City-owned lands at the north-west and north-east corners of Midland Avenue and St. Clair Avenue to discuss park uses on these lands.
The Scarborough Community Council reports having held a statutory public meeting on June 23, 1999, in accordance with Section 17 and Section 34 of the Planning Act, and that appropriate notice of this meeting was given in accordance with the Planning Act and the regulations thereunder.
The Scarborough Community Council submits the following report (June 8, 1999) from the Director of Community Planning, East District:
Purpose:
This report outlines the public consultation process undertaken since the Public Meeting deferral on February 17, 1999, and presents revised recommendations to amend the Official Plan for the lands in the study area indicated on Figure 1.
The Official Plan Amendment (OPA) now recommended would affect lands owned by the City of Toronto and Monarch Construction, as illustrated on Figure 2. The proposed development opportunities represented by the land use changes recommended in this report would support the City's emerging housing policies.
Financial Implications:
None at this time.
Recommendations:
It is recommended that City Council:
(A) Official Plan
(1) amend the Birchmount Park Employment District Secondary Plan by:
(a) replacing the Special Study Area designation on the north side of St Clair Avenue with a Medium Density Residential designation; and
(b) transferring the lands bounded by St Clair Avenue, Midland Avenue and the railway to the Cliffcrest Community Secondary Plan;
(2) amend the Knob Hill Employment District Secondary Plan by:
(a) replacing the Special Study Area designation with Low and Medium Density Residential use designations;
(b) deleting the western and southern portions of the Industrial Area Uses designation south of the railway and introducing Low and Medium Density Residential use designations; and
(c) transferring all of these redesignated lands south of the railway to the Cliffcrest Community Secondary Plan;
(3) amend the Cliffcrest Community Secondary Plan by:
(a) adding the lands referenced in Clauses A.1 and A.2 above;
(b) deleting the proposed connection between Andrew Avenue and Brimley Road;
(c) introducing a Medium Density Residential designation on the east side of Midland Avenue to the north of the Highway Commercial designation;
(d) replacing the Industrial Area Uses designation around Vivian and Jeanette Streets with a Low Density Residential designation;
(e) designating a bicycle/pedestrian path throughout the length of the study area from St. Clair Avenue East to Brimley Road; and
(f) introducing new Numbered Policy 9 as follows:
9. West of Brimley Road, South of the Railway
1. When considering development applications, Council shall encourage consolidation of properties to achieve a comprehensive development which allows for an appropriate road pattern and overall stormwater management, while remaining compatible with the existing single family homes in the area and the businesses along St Clair Avenue. Council shall consider proposals for phased development, to permit portions of the lands to be developed over time.
2. The road network to serve new development shall provide a grid system based on connections to Brimley Road, St. Clair Avenue and Midland Avenue, while minimizing the impact of new traffic on the existing residential streets in the area. Council may consider reduced rights-of-way, provided that the safe and orderly movement of vehicles, bicycles and pedestrians is secured, and that public utilities and services can be accommodated.
3. Proponents of development shall submit technical studies addressing transportation impacts, stormwater management, environmental impacts, tree preservation and provision of piped services. Consideration shall be given to designing managed wetlands to retain and purify stormwater run-off from developed areas while preserving existing wetland habitat.
4. Residential development on lands abutting the railway shall be designed to minimize the impact of noise and vibration, and shall be set back from the railway in accordance with the requirements of the railway company.
5. The boundary between medium and low density residential development shall be determined in conjunction with detailed development applications.
(B) Other Matters:
authorize such unsubstantive technical, stylistic or format changes to the Official Plan as may be required to give effect to this resolution.
Background:
On February 17, 1999, Community Council had before it a report dated February 1, 1999 entitled "Further Opportunities in Knob Hill and Cliffcrest", to be considered during a Public Meeting under the Planning Act. Community Council granted a request to reschedule the Public Meeting, so that further consultation could occur prior to further consideration of the City-initiated application on June 23. Several meetings have been held in the community and the residents' opinion obtained. This report outlines that opinion and discusses the issues.
Discussion:
Community Meetings in 1999
As noted in the February 1 report, on January 28, a general meeting for the community contacted by mail to the notification area was held at John A. Leslie school on Midland Avenue. In addition to the Ward Councillors and city staff about 70 members of the public were in attendance. Six residents indicated their interest in serving on a Working Group to discuss the issues.
On March 4 and April 1, meetings of the Working Group were held with staff in attendance to discuss land use and park planning issues.
On May 6 another general meeting was held, with notice being provided through the Ward Councillors' offices: about 50 residents attended.
The Working Group recommendations, endorsed by the audience at the general meeting, are illustrated on Figure 3. The basic intent is to retain the industrial designations on the privately owned lands in the study area, while redesignating the City-owned lands for park uses together with a cycling and pedestrian trail from Brimley Road to Midland Avenue. This land is intended toremain in public ownership. If applications are received for a change of use on the private lands, these are to be dealt with in the usual way.
Industrial Uses in Knob Hill Employment District
The former Canada Lands Company (CLC) property, now owned by Monarch Construction, is designated and zoned for industrial uses. The lands are vacant and most of the property has not been developed, except for some short-lived rail sidings many years ago. The strip lying north of the Metropolitan Life (MetLife) site was occupied by more active spur lines serving the former Livingston terminal building at one time, but these have recently been removed.
The MetLife site contains two warehouse, the smaller westerly one occupied by Warner Lambert and the larger easterly one mainly occupied by Nike as a distribution centre for its sporting goods and apparel as well as a call centre. A small portion of the easterly building is occupied by a company called Dart Logistics. Economic Development and Planning staff have met with Nike management to discuss their long-term plans for the building. Both Nike and staff of Economic Development have expressed strong opposition to an Official Plan Amendment (OPA) being applied to this property. The owner had previously (June 1998) supported residential uses on the property, but has recently expressed opposition to any redesignation. Copies of the letters are attached.
The Knob Hill district is included in the Industrial/Employment Land Needs Study being conducted as input to the new City of Toronto Official Plan. The study is nearing completion, but will not be dealing with specific sites or estimates of the land bank required for future development of employment-generating uses.
Policy planning staff in the East District recognize that this area is undergoing change, and that its original locational supports of the railway and the planned Scarborough Expressway no longer play a role in its viability. Even Nike does not use the railway for deliveries at this location, preferring to truck its bulk deliveries from marshalling yards west of Toronto. However, staff are prepared to support the retention for the time being of the existing industrial designation on the MetLife site and the narrow strip of former rail land abutting it to the north. New development in the area will have to be designed to function as a stand-alone phase, with adequate interim buffering from the industrial uses.
Parkland Issues
Parks planning staff have advised that this community is not deficient in local parkland under the current Official Plan policies. However, from a functional stand-point, they have investigated the potential of the City property to provide for active sports fields and recreational space, and have provided cost estimates.
The triangle west of Midland Avenue could contain a mini soccer or baseball pitch and parking for about 30 cars, although its shape and isolation make it a difficult site for park uses. More sports facilities, playgrounds and a water park, as well as washrooms, could be installed on the balance of the City-owned lands.
Development costs for these facilities would be approximately as follows:
Full size baseball diamond or two mini size $200,000
Full size soccer pitch or two mini size $75,000
Lighting for one of the above $200,000
Parking space including driveways etc $1,200 each
Playgrounds with swingset, climbing frame etc $75,000
Waterpark $125,000 minimum
Washrooms $80,000
Trees $300 each
Asphalt Pathways, etc. $35 per square metre
The City's parkland policies provide for about 1.2 hectares (3 acres) of parkland for every 300 dwelling units, or cash-in-lieu of land based on the land value at the time building permits are issued.
A new policy provides for such cash-in-lieu to be placed in a fund, with half being devoted to the acquisition of land for parks, and half allocated to park facilities and development. Of each portion so allocated, one half is to be retained for expenditure in the District which generated the funds, with the balance being spent on City-wide deficiencies. If the City were to retain its land in this area for park uses, then cash-in-lieu could be collected from development and used to develop active play space.
The policies also provide for the retention of existing natural features within park designs.
Housing Issues
The areas of the various parcels are as follows:
Monarch lands 17.2 acres
City Triangle 4.4 acres
City lands east of Midland 27.5 acres
A rough estimate of the possible yield of new housing units has been made on the basis of the proposed mix of low and medium density uses. After making allowances for roads, parks and other dedications, low density would yield about 8 units per acre overall, while medium density would yield about 15 units per acre. Using these rates, the triangle could produce about 65 units, the Monarch lands about 200 units, and the other City lands about 220 units for a total of 485 maximum.
The Housing First Policy for City-owned property has been considered by the Corporate Services and Budget Committees and goes to the full Council on June 9, 10 and 11. The proposed policy would make suitable surplus City-owned property available for affordable housing purposes, to implement Recommendation 76 of the Report of the Mayor's Homelessness Action Task Force. A process is identified for assessing the housing potential of surplus City lands before other uses and/or sale are considered. Affordable housing would be provided by community groups and/or the private sector. It is known that the subject lands are of considerable interest to the Housing, Shelter and Support Division of Community and Neighbourhood Services.
Property Tax Issues
Productive industrial uses on these lands would generate substantial tax revenues for the City and require little in the way of municipal services in return. Parkland would generate no revenue, and would require some capital and operating investment to be functional as active recreational space. Residential uses would involve both tax revenue and municipal servicing: normally the servicing costs outweigh the revenue for low density housing.
However, despite the industrial use permissions, no development has been forthcoming here.
Conclusions:
Staff continue to support the introduction of residential uses as proposed in the February 1 report, but recognise that redesignation of the Metropolitan Life Insurance Company property may be premature at this time. In view of the concerns expressed by Economic Development staff, by the owner, and by the major tenant in the MetLife property, it would be wise to defer any redesignation of this industrial use until more is known of the future plans of Nike.
Staff now propose the introduction of residential uses on the balance of the lands west of Brimley Road, as indicated on Figure 4. Opportunities for a linear park and trail along the lands should be protected, together with the identified wetland and woodlot areas. Residential development will entail the dedication of parkland as well as more open space for storm water detention and management.
The proposed development guideline policies provide for the sensitive treatment of existing homes as well as the submission of various technical studies to support more detailed development proposals. Further public input will be essential in taking the study to its conclusion in terms ofzoning by-law amendments and plans of subdivision submitted in conjunction with concrete development proposals. The Working Group could continue to function in this regard.
Through the draft amendment, a range of land uses is proposed which meets the objectives of the City in several ways: retention of some green space and protection of the environment; proposals for a bicycle and pedestrian trail connection between two GO Transit stations; opportunities for a return on the City's investment in land which may be released for sale and development; provision of infill housing in a location well served by public transit and other infrastructure; and potential revitalization of this area of the City.
Contact Name:
Carolyn Johnson, MCIP, RPP
Program Co-ordinator,
Transportation Division
Telephone: (416)-396-5376
Fax: (416)-396-4265
E-mail: cjohnson@city.scarborough.on.ca
The Scarborough Community Council submits, for the information of Council, the following report (February 17, 1999) from the Director of Business Development and Retention:
1. Introduction
Land in employment districts throughout the City of Toronto is being redesignated from industrial uses to residential uses at an alarming rate. As land is removed from the employment uses inventory, so are job opportunities and industrial/commercial assessment for the city.
The City of Toronto Economic Development Division does not support the proposal by the Urban Planning and Development Services Department, City Planning Division to redesignate the land on the west side of Brimley Road, south of the C.N.R. tracks in the former Scarborough Transportation Corridor from Industrial Uses to Residential Uses.
In support of the current Official Plan designation of Industrial Uses of the land on the west side of Brimley Road, south of the C.N.R. tracks in the former Scarborough Transportation Corridor, this report will discuss the viability of the Knob Hill Employment District (which the land in question is located in), industrial investment activity in the Scarborough community, the cost of residential development to the city and the need to protect Toronto's land designated for employment uses.
2. The Knob Hill Employment District, a Viable Employment District
The Knob Hill Employment District remains a viable employment district providing employment opportunities and industrial assessment for the City of Toronto.
In 1996, Nike Canada Inc. leased a large portion of the former Livingstone Warehouse facility at 260 Brimley Road and located their Canadian warehouse/distribution centre on this site. During 1996, extensive exterior improvements were completed and in 1997 interior alterations were needed to accommodate a new customer service centre. Nike Canada currently employs 265 and occupies approximately 400,000 square feet at 260 Brimley. The Nike Canada building is in excellent condition and with more than 500,000 square feet is one of a few very large industrial buildings that exist in the City of Toronto.
Recently, Gran Packaging, a division of Atlantic Packaging began operations on the former Liquid Carbonic site at 255 Brimley Road on the western portion of the site. Gran Packaging manufactures plastic bags at this location and have been expanding their manufacturing operations to meet the growing demand for their product. Gran have committed a substantial capital investment in interior alterations and machinery to create what they describe as a "state-of-the-art" bag manufacturing facility. Gran Packaging occupies 160,000 square feet and currently employs 55 which will be increase to 80 later this year.
While the Gran Packaging site is not in the subject area, it is across the street from it setting up potential conflicts between residents and industry if the west side of Brimley Road is redesignated to allow residential uses.
Long time business residents in the area include Babbco Office Services Limited, Art Mould Plastics Ltd., Pedsco (Canada) Ltd., Hi-Vac Electronics Corp. and O'Hara Technologies Inc. All of these companies have been located in this vicinity for over 20 years. Employment in the Knob Hill Employment District currently stands at approximately 1,000.
3 Industrial Investment Activity in the Scarborough Community
3.1 Demand for Industrial Land Remains Strong in the Scarborough Community
Demand for vacant land in the Scarborough community remained strong in 1998. Early indications are that 1999 will be another strong year. Examples of industrial investment activity on vacant land in the Scarborough community include:
Viva Magnetics (Canada) Limited, 1663 Neilson Road (located on the southern boundary of Morningside Heights).
Total capital investment of $30 million dollars. The 133,000 square foot manufacturing facility will house between 50-70 employees when completed in 1999.
Multiple Industrial Units, Sorbara Group, Markham Road south of Finch Avenue East
The first speculative multiple industrial units to be built in a number of years in Toronto East. The 43,000 square foot facility was completed in the fall of 1998 and has had great success in attracting tenants.
Multiple Industrial Units, Lebovic Enterprises, 719 Finch Avenue East and Tapscott Road North-east corner
The 85,000 square foot speculative multiple industrial unit development currently under construction already has one tenant, Protogon Display, that will occupy 50,000 square feet. The project will be completed in July, 1999. Protogon is relocating from 605 Middlefield Road.
Rex Pak Food Packaging Ltd., Thornmount Drive (Sheppard Avenue East and Morningside Avenue)
The new 90,000 square foot building is in the planning stages. It is expected to be completed in the early summer of 1999. Rex Pak will be relocating from their facility at 1399 Kennedy Road.
3.2 1998 Industrial Investment Activity Hits Highest Level in 1990's
The 1998 value of industrial building permits in the Scarborough community was the highest level achieved in the 1990's. At $46.8 million it more than doubled the 1997 figure. Through their investment activity, these companies have shown that the Scarborough community is a desirable location for their business. Highlights of the industrial investment activity in 1998 included:
Lily Cups Limited, 2121 Markham Road
140,000 square foot addition to existing manufacturing facility
Audio Products International, 3641 McNicoll Avenue
52,000 square foot addition to their 102,000 square foot facility
IDMD, 45 Progress Avenue
106,000 square foot addition to existing facility
Atlantic Packaging Product Ltd., 350 Midwest Road
46,000 square foot addition to existing facility
4. Protection Required to Retain Stability in the Knob Hill Employment District
Redesignating the lands west of Brimley Road from industrial area uses to residential uses would put pressure on the owner of 260 Brimley to consider demolishing the building and look at residential uses for the site. A large residential community located on the west side of Brimley may conflict with the industrial operation at 255 Brimley Road (Gran Packaging).
Unfortunately, the negative externalities of industrial operations, such as noise, light and hours of operation, extend beyond the boundaries of their property. By locating in employment districts, the industrial users are able to minimize their impact on the residential communities. When residential uses are introduced in employment districts, the two uses are usually in conflict and the rationale for maintaining an employment district is defeated.
By redesignating 260 Brimley Road, the landlord is in the position to reconsider leasing the site for industrial uses and to redevelop the site for residential uses. The property tax revenue loss as well as job losses have to be considered prior to initiating a redesignation on this site as well as the neighbouring lands for residential uses.
5. The Cost of Residential Development to the City of Toronto
With the current City of Toronto tax rate for industrial over eight times greater than the residential tax rate, the benefits of industrial development to the city in terms of property tax generation are enormous. Industrial property taxes support soft services such as recreational programs and library services enjoyed by the residents of Toronto. Although these programs and services are financially supported by the industrial community, they are rarely used by them.
6. Jobs and Assessment Threatened in the 1990's
In the 1990's, the Scarborough area has seen many sites located in employment districts redesignated to non employment uses; three notable examples are:
- Most of the land in the Morningside Heights area in the Tapscott Employment District being redesignated for residential uses.
Area: to be determined after OMB provides its written decision
- Most of the land in the Centennial Industrial District being redesignated for residential uses.
Area: approximately 110 acres
- The former Honeywell site at Birchmount & Ellesmere which is now a Tridel residential development.
Area: approximately 36 acres
- The CN land west of McCowan Road in the Knob Hill Employment District now a residential development.
Area: approximately 27 acres
With the loss of most of the greenfield industrial designated land in Morningside Heights to residential uses, it is imperative the City of Toronto retain viable employment generating sites, such as the west side of Brimley Road in the Knob Hill Employment district, for employment uses.
If the City of Toronto is to promote itself as a great place for business to locate, then we must have sites for these businesses to locate on. Redesignating land from employment to residential uses serves to drive away business diminishing employment and industrial assessment.
7. Conclusion
The City of Toronto's land designated for employment uses is slowly being consumed by residential encroachment. To fully understand the scope of Toronto's employment lands and the impact the loss of employment lands to residential uses has on the City of Toronto, a comprehensive industrial land use study for the City of Toronto should be completed before the redesignation of the land on the west side of Brimley Road, south of the C.N.R. tracks be considered.
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The Scarborough Community Council submits, for the information of Council, the following communication (January 20, 1999) from Harvey Kalles, Eastcote Construction Company Limited:
We have owned this land for the past forty-one years and paying taxes on same. The lands have the strangest zoning designation. We own five 50 feet x 120 feet lots on a registered plan on an unopened road allowance on Olga Street, Lots 28, 29, 30, 31 and 32, Registered Plan 1664.
We are 100 per cent in favour of having the lands zoned for residential and would be happy to have land developed immediately.
The Scarborough Community Council submits, for the information of Council, the following communication (May 6, 1999) from Thomas Prostang, Facilities Manager, NIKE Canada, addressed to Ms. Carolyn Johnson, Program Co-ordinator, Transportation Division:
Further to your visit to our company in February, please be advised that NIKE Canada requests that the industrial property at 260 Brimley Road not be included in the proposed redesignation of the area to residential uses. NIKE Canada has made a commitment to this property in the form of a long-term lease and we have also made a substantial capital expenditure in new facilities and equipment. NIKE Canada believes that redesignating the property would reduce the long-term viability of this property for our purposes. The City's co-operation in this matter is appreciated.
The Scarborough Community Council submits, for the information of Council, the following communication (May 17, 1999) from Adriano A. Luciani, Senior Property Manager, Dundee Realty Management Corporation, to Mr. Tom Prostang, Facilities Manager, Nike Canada Ltd.:
To follow-up on my earlier telephone conversation with you on the above referenced matter, Jim Eplett of MetLife has indicated to Dundee that the Landlord is vehemently opposed to any Official Plan redesignation of the site at 260 Brimley Road. The Landlord would like to maintain the present Industrial classification on the site.
The Scarborough Community Council submits, for the information of Council, the following communication (May 6, 1999) from Warren Poole, Economic Development Officer, Economic Development, Culture and Tourism:
I believe that by now you will have received a letter from Thomas Prostang, Facilities Manager for NIKE Canada. In his letter, Mr. Prostang requests that the property they lease at 260 Brimley Road not be included in the above-noted City-initiated redesignation.
The Economic Development Department supports NIKE Canada's request. In addition, in order to prevent the NIKE property at 260 Brimley Road from becoming an isolated island of industrial uses, we request that the Planning Department review the proposed redesignation of the abutting property to the south of 260 Brimley Road. Retaining that area for industrial or other employment-generating uses would lessen the impact of the residential uses on the NIKE property. I would be pleased to meet with you to discuss where an appropriate location for the designation boundaries.
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The following persons appeared before the Community Council in connection with the foregoing matter:
- Mr. Harvey Barron, representing the community Working Group, who reported the Working Group's conclusion that the publicly-owned lands west of Brimley Road be designated as Parkland, and the privately-owned lands remain designated as Industrial;
- Mr. Ed Green, President of Cliffcrest Community Association, who indicated his strong support for the Working Group's position;
- Mr. Mark Tutton, Monarch Construction, expressed opposition to the Industrial designation for the lands north of the City-owned property, while voicing no objection to the proposed Parkland designation on the City-owned lands.
Insert Table/Map No. 1
LAND OWNERSHIP
(City Council on July 6, 7 and 8, 1999, had before it, during consideration of the foregoing Clause, the following report (July 2, 1999) from the Chief Administrative Officer and Acting Commissioner of Corporate Services:
Purpose:
To advise Council of a corporate issue and to request that consideration of Clause 22 of Scarborough Community Council Report No. 8, as amended, be deferred until such time as a comprehensive report can be submitted.
Financial Implications:
Should the Scarborough Community Council's recommendations be approved, the City will forego significant revenue.
Recommendations:
It is recommended that Council defer consideration of Clause 22 of Scarborough Community Council Report No. 8, as amended, on the matter of the Former Scarborough Transportation Corridor Lands Study, Phrase 3 West - St. Clair Avenue to Brimley Road until staff have had an opportunity to review this matter in context with the corporate issues identified and to report back thereon.
Background:
On June 23, 1999, the Scarborough Community Council gave consideration to a report from the Director of Community Planning, East District recommending an Official Plan Amendment (OPA) for a section of the former Scarborough Transportation Corridor lands from west of Midland Avenue to Brimley Avenue (see sketch attached as Appendix "A") which would effectively rezone the lands to low and medium density residential in keeping with the fabric of the surrounding community. The Scarborough Community Council unanimously voted that the Planning report recommendations be struck and that the lands owned by the City be designated as "Parkland".
Comments:
The Scarborough Community Council's action involves several corporate issues.
(1) Housing staff are of the position that these lands particularly those between Midland and Brimley should be designated residential. This would provide an opportunity to leverage affordable housing as part of the sale of the property in accordance with the Council approved "Housing First Policy". The City would receive revenue while achieving the objectives of the "Housing First Policy";
(2) The allocation of the lands for parks purposes effectively foregoes significant revenue that could be achieved through the sale of a corporate asset;
(3) Planning staff as evidenced by their report are of the position the lands should be utilized for housing purposes; and
(4) Parks staff had advised, as set out in the report, that this community is not deficient in local parkland.
Conclusion:
As corporate issues are involved, Council should defer consideration of the recommendations of the Scarborough Community Council on this matter until staff have had an opportunity to review this matter in context with the corporate issues identified and to report back thereon.
Contact Name:
Carla Inglis
Facilites and Real Estate
Tel.: 392-7212
Fax: 392-1880
email: cinglis@toronto.ca
Insert Table/Map No. 1
Appendix "A"
Respectfully submitted,
BAS BALKISSOON
Chair
Toronto, June 22 and 23, 1999
(Report No. 9 of The Scarborough Community Council, consisting of one Clause only, was deferred by City Council on July 27, 28, 29 and 30, 1999.)