1 Alteration of Kennedy Road North of Wickware Gate Ward 15 - Scarborough City Centre

2 Petition Requesting Parking Prohibitions on Donside Drive Ward 13 - Scarborough Bluffs

3 Stop Signs in the New Residential Subdivision in the Area of St. Clair Avenue and Warden Avenue Ward 13 - Scarborough Bluffs

4 Stop Control on Esquire Circle at Esquire Road and Nobert Road at Esquire Road Ward 14 - Scarborough Wexford

5 Stop Control on Highwood Avenue at Frey Crescent Ward 14 - Scarborough Wexford

6 No Stopping Anytime Prohibition on Galloway Road Ward 16 - Scarborough Highland

7 Stop Control on Payne Avenue at Zaph Avenue Ward 16 - Scarborough Highland Creek

8 Stop Control on Rylander Boulevard at Tideswell Boulevard Ward 18 - Scarborough Malvern

9 Sign Variance Request for BiWay at 2975A Kingston Road Ward 13 - Scarborough Bluffs

10 Request for Fence By-law Exemption John and Dianne Pettigrew 84 Invermarge Drive Ward 16 - Scarborough Highland Creek

11 Designation of Site Plan Control Areas Former Ontario Hydro Lands (Graywood Investments Ltd. and First Alliance Church) Both Sides of Sheppard and Finch Avenues L'Amoreaux and Sullivan Communities Wards 14 and 17 - Scarborough Wexford and Scarborough Agincourt

12 Part Lot Control Exemption Application SC-L19990005 Scarborough Bluffs Developments Limited 6150 Lawrence Avenue East, Centennial Community Ward 16 - Scarborough Highland Creek

13 Zoning By-law Amendment Application SC-Z19990024 To Remove a Holding (H) Symbol Scarborough Bluffs Developments Limited 6150 Lawrence Avenue East Centennial Community Ward 16 - Scarborough Highland Creek

14 Preliminary Evaluation Report Official Plan Amendment Application SC-P1999009 Zoning By-law Amendment Application SC-Z1999035 Draft Plan of Subdivision Application SC-T1999012 McAsphalt Industries Limited and Rouge River Business Park Limited 8800 Sheppard Avenue East Rouge Employment District Ward 18 - Scarborough Malvern

15 Sale of Surplus Scarborough Transportation Corridor Property at 230 Clonmore Drive Ward 13 - Scarborough Bluffs

16 Zoning By-law Amendment Application SC-Z1999009 Megael Limited, 757 Warden Avenue and 2-20 Malley Road Golden Mile Employment District Ward 13 - Scarborough Bluffs

17 City-Initiated Zoning By-law Amendments SW1998019 Resulting from Interim Control By-law No. 817-1998 Various Church Sites in the Birchcliff and Clairlea Communities Ward 13 - Scarborough Bluffs

18 Zoning By-law Amendment Application SC-Z19990010 1090011 Ontario Limited North-west Corner of Comstock Road and Warden Avenue Golden Mile Employment District Ward 13 - Scarborough Bluffs

19 Zoning By-law Amendment Application SZ1998035 Shell Canada Limited, 1805 Victoria Park Avenue Wexford Community Ward 14 - Scarborough Wexford

20 Zoning By-law Amendment Application SC-1999023 Michael and Rosemary Naemsch, 136 Zaph Avenue Highland Creek Community Ward 16 - Scarborough Highland Creek

21 Acceptance of Services Wycliffe Highland Creek Limited 950 Brimorton Drive Ward 16 - Scarborough Highland Creek

22 Extension - Part Lot Control Exemption Application SC-L1998006, Meadowsweet Homes Inc. Warden Avenue and St. Clair Avenue Ward 13 - Scarborough Bluffs

23 Other Items Considered by the Community Council

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council reports having conducted a public hearing on September 14, 1999 under Sections 297 and 300 of the Municipal Act and that no persons appeared before the Community Council in this regard.

The Scarborough Community Council recommends the adoption of the following report (September 1, 1999) from the Director of Engineering Services, Districts 3 and 4:

Purpose:

To obtain authority to construct a raised Landscaped Median within the Kennedy Road right-of-way at Wickware Gate and to authorize the appropriate City Officials to take whatever action is necessary to implement the foregoing, including the introduction in Council of any Bills that might be required.

Funding Sources, Financial Implications and Impact Statement:

Funding for this road modification is equally shared by the Kennedy Road Business Association (KRBA) and the City of Toronto Economic Development, Culture & Tourism Department from approved capital budget.

Recommendations:

It is recommended that approval be given to proceed with the construction of the raised "Landscaped Median" on Kennedy Road at Wickware Gate at the request of the KRBA in order to enhance business opportunities along Kennedy Road, and to enhance the civic appearance of Kennedy Road.

Comments and/or Discussion and/or Justification:

The Kennedy Road Business Association has been working in conjunction with City Staff over a number of years to develop an environment that improves the appearance of Kennedy Road, while enhancing the business opportunities of its members. Their current project is the construction of a raised "Landscaped Median" at the southerly limits of their business area (Kennedy Road and Wickware Gate, see attachment A). This island complements those constructed at the northerly end of the business area (Highway 401) last year. Together they serve as a gateway treatment that identifies the KRBA area at its northerly and southerly limits.

The median as designed enhances the visual appearance of Kennedy Road while maintaining and improving optimal safe traffic flow. In the area of 1168 to 1186 and 1181 Kennedy Road the median will channel most left turn movements through the signalized intersection at Wickware Gate. Left turn movements at the northerly end of 1168 to 1186 Kennedy Road are not affected by this proposal. Representatives of the KRBA and the City have met with the respective property owners to advise them of the road modification. In undertaking this endeavour, the following work will be completed:

(a) removal of traffic island;

(b) construction of new traffic islands an medians with impressed concrete;

(c) construction of raised concrete planters;

(d) installation of electric power for decorative lighting;

(e) installation of water supply for irrigation;

(f) installation of drainage systems; and

(g) planting of trees.

Conclusions:

The report seeks approval from Council to construct a raised Landscaped Median within the Kennedy Road right-of-way at Wickware Gate. Funding for the project is shared equally between the Kennedy Road Business Association and the City of Toronto Economic Development, Culture and Tourism Department from approved capital budget.

Contact Name:

George Rozanski, P.Eng., Senior Project Engineer, Technical Services Division, Design and Construction, District 4; Telephone: (416) 396-7150; Fax: (416) 396-5681

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council recommends the adoption of the following report (August 25, 1999) from the Director of Transportation Services, District 4:

Purpose:

To investigate the need to prohibit parking on both sides Donside Drive, between Victoria Park Avenue and Pharmacy Avenue.

Funding Sources, Financial Implications and Impact Statement:

The $800.00 (approximate) funds associated with the installation of the parking prohibition signs are available in the Transportation Services 1999 budget, Account No. 100-TP0226.

Recommendations:

It is recommended that:

(1) the parking regulations identified in Appendix 1 of this report be adopted; and

(2) the appropriate by-law be amended accordingly

Council Reference/Background/History:

Transportation Services received a petition, signed by 18 of the 30 properties (60 percent) with direct frontage or side lots onto Donside Drive. The petitioners are requesting parking prohibitions on both sides of Donside Drive between Victoria Park Avenue and Pharmacy Avenue.

Comments and/or Discussion and/or Justification:

Donside Drive is a residential roadway located south of St. Clair Avenue, between Victoria Park Avenue and Pharmacy Avenue. In the petition, residents are requesting "No Parking Anytime" on both sides of Donside Drive from Pharmacy Avenue and Bexhill Avenue. On the remainder of the street, Bexhill Avenue to Victoria Park Avenue, residents are requesting that parking be prohibited between the hours of 2:00 a.m. and 6:00 a.m.

Conclusions:

A 2:00 a.m. to 6:00 a.m. parking prohibition on both sides of Donside Drive, Victoria Park Avenue to Bexhill Avenue and a No Parking Anytime prohibition on both sides of Donside Drive, Pharmacy Avenue to Bexhill Avenue is recommended. The advantage of these parking regulations are that the police do not have to be contacted to enforce the by-law, as is the case with the existing three hour maximum permitted parking limit.

Contact Name:

Bruce Clayton

Supervisor, Traffic Engineering, Works and Emergency Services

Telephone: 396-7844; Fax: 396-5681

E-mail: clayton@city.scarborough.on.ca

Column 1 Column 2 Column 3 Column 4

Highway Side From To Times or Days

Donside Both Bexhill Pharmacy Anytime

Drive Avenue Avenue

Donside Both Bexhill Victoria Park 2:00 a.m. to

Drive Avenue Avenue 6:00 a.m.

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council recommends the adoption of the following report (August 24, 1999) from the Director of Transportation Services, District 4:

Purpose:

To investigate the need for stop controls on the new residential streets intersecting Fairfax Crescent, Herron Avenue and Moreau Trail.

Funding Sources, Financial Implications and Impact Statement:

The $1,000.00 (approximate) funds associated with the installation of stop signs are available in the Transportation Services 1999 budget, Account No. 100-TP0226.

Recommendations:

It is recommended that:

(1) the stop signs identified in Appendix 1 of this report be rescinded;

(2) the stop signs identified in Appendix 2 of this report be adopted; and

(3) the appropriate by-laws be amended accordingly.

Council Reference/Background/History:

At the meeting of June 22, 1999, Scarborough Community Council approved left-turn prohibitions, in effect from 7:00 a.m. to 9:00 a.m., Monday to Friday, at the following intersections:

(a) Georgina Gate at Herron Avenue;

(b) Lioba Drive at Herron Avenue;

(c) Moreau Trail at Herron Avenue;

(d) Vianney Avenue at Herron Avenue; and

(e) Monastery Lane at Fairfax Crescent.

Transportation Services has since investigated the need for stop controls at these same locations and others within the same newly-developed residential area.

Comments and/or Discussion and/or Justification:

The subject intersections are located within two new residential developments which are situated to the south-west and north-west of the intersection of St. Clair Avenue and Warden Avenue. At present, some occupancy of the residential homes in this community has taken place, while other homes are still being constructed.

It is appropriate to supplement the aforementioned turn prohibitions with stop controls on the minor streets to clearly define the right-of-way at these intersections. For area uniformity, we are also recommending that stop signs be installed on the three streets intersecting Moreau Trail in the residential community south of St. Clair Avenue.

Conclusions:

The aforementioned stop signs are recommended to clearly define the rights-of-way for the general public.

Contact Name:

Bruce Clayton, Supervisor, Traffic Engineering, Works and Emergency Services

Telephone: 396-7844; Fax: 396-5681; E-mail: clayton@city.scarborough.on.ca

Column 1 Column 2

Intersection Stop Street

Nancy Avenue and Nancy Avenue

Herron Avenue

Appendix 2

"Compulsory Stops"

Regulations to be Enacted

Column 1 Column 2

Intersection Stop Street

Monastery Lane and Monastery Lane

Fairfax Crescent

"Through Streets"

Regulations to be Enacted

Column 1 Column 2

Highway From To

Herron Avenue South Limit of North Limit of

St. Clair Avenue Florens Avenue

Moreau Trail South Limit of East Limit of

St. Clair Avenue Herron Avenue

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council recommends the adoption of the following report (August 25, 1999) from the Director of Transportation Services, District 4:

Purpose:

To investigate the need for a stop control on Esquire Circle at Esquire Road, and Nobert Road at Esquire Road.

Funding Sources, Financial Implications and Impact Statement:

The $300.00 (approximate) funds associated with the installation of a stop sign are available in the Transportation Services 1999 budget, Account No. 100-TP0226.

Recommendations:

It is recommended that:

(1) the stop signs identified in Appendix 1 of this report be adopted; and

(2) the appropriate by-law be amended accordingly.

Council Reference/Background/History:

At the request of a motorist who regularly travels on Nobert Road, Transportation Services investigated the need for a stop sign on Esquire Circle at Esquire Road, and Nobert Road at Esquire Road.

Comments and/or Discussion and/or Justification:

Esquire Road is located on the east side of Victoria Park Avenue, south of Sheppard Avenue. At present, both of the "T" intersections of Esquire Circle at Esquire Road, and Nobert Road at Esquire Road, are uncontrolled. A review of the collision history for the past three years (January 1, 1996 to December 31, 1998) did not reveal any reported collisions at either intersection. However, a stop sign on Esquire Circle, and Nobert Road, at Esquire Road would clearly define the right-of-way at both intersections. Specifically, at the intersection of Esquire Circle and Esquire Road, a stop sign is required due to a sightline problem caused by vegetation near the intersection. It will be necessary to trim tree branches at both intersections, in advance of the stop sign, to improve the visibility of the proposed signs.

Conclusions:

As a result of our investigations, a stop control is recommended southbound on Esquire Circle at Esquire Road, and northbound on Nobert Road at Esquire Road.

Contact Name:

Bruce Clayton, Supervisor, Traffic Engineering, Works and Emergency Services

Telephone: 396-7844; Fax: 396-5681; E-mail: clayton@city.scarborough.on.ca

Column 1 Column 2

Intersection Stop Street

Esquire Circle and Esquire Road Esquire Circle

Nobert Road and and Esquire Road Nobert Road

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council recommends the adoption of the following report (August 25, 1999) from the Director of Transportation Services, District 4:

Purpose:

To investigate the need for a stop control on Highwood Avenue at Frey Crescent.

Funding Sources, Financial Implications and Impact Statement:

The $150.00 (approximate) funds associated with the installation of a stop sign are available in the Transportation Services 1999 budget, Account No. 100-TP0226.

Recommendations:

It is recommended that:

(1) the stop sign identified in Appendix 1 of this report be adopted; and

(2) the appropriate by-law be amended accordingly.

Council Reference/Background/History:

At the request of Councillor Kelly, Transportation Services investigated the need for a stop sign on Highwood Avenue at Frey Crescent.

Comments and/or Discussion and/or Justification:

Highwood Avenue is located on the east side of Warden Avenue, south of Lawrence Avenue. At present, the "T" intersection of Highwood Avenue at Frey Crescent is uncontrolled. A review of the collision history for the past three years (January 1, 1996 to December 31, 1998) did not reveal any reported collisions at this intersection. However, a stop control eastbound on Highwood Avenue would clearly define the right-of-way. No tree trimming will be required to install this sign.

Conclusions:

As a result of our review of this location, a stop control is recommended on Highwood Avenue at Frey Crescent.

Contact Name:

Bruce Clayton

Supervisor, Traffic Engineering, Works and Emergency Services

Telephone: 396-7844

Fax: 396-5681

E-mail: clayton@city.scarborough.on.ca

Column 1 Column 2

Intersection Stop Street

Highwood Avenue and Highwood Avenue

Frey Crescent

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council recommends the adoption of the following report (August 24, 1999) from the Director of Transportation Services, District 4:

Purpose:

To investigate the need to prohibit vehicles from stopping on a portion of Galloway Road.

Funding Sources, Financial Implications and Impact Statement:

The $600.00 (approximate) funds associated with the installation of the stopping prohibition signs are available in the Transportation Services 1999 budget, Account No. 100-TP0226.

Recommendations:

It is recommended that:

(1) the stopping regulation identified in Appendix 1 of this report be adopted; and

(2) the appropriate by-law be amended accordingly.

Council Reference/Background/History:

Transportation Services received a request from an area resident who expressed concern with the parking that is taking place on the west side of Galloway Road, south of Kingston Road.

Comments and/or Discussion and/or Justification:

Parking is currently prohibited on the east side of Galloway Road from Kingston Road to a point 120 metres south of Kingston Road. On the west side of the street, parking is prohibited from Kingston Road to a point 30 metres south of Kingston Road. At the intersection of Galloway Road and Coronation Drive, corner parking prohibitions exist on the through street.

As a result of our initial investigations, staff requested police enforcement of the three hour limit to try to deter some of the on-street parking. Although this enforcement did deter some motorists from parking on the street, at a site meeting with Councillor Moeser we subsequently observed that parking continues to occur on Galloway Road. As a result of this meeting, it was suggested by Councillor Moeser that stopping be prohibited at all times in the area of the driveways on the west side of the street.

Conclusions:

Prohibiting stopping on the west side of Galloway Road from Kingston Road to 130 metres south of Kingston Road is justified because vehicles may block sightlines for motorists exiting from the driveways in the area. Some on-street parking would remain on Galloway Road, north of Coronation Drive, in an effort to minimize the potential of relocating this parking to another street.

Contact Name:

Bruce Clayton, Supervisor, Traffic Engineering, Works and Emergency Services

Telephone: 396-7844; Fax: 396-5681; E-mail: clayton@city.scarborough.on.ca

Column 1 Column 2 Column 3 Column 4

Highway Side From To Times or Days

Galloway West Kingston 130 Metres South Anytime

Road Road of Kingston Road

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council recommends the adoption of the following report (August 25, 1999) from the Director of Transportation Services, District 4:

Purpose:

To investigate the need for a stop control on Payne Avenue at Zaph Avenue.

Funding Sources, Financial Implications and Impact Statement:

The $150.00 (approximate) funds associated with the installation of a stop sign are available in the Transportation Services 1999 budget, Account No. 100-TP0226.

Recommendations:

It is recommended that:

(1) the stop sign identified in Appendix 1 of this report be adopted; and

(2) the appropriate by-law be amended accordingly.

Council Reference/Background/History:

At the request of Councillor Moeser and former Councillor Faubert, Transportation Services investigated the need for a stop sign on Payne Avenue at Zaph Avenue.

Comments and/or Discussion and/or Justification:

Zaph Avenue is located on the north side of Ellesmere Road, west of Meadowvale Road. At present, the "T" intersection of Payne Avenue at Zaph Avenue is uncontrolled. A review of the collision history for the past three years (January 1, 1996 to December 31, 1998) did not reveal any reported collisions at this intersection. However, a stop control eastbound on Payne Avenue would clearly define the right-of-way. No tree trimming will be required to install this sign.

Conclusions:

As a result of our review of this location, a stop control is recommended on Payne Avenue at Zaph Avenue.

Contact Name:

Bruce Clayton, Supervisor, Traffic Engineering, Works and Emergency Services

Telephone: 396-7844; Fax: 396-5681; E-mail: clayton@city.scarborough.on.ca

Column 1 Column 2

Intersection Stop Street

Payne Avenue and Zaph Avenue Payne Avenue

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council recommends the adoption of the following report (August 25, 1999) from the Director of Transportation Services, District 4:

Purpose:

To investigate the need for a stop control on Rylander Boulevard at Tideswell Boulevard.

Funding Sources, Financial Implications and Impact Statement:

The $150.00 (approximate) funds associated with the installation of a stop sign are available in the Transportation Services 1999 budget, Account No. 100-TP0226.

Recommendations:

It is recommended that:

(1) the stop sign identified in Appendix 1 of this report be adopted; and

(2) the appropriate by-law be amended accordingly.

Council Reference/Background/History:

At the request of the principal of St. Dominic Savio Catholic School, Transportation Services investigated traffic and parking conditions in the vicinity of the school.

Comments and/or Discussion and/or Justification:

St. Dominic Savio Catholic School is located on the west side of Tideswell Boulevard, immediately north of Rylander Boulevard. This school opened in January 1999. Following this opening, staff examined traffic and parking conditions in the vicinity of the school.

As a result of our investigations, we are recommending a stop sign on Rylander Boulevard at Tideswell Boulevard. Under the existing conditions at this intersection, many motorists treat this intersection as a curve, and the principal of the school is concerned about the speed of vehicles which have just entered Tideswell Boulevard from Rylander Boulevard. Furthermore the intersection is not a curve but a "T" intersection, with Tideswell Boulevard extending beyond Rylander Boulevard to the south, and providing access to commercial property. Therefore, this stop sign is required to clearly define the right-of-way. A review of the collision history for the past three years (January 1, 1996 to December 31, 1998) did not reveal any reported collisions at this intersection.

Conclusions:

As a result of our review of this location, a stop control is recommended on Rylander Boulevard at Tideswell Boulevard. It is our intention to monitor this location following the installation of this sign to determine the impact of the device and to determine if adjustments or additional controls are required.

Contact Name:

Bruce Clayton, Supervisor, Traffic Engineering, Works and Emergency Services

Telephone: 396-7844; Fax: 396-5681; E-mail: clayton@city.scarborough.on.ca

Column 1 Column 2

Intersection Stop Street

Rylander Boulevard and Rylander Boulevard

Tideswell Boulevard

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council recommends the adoption of the following report (August 24, 1999) from the Deputy Chief Building Official, East District:

Purpose:

To review and make recommendations respecting a sign variance request to allow a 7 foot 7 inch sign box where the existing uniformity for this portion of the plaza is a 4 foot 0 inch sign box.

Financial Implications and Impact Statement:

Nil.

Recommendations:

It is recommended that City Council not grant a variance to permit the larger box sign, which does not comply with the plaza uniformity.

Comments:

Cliffcrest Plaza, located at 2975 Kingston Road, has established sign uniformity criteria (see Map Appendix "A").

BiWay has requested a variance to allow a 7 foot 7 inch sign box where the existing sign uniformity of the adjacent stores are 4 feet 0 inch box signs (See Appendices "B", "C" and "D").

BiWay's reasoning for the larger sign is that the building is setback and the existing signs are not visible from the road. However, there is a substantial pylon sign adjacent to Kingston Road which, if utilized, would give BiWay their desired visibility.

In order to maintain the integrity of the uniformity requirements in the Sign By-law, it is recommended that a variance not be granted.

Contact name:

Jack Barron, Manager Sign Section

Tel. No.: (416) 396-7224; (416) 396-4266 Fax Number; email: barron_j@city.scarborough.on.ca

A copy of the appendices referred to in the aforementioned report was provided to all Members of the Scarborough Community Council and a copy thereof is on file in the Office of the City Clerk, Scarborough Civic Centre.

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council recommends the adoption of the following report (August 23, 1999) from the East District Manager, Municipal Licensing and Standards:

Purpose:

The applicants are seeking an exemption to permit existing privacy screens 2.67 metres (8 feet 9 inches) in height to remain as constructed in the rear yard.

Financial Implications and Impact Statement:

Nil.

Recommendations:

It is recommended that City Council approve the application to permit the existing privacy screens to remain as constructed at a height of 2.67 metres (8 feet 9 inches) in the rear yard.

Background/History:

Acting upon a complaint received, an inspection of the premises municipally known as 84 Invermarge Drive was conducted in June. Inspection revealed two trellis structures erected in the rear yard. One structure is erected along the rear fence line and was measured as having a width of 3.88 metres (12.75 feet) and a height of 2.67 metres (8 feet 9.5 inches). The second trellis was erected as a free-standing screen in the rear yard and was measured as having a width of 1.44 metres (4.75 feet) and a height of 2.62 metres (8 feet 8 inches).

As a result of the inspection, a notice of contravention under By-law 24945, as amended, was issued to the registered owners. Subsequent to the notice, a request for exemption from the height requirements established by the by-law was received.

The applicants indicate that the sole intent of the screens is to provide a degree of privacy for the female members of the household. Apparently, there is ongoing activity on a daily basis in one of the rooms in the house directly behind them, which has led to a feeling of being watched when the applicants are using the rear yard. The applicants have discussed the matter with their neighbours but have been unable to arrive at an amicable solution.

Comments:

As noted in the background/history section, two screens have been erected at the subject property. In conversations with the area inspector, it was determined that the free standing screen located in the middle of the rear yard is in compliance with the fence by-law. In this regard, Section 6 (b) of the By-law states:

"(b) When a fence is erected within an area on which a building could be lawfully located, such fence may be erected to a height not exceeding the lessor of three point one (3.1) metres or that permitted in the relevant zoning by-law for a wall of a building if erected at the fence locations."

The property is zoned under By-law 12077, as amended. This by-law permits accessory buildings to a height of 3.7 metres. As such, the screen located in the centre of the yard complies with the fence by-law.

When commenting upon fence exemption applications, the Division is concerned first and foremost with aspects of safety such as obscured sight lines. In the case of the screen erected by the applicants, there are no apparent safety issues. The appearance of the screen is not regulated by the by-law although the screen appears to be constructed to a standard which exceeds the standard normally found in a residential zone. It is acknowledged that the height of the screen would have some visual impact on the neighbours to the rear; however, it is noted that a cedar hedge blocks all but the top .3 to .6 metres of the structure. For these reasons, the Division is not opposed to the application.

Contact Name:

Bryan Byng, East District Manager

Tel. No.: (416) 396-7731; Fax No. (416) 396-4266; byng#u#b@city.scarborough.on.ca

Community Council received a communication from Ms. Christine M. Brennan in opposition to the aforementioned recommendation, a copy of which was provided to all Members of the Community Council, and a copy thereof is on file in the Office of the City Clerk, Scarborough Civic Centre.

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council recommends the adoption of the following report (August 9, 1999) from the Director of Community Planning, East District:

Purpose:

This report recommends the designation of four Site Plan Control Areas on the previously undesignated former Ontario Hydro corridor. Designation of Site Plan Control Areas at this time anticipates proposed development that will meet criteria of the former City of Scarborough for use of the Site Plan Control process.

Financial Implications:

None.

Recommendation:

It is recommended that City Council designate the former Ontario Hydro corridor lands on both sides of Sheppard and Finch Avenues, as shown on Figures 1 and 2, as Site Plan Control areas.

Background:

The lands on both sides of Sheppard Avenue and the south side of Finch Avenue indicated on Figure 1 are owned by Graywood Investments Ltd. In 1998, Graywood filed applications to amend the Official Plan and Zoning By-law, and for Plan of Subdivision approval, for most of the vacant former Ontario Hydro corridor between Highway 401 and McNicoll Avenue. The applications proposed Neighbourhood Commercial development on the Graywood lands indicated on Figure 1, and single family and semi-detached residential development on the remainder of the corridor. As a result of referral of the applications to the Ontario Municipal Board by Graywood and a hearing held in October 1998, the Board has now largely approved the proposals. The Board will approve the Neighbourhood Commercial uses on these three blocks, excluding restaurants and gas stations, and will also permit Places of Worship. The final Order in this regard will not be issued until the City and Graywood have resolved the specific wording for the amending Plan and Zoning By-law bills and the conditions for draft plan of subdivision approval, which discussions are continuing.

Comments and Conclusions:

Neighbourhood Commercial, Places of Worship and potentially Medium Density Residential uses are all subject to the application of Site Plan Control in accordance with the policies of the former City of Scarborough. The subject blocks all front on major arterials and will have a high public profile. Graywood's zoning will be in place in the near future, and the City has already received a Site Plan Control application for up to three temporary sales pavilions for individual home builders on the block on the south side of Finch Avenue. Similarly, the First Alliance Church can be expected to firm up its own development intentions in the near future. While the zoning permissions and specific details of potential development on the subject four blocks are not yet finalized, it is appropriate that the lands indicated on Figure 1 be designated as Site Plan Control Areas at this time.

Contact Name:

Rod Hines, Scarborough Civic Centre

Telephone: (416) 396-7020; Fax: (416) 396-4263; e-mail: hines@city.scarborough.on.ca

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council recommends the adoption of the following report (August 5, 1999) from the Director of Community Planning, East District:

Scarborough Bluffs Developments Ltd. wishes to begin construction of the development located north of Lawrence Avenue East just east of East Avenue. The development will consist of semi-detached dwellings and street townhouses. This application seeks approval to lift Part-Lot Control for the 24 semi-detached and 51 street townhouse units, thereby allowing the registration of easements for maintenance and minor encroachments.

Financial Implications:

None.

Recommendations:

It is recommended that City Council:

(1) enact a Part Lot Control Exemption By-law with respect to Blocks 121 to 123 inclusive on Registered Plan 66M-2129;

(2) deem that the Part Lot Control Exemption By-law shall expire one (1) year from the date of its passing; and

(3) authorize any unsubstantive, technical, stylistic or format changes to the exemption by-law as may be required to give effect to this resolution.

Background:

The subject lands are designated Medium Density Residential (RM) in the Official Plan. The lands are zoned "Street Townhouse Residential" (ST) permitting a maximum of 75 dwellings units on this site. The proposed lotting shown on Figure 2 conforms to the Official Plan and Zoning By-law. Section 50(7) of the Planning Act, 1990, authorizes Council to adopt a by-law exempting lands within a required plan of subdivision from part lot control. Although the semi-detached and street townhouse lots were established on individual parcels on the required plan, in some instances parts of roof structures such as eaves and soffits from one unit will encroach upon the adjacent parcel. Easements are also necessary to allow access for maintenance purposes between adjacent buildings.

Conclusions:

The lifting of Part Lot Control on the subject lands will facilitate the implementation of easements and encroachments allowing for the development to proceed as endorsed by the former Scarborough Council.

Contact Name:

Theo Lawrence, Planner

Scarborough Civic Centre

Telephone: (416) 396-7038

Fax: (416) 396-4265

E-mail: lawrence@city.scarborough.on.ca

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council recommends the adoption of the following report (July 23, 1999) from the Director of Community Planning, East District:

Purpose:

Recommendations:

It is recommended that City Council:

(1) amend the Centennial Community Zoning By-law No. 12077, as amended, with respect to the lands on the north side of Lawrence Avenue East, being Blocks 121, 122 and 123, Registered Plan 66M-2129, known municipally as 6150 Lawrence Avenue east, to remove the Holding Provision (H) to permit the development of 75 residential units under the existing "Street Townhouse Residential" Zoning (ST); and

(2) authorize such unsubstantive, stylistic or format changes to the Zoning By-law as may be necessary to give effect to this resolution.

Background:

The subject lands are designated Medium Density Residential (RM) and zoned "Street Townhouse Residential" permitting a maximum of 75 dwelling units. The development proposed for the site will conform to the requirements of both the Official Plan and Zoning By-law. However, at the time of the Official Plan and Zoning By-law amendment, the site plan submitted for the review of Council was very conceptual. Scarborough Council therefore implemented a Holding Provision (H) in the By-law for the property. The implementation of this provision allowed for further reviews and discussion of the development proposal between the Ward Councillors, staff, the community and the developer resulting in final site plan that has the support of all the stakeholders. The owner is therefore seeking City Council's approval to remove the Holding Provision (H) from the site. The removal of this provision will allow for the issuance of building permits for the development.

Conclusions:

The recommended rezoning is consistent with the Official Plan and implements the City's vision for the development of the Port Union Community. It will also provide for development on the property which is consistent and compatible with the existing abutting residential development.

Contact Name:

Theo Lawrence, Planner

Scarborough Civic Centre

Telephone: (416) 396-7038

Fax: (416) 396-4265

E-mail: lawren_t@city.scarborough.on.ca

The Community Council received the following communications:

- (August 13, 1999) from Shirley M. Woodward, area resident, expressing opposition to the application;

- (September 7, 1999) from Diane Tucker, area resident, expressing various concerns respecting this proposal;

a copy of which was provided to all Members of Community Council, and a copy thereof is on file in the Office of the City Clerk, Scarborough Civic Centre.

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council recommends the adoption of Recommendation No. (3) in the following report (September 1, 1999) from the Director of Community Planning, East District, viz:

"(3) instruct the City Solicitor to oppose the proposal by the Ministry of Municipal Affairs and Housing and the Regions of York and Durham for a policy providing for a potential realignment of Morningside Avenue through the subject lands."

The Scarborough Community Council reports, for the information of City Council, having deferred Recommendations Nos. (1) and (2) for consideration at its meeting scheduled to be held on November 9, 1999, to permit further discussion to take place between staff and the applicant respecting these applications.

Recorded vote:

Yeas: Councillors Kelly, Duguid, Altobello, Balkissoon, Tzekas, Ashton, Shaw, Berardinetti -8

Nays: Councillor Cho -1

The Scarborough Community Council submits the following report (September 1, 1999) from the Director of Community Planning, East District:

Purpose:

This report provides a preliminary evaluation of an application to redesignate 58 hectare (143 acres) encompassing the Rouge River Business Park and McAsphalt plant, as well as additional lands not owned by these companies on the north side of Sheppard Avenue east of Conlins Road, from General Industrial Uses with High Performance Standards to provide for approximately 1600 residential units and commercial uses.

Rezoning and draft plan of subdivision applications, affecting the applicants' lands, have also been submitted.

Financial Implications:

Although there are no immediate financial implications for the City, the residential uses now proposed would likely result in a much less favourable net cost/revenue financial impact on the City in the future.

Recommendations:

It is recommended that City Council:

(1) refuse the application by McAsphalt Industries Limited and Rouge River Business Park Limited to revise the boundaries of the Rouge Employment District Secondary Plan and to replace the existing General Industrial Uses with High Performance Standards with designations which will provide for residential and mixed commercial and residential uses;

(2) refuse the applications for rezoning and for draft plan of subdivision for the owners' lands to implement the proposed development; and

(3) instruct the City Solicitor to oppose the proposal by the Ministry of Municipal Affairs and Housing and the Regions of York and Durham for a policy providing for a potential realignment of Morningside Avenue through the subject lands.

Background:

Land Use Issues:

The lands owned by the Rouge River Business Park Limited comprise approximately 58 hectares (143 acres). An industrial plan of subdivision was registered in February 1996 as Registered Plan No. 66M-2279. The abutting lands to the west owned by McAsphalt Industries Limited are used for a hot mix asphalt plant, a ready mix concrete operation and a liquid asphalt storage facility (comprising approximately 8 hectares (20 acres). A land-locked parcel of 2 hectares (5 acres) owned by a Mr. Regan is proposed for redesignation but is not included in the rezoning or subdivision applications.

According to the owner, since draft approval was given for the Rouge River Business Park in 1994, McAsphalt has diligently pursued marketing the subdivision for industrial use but to no avail. In 1996 McAsphalt constructed an 8 hectare (20 acres) executive golf facility as a temporary use to assist in the marketing effort. The only interests that have been expressed have been directed almost exclusively towards uses other than industrial, for a major retail and entertainment complex or for a mixed use residential community.

McAsphalt commissioned consultants to analyse the underlying soil substructure support for the industrial and for alternative uses. Their analysis reports instability of the existing fill material and costly environmental remediation requirements. According to the owner, remediation costs are so significant as to render the development of the property uneconomic and unfeasible for industrial uses. Development can only be economically supported with uses that require reduced remediation costs and command higher values in the market place, namely residential and retail uses. The location characteristics of the property are not considered attractive to major retail or office use.

The proposal is for 948 single, semi-detached and street townhouse units in addition to 8.8 hectares (22 acres) of "residential mixed uses" which could result in residential development at up to 100 units per hectare (40 units per acre) as well as retail commercial uses. The owner submits that residential uses can be fully supported for this location and the proposed new residential commercial uses can be integrated as a new neighbourhood into the existing Rouge Community to the south and east.

A 10 metre (33 foot) wide land dedication for a trail adjacent to the Rouge Valley was previously identified and transferred to the municipality as part of the registration of the industrial plan of subdivision. Financial obligations to provide capital improvements to the trail are to be carried forward into a new residential subdivision agreement. An additional 20 metre (66 foot) setback from the trail, zoned Open Space, would also remain. The new plan proposes inclusion of the City-owned road allowances which were created by the draft plan, as well as a small City-owned block on Sheppard Avenue. The City-owned Tyrell landfill site is proposed as open space; it is presently designated for industrial uses.

The area covered by this application includes other lands not owned by the applicant, south of Sheppard Avenue. Although no specific redesignation is being requested for these lands, the entire area is proposed to be removed from the Rouge Employment District and added to the Rouge Community.

Environmental Issues:

The consultant reports do not delineate areas within the site that have been previously studied and/or remediated. Soil and groundwater conditions are defined for only 6 sample sites, none of which represent areas currently in industrial use or where the deepest fill has been placed. The results provided indicate heavy metal and industrial solvent contamination at some sample sites. Fly ash is also reported. The reports comment that the ash could be relocated to the street alignments and/or mixed with concrete. Staff are not aware of any local street development where such practices have been approved and implemented. Specific approval from City Transportation and Water and Wastewater Divisions would have to be acquired for this practice.

The eastern edge of the proposed area is termed "Open Space". This area is either on, or adjacent to the former Tyrell Metro landfill and a privately owned and operated site. The inclusion of these sites as open space or potential parkland is premature pending communication with the owners with respect to site conditions and public safety.

The residential use soil and groundwater criteria are more stringent than the currently zoned industrial use criteria. The City typically requires a Phase I and Phase II Environmental Audit report to be submitted with development applications, to verify that the site conditions satisfy the 1997 Ministry of Environment Guideline for Use at Contaminated Sites in Ontario. Changing the land use from known industrial to residential would also require that the applicant provide a Record of Site Condition (RSC) (1997 MOE) for the specific development site.

The existing plan for this area includes a stormwater pond which was sized and designed to provide water quality protection/improvement to meet the MNR fisheries requirements for the receiving water (Rouge River). Even though the proposed residential use may use different criteria (resulting in a potential reduction in calculated size), the current fisheries concerns have not been reduced and the new City focus on stormwater management may result in increased requirements if the pond issue is reopened.

Transportation Issues:

Part of the lands south of Sheppard Avenue are owned by the Ministry of Transportation and designated Special Study Area. These lands were acquired by the Province in anticipation of the East Metro Transportation Corridor (EMTC) being constructed in this alignment. Although the EMTC as originally conceived is now unlikely to be built, these lands still could potentially provide an alignment for an inter-regional road from Highway 401 to Highway 407 and the Markham by-pass approximately in the alignment of the disused McAsphalt rail spur and Morningside Avenue through Morningside Heights.

City planning and legal staff are involved in ongoing negotiations with the Province and with other interested parties, particularly York Region, to reach a settlement on the outstanding OMB appeal of Official Plan Amendment 722. The purpose of OPA 722 is to delete all references to the EMTC from the Scarborough Official Plan. (The EMTC is not shown on the Scarborough Official Plan Roads Plan. Sections of the alignment are, however, designated for Transportation Uses in several of the Secondary Plans.) A pre-hearing conference is scheduled for October 1999 to deal with OPA 722 and a related matter, the North-East Roads Study (OPA 990).

As part of the settlement agreement for Morningside Heights, the need for an alignment of an arterial road connection through Morningside Heights and north to Steeles Avenue is to be determined by a future environmental assessment .

The potential alignment of this road south of Finch Avenue to Sheppard Avenue would likely run through the western part of the McAsphalt property.

The solicitor for the Ministry of Municipal Affairs and Housing has requested that the Official Plan Amendment for the subject lands contain a policy similar to that approved by the OMB in OPA 974 for Morningside Heights. This provision would provide for a potential realignment of Morningside Avenue through the plant site, subject to an environmental assessment to be submitted for approval by December 31, 2005 (or terms of reference submitted by December 31, 2004). This position is supported by the Regions of York and Durham.

The City Solicitor is seeking Council's direction on whether to continue opposing such a road through this area.

The City of Toronto is not committed to be a proponent of this arterial road for the purpose of the Environmental Assessment. Council, in fact, resolved at its meeting of July 8, 9 and 10, 1998, to oppose any road connection between Highway 401 and the Markham By-pass.

Comments:

This is one of several proposals and applications to convert industrially designated these lands in this section to other uses.

To assist Council in assessing the implications of these proposals, Urban Planning and Development Policy and Research staff and staff of the Economic Development Division were requested to provide an economic context. Their findings are attached to this report.

According to the Economic Development Research Division: "The northeast part of the City has demonstrated very strong employment growth throughout the last fifteen years. Even during the period from 1987 to 1996 when total manufacturing fell from 314,000 to 195,000 across the City, this area showed an increase in both manufacturing employment and total employment".

The Policy and Research analysis found that in each of the "boom", "bust" and "recovery" phases the City has experienced between 1983 to 1998, the Tapscott/Marshalling Yards and Malvern/Neilson/Rouge employment areas have consistently outperformed City averages, both in percentage and absolute terms.

The report concludes:

"These two areas are two of the more recently developed industrial areas in Toronto. They both offer excellent access to the highway system; a factor which has become critical to manufacturing activities that are increasingly incorporating just-in-time delivery systems into their production processes. Both areas exhibit a solid industrial employment base with strong goods processing and product assembly sectors. The mix of employment uses, including significant industrial related office employment and business services office activity, provides for the establishment of linkages and the out sourcing of non core functions which are becoming necessary to the competitive firm. In general, these two areas have a competitive advantage over other less well positioned industrial areas in that the characteristics of the new economic reality seem to be manifest in these locations and evident in the activities of the businesses which are located there."

The financial analysis provided by the applicant assumes a price for industrial land averaging $194,000.00 per acre, and furthermore assumes that this will not increase over time. This may be an unrealistically conservative assumption given the increasing level of demand and possible reduction in supply.

The lands east of the plant were used for aggregate extraction in the 1960's and subsequently for fly ash disposal in the late 1960's and 1970's. McAsphalt purchased these lands in 1983. The environmental reports submitted by the owners in support of the industrial subdivision in the early 1990's focussed on conditions at the margins of the property, particularly near the Rouge Valley, and gave no indication of the problems now being raised.

Potential Benefits:

(1) the proposal would add to the available housing supply; and

(2) the proposed redesignation would provide for a land use with a greater economic return than the currently permitted use. According to the owner, this is necessary to meet the costs of remediating a site which would otherwise remain undeveloped.

Potential Concerns:

(1) the loss of 49 hectares (120 acres) of potential employment lands comes when there is evidence of a substantial uptake of new employment sites in the employment districts in north-east Scarborough.

Given the past performance and potential of these employment areas, Council should be seriously concerned about the implications of their loss to the City's reserve of employment land for future development.

(2) The environmental analysis of contaminants is based on a limited number of boreholes. Two of the six boreholes found significant levels of contamination well in excess of acceptable standards. Further sampling would have to be conducted at existing and new boreholes to delineate the extent of these contaminants over all of the proponent's lands prior to any development approval being issued by the City.

(3) Residential use soil and groundwater criteria are more stringent than industrial criteria. Substantial additional reporting will be required to demonstrate that these standards can be met.

(4) The applicants have not yet demonstrated to the satisfaction of the Works Department that fly ash can be relocated to street alignments.

(5) The planning report presents no analysis on the availability or provision of facilities such as schools or community centres, although the proposed could result in over 1600 new dwelling units. Toronto School Board staff have raised concerns regarding school capacity. No new school site is proposed.

(6) The conceptual plan accompanying the application makes no provision for a possible north-south arterial road through the area, although the most likely alignment connecting the Morningside extension through Morningside Heights to the land now owned by MTO south of Sheppard Avenue would be through the plant site. (Council does not support this road, but the Province continues to show strong interest in protecting this alignment.)

Conclusion:

The proposal represents a significant potential loss of future employment lands, at a time when there is demonstrably strong uptake of sites in the north-east employment districts of the City.

The application would effectively reduce the total area lands designated for employment uses in the Rouge Employment District by almost 40 percent and would reduce the vacant land supply within the District by a much higher percentage. If approved, it would seriously impair the City's ability to provide needed employment lands in the long term.

This report also seeks further direction to the City Solicitor regarding the City position to be taken at the upcoming pre-hearing conference on OPA 722 with respect to the potential of an arterial road through the area affected by the application and the possibility of the applicant attempting to consolidate a hearing on an appeal on this application with the hearing on OPA 722.

Contact Name:

David Beasley, MCIP, RPP, Scarborough Civic Centre

Telephone: (416) 396-7026; Fax: (416) 396-4265; E-mail: beasley@city.scarborough.on.ca

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

- Mr. John Carrick, President of the applicant companies;

- Mr. Jim Robb, Friends of the Rouge Watershed; and

- Mr. Glenn Debaeremaeker, Save the Rouge Valley System.

Community Council also received communications from:

- Mr. Gordon E. Petch, Barrister & Solicitor, counsel to the applicant companies; and

- Mr. Kevin O'Connor, President, Friends of the Rouge Watershed;

a copy of which was provided to all Members of Community Council, and a copy thereof is on file in the Office of the City Clerk, Scarborough Civic Centre.

ECONOMIC CONTEXT FOR DECISION-MAKING ON

PLANNING APPLICATIONS IN THE NORTH-EAST INDUSTRIAL DISTRICTS

Introduction

This report has been prepared to provide some economic context for consideration of recent applications to redesignate industrial land in the East District. The report is based on work currently being undertaken as background research for the new Official Plan. The development of a new official plan for the city provides an opportunity to develop industrial land use policies which reflect new realities - both economic and governmental. The Industrial Employment Land Study provides an overview of existing conditions and sets the stage for a critical review of the existing approach to the regulation of industrial land across the entire city. This study is the first step in the development of a new approach to industrial land for the City of Toronto which is to be realised in the official plan.

The area under study in the Industrial Employment Land Study includes most of the areas across the entire City which are, or were until fairly recently, designated industrial. Combined these areas, identified on Map 1, account for fully 1/3 of the total employment in the city (more than 400,000 jobs). While the number of jobs is significant and illustrates the importance of these areas to the economic health of the city, indicators such as fluctuating total employment and changes in the type of activities, suggest that a cautious consideration of the future of these areas is required.

Information concerning employment and establishments is available dating back to 1983. This information provides a picture of employment change during a period of significant economic change in the city and the world. A review of general economic trends has been conducted to provide a better understanding of the nature of contemporary industrial change and how these changes impact on the demand for and use of industrial land in the city. From this analysis it is very clear that there is a need to build on the successes of employment areas to provide employment opportunities for future residents of the city while recognizing new economic realities.

This report summarizes a number of important economic trends which affect the demand for and use of industrial land in Toronto. The summary is followed by a general overview of employment change and a more detailed look at employment change in a couple of industrial areas in the East District. Some concluding remarks concerning the changing nature of the economy and the potential role of these industrial areas to the economic health of the city are made in the last section.

A New Economic Reality

The Toronto region economy has undergone significant and fundamental changes during the past twenty years. Some of the more significant economic forces which are changing the nature of demand for industrial land include the liberalization of trade, the emerging service sector, a severe recession, technological advances and significant industrial restructuring. A quick overview of each of these trends sketches out some of the important characteristics of the new economic reality.

The Liberalization of Trade

The emergence of a global economy is largely the result of the liberalization of trade. With the liberalization of financial markets in most industrialized countries and a reduction in barriers to trade, the notion of a global marketplace has come closer to reality. The future of manufacturing activity in Toronto is directly related to the ability of existing and future manufacturers to compete in the emerging global market. The globalization of markets is one of the defining characteristics of the new economic reality.

The Emerging Service Sector

There was tremendous growth in service sector employment in Toronto during the later part of the 1980s. While a considerable amount of the growth in service sector employment disappeared during the recession there have been fundamental changes in the structure of the economy which point to the increasing importance of the service sector to the long term economic health of the city. There is a strong link between the goods producing and service sectors and the interdependencies between these two are a central characteristic of the new economic structure.

A Severe Recession

The recession which began in 1989 may be the most severe recession on record to hit the Toronto area. It was longer than most, lasting from 1989 to 1994; it was deeper than most, employment in Toronto decreased by almost 200,000 jobs from 1,356,900 in 1989 to 1,169,000 in 1994; and the recovery has been much more gradual than most, total employment did not change much between 1994 and 1996 during a largely "jobless recovery". To a restructuring industrial sector which had seen very little employment growth throughout the 1980's such a severe recession only exacerbated problems and contributed significant employment losses.

Technological Advances

New and emerging technologies have a tremendous impact on products and the production process. Perhaps the most important technological advancement from the perspective of the manufacturing sector has been the increasing use of computerized production processes. Computerized production systems have the ability to utilize the same equipment to produce a number of different items by reprogramming the machinery. The introduction of flexible automation has helped improve the competitiveness of the manufacturing activities which adopt such systems.

The introduction of flexible automation production systems requires an increase in the knowledge and skills of the machine operator. This translates into a need for a more highly skilled labour force than required for assembly line manufacturing. In the short term there may be a reduction in the total level of employment and an increase in the amount of output per employee as labour is replaced by an investment in capital. In the long term the implications include the development of a highly skilled and more adaptable work force, an ongoing need for training facilities which could be closely linked to the universities and colleges, and a leading edge, competitive and thriving manufacturing sector.

Industrial Restructuring

The response from many manufacturing activities to the changing economic climate has been to initiate a fundamental re-organization of their businesses. Increasingly manufacturing activities have adopted new organizational models bringing distinct functions such as research and development, production and marketing together in one location. There has also been a tendency towards focussing on the business they do best (core competencies) and entering into agreements with other companies to provide the necessary input into the production process. Combined with the out sourcing of non-production related functions such as accounting, payroll and facility management there has been a significant increase in the amount of interaction or linkages between firms.

The increase in interactions between companies has increased the need to be located in close proximity to suppliers and also increased the demand for easily accessible and reasonably efficient transportation infrastructure. A production system in which firms are increasingly networked also contributes to a new "social economy" which is best developed through face to face contact with related firms choosing to locate relatively closely to one another. The need for proximity is often referred to as "clustering" and is one of the defining characteristics of the new economic reality.

Summary

Combined these economic forces have contributed to a new economic reality, the characteristics of which should set the stage for employment policies in the new Official Plan. The combined and cumulative effects of these trends on the magnitude and composition of local employment are evident in a review of employment trends that follows.

Employment Trends

Boom, Bust and Recovery

Three distinct periods of employment change have occurred since 1983: "The Boom, 1983-1989", "The Bust, 1989-1994" and "The Recovery, Post 1994".

The Boom was a time of significant employment growth in the city. Following the recession of the early 1980's, city-wide annual employment growth averaged about four percent. This increase in employment was largely the result of a rapidly emerging service sector. Employment increases in a restructuring manufacturing sector were modest while total employment in industrial areas increased largely as a result of increasing office sector employment.

The Bust resulted in unprecedented employment losses in Toronto. The severest recession on record resulted in a decrease in total employment of almost 200,000 and a decrease in manufacturing and warehousing employment of near 90,000.

The Recovery has been rather modest, characterized by little, if any, job growth between 1994 and 1996. Since 1996 there has been real employment growth particularly in the office and manufacturing and warehousing sectors.

Manufacturing and Warehousing in Industrial Areas

The 7.5 percent increase in employment in manufacturing and warehousing activities between 1983 and 1989 was considerably lower than the 22 percent increase in total employment experienced during the same period. The slow growth may be largely attributed to industrial restructuring in the goods processing and product assembly sectors in which employment levels changed by 2.6 and -2.6 percent respectively during that period. While the general economic outlook was very positive manufacturing activities were making fundamental changes to their businesses in response to changes in the global market.

Between 1989 and 1994, the continued effects of industrial restructuring combined with the impact of the recession resulting in a decrease in employment of more than 30 percent; more than twice the 14 percent reduction in total employment for the City as a whole. Employment levels stabilized in 1996 and since then the manufacturing sector appears to be recovering quite well. The 9.3 percent increase in employment is almost four times as great as the 2.6 percent increase in office employment and more than twice the 4 percent increase in retail employment.

Office Activities in Industrial Areas

Office employment exhibited strong growth during the economic upturn between 1983 to 1989. Increasing by almost 40 percent it outpaced total employment growth by a margin of two to one. Much of this increase was driven by the significant increase in business services employment.

The recession took a considerable toll on the office sector. Overall, office employment decreased by 10 percent between 1989 and 1994. This drop was largely the result of the loss of more than 13,000 industrial related office jobs during that time.

While recent office employment growth in business and technical services and associations has been considerable (30, 45 and 58 percent respectively) some activities such as finance, insurance, real estate and trade and personal services appear to be restructuring and/or feeling the lingering effects of the recession.

Retail and Service Employment in Industrial Areas

Employment in the retail and service sectors in industrial areas mirrors trends in total employment at the City level. Strong employment growth around 20 percent between 1983 and 1989 was followed by a sharp 10 percent reduction during the recession. A modest recovery has seen employment levels increase between 4 and 7 percent since 1996.

Summary

These employment trends provide an overview of changing economic conditions in Toronto since 1983. Recent employment growth in manufacturing and warehousing activities would appear to validate suggestions made in 1996 that there is a positive outlook for industrial activity. The overall improvement in employment levels masks the fact that not all areas in the city are experiencing the same level of growth. The development of area specific employment profiles provides for the exploration of any differences between employment areas.

Area Employment Profiles

To explore the differences between employment areas across the city the industrial lands under review were grouped together to form a manageable number of areas for analysis. Fifteen districts were identified based upon such characteristics as the age the area was developed, location (central, inner suburb, outer suburb) and transportation orientation.

Applications to redesignate industrial land to residential have been made for properties in the Tapscott/Marshalling Yard and the Scarborough 401 Corridor areas (see Map 2). The following provides an overview of employment trends in these areas in relation to employment trends across all industrial areas.

Tapscott/Marshalling Yard

During the boom, employment levels in the Tapscott/Marshalling Yard Area more than doubled. Total employment increased at an average annual rate of 18 percent while manufacturing and warehousing employment increased at an annual average rate of 22 percent (see Tables 1 and 2). These growth rates were considerably higher than the city wide annual averages of 4 percent for total employment and 0.5 percent for manufacturing and warehousing.

Table 1

Average Annual Total Employment Growth

(percent)

source: City of Toronto, Annual Employment Survey, 1983-1998.

Table 2

Average Annual Manufacturing and Warehousing Employment Growth

(percent)

source: City of Toronto, Annual Employment Survey, 1983-1998.

During the recession, employment levels in the area dropped marginally, total employment decreased at an annual average of 1.6 percent while manufacturing decreased at an annual average of 1 percent. These were the lowest decreases of any industrial area in the city.

Since 1994, the area has experienced above average growth with total employment increasing at an annual average of 4. percent and manufacturing at an average of 5.1 percent. These compare to city wide average growth rates of .6 percent and 2.2 percent for total and manufacturing employment respectively.

Currently there are more than 28,000 jobs in the Tapscott/Marshalling Yard Employment Districts; almost 15,000 of these are manufacturing and warehousing. The area exhibits a healthy mix of employment activity and has consistently exhibited above average employment growth.

Scarborough Highway 401 Corridor

The Scarborough Highway 401 Corridor has experienced similar growth patterns as the Tapscott Marshalling Yards area but not nearly as much absolute growth. Employment growth rates were higher than the city average during the boom years and decreases were less than the city average during the recession. Since 1996, total employment has increased at an average annual rate of 1.7 percent and manufacturing and warehousing has increased at an average annual rate of 3.5 percent. Currently there are approximately 30,000 jobs in the corridor; almost 12,000 of which are manufacturing and warehousing. In comparison to city wide averages the Scarborough Highway 401 Corridor has consistently experienced slightly better than average employment growth.

Concluding Remarks

Within the context of economic changes identified in this review, it is not surprising that these two areas have consistently outperformed the city wide averages. These two areas are two of the more recently developed industrial areas in Toronto. They both offer excellent access to the highway system; a factor which has become critical to manufacturing activities that are increasingly incorporating just-in-time delivery systems into their production processes. Both areas exhibit a solid industrial employment base with strong goods processing and product assembly sectors. The mix of employment uses, including significant industrial related office employment and business services office activity, provides for the establishment of linkages and the out sourcing of non core functions which are becoming necessary to the competitive firm. In general, these two areas have a competitive advantage over other less well positioned industrial areas in that the characteristics of the new economic reality seem to be manifest in these locations and evident in the activities of the businesses which are located there.

EMPLOYMENT-RELATED CONSTRUCTION ACTIVITY IN THE NORTHEAST INDUSTRIAL DISTRICTS (WARD 18)

The chart below highlights many of the projects where the Office of Economic Development was able to provide assistance over the past five years. In some cases, the projects are still active so the names of the companies have been removed from the table.

It is the opinion of the Office of Economic Development that a strong level of industrial construction activity will continue into the foreseeable future.

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council recommends the adoption of the following report (August 17, 1999) from the Acting Commissioner of Corporate Services:

Purpose:

To authorize the disposal of the property municipally known as 230 Clonmore Drive.

Funding Sources, Financial Implications and Impact Statement:

Revenue of $170,100.00, less closing costs and the usual adjustments is anticipated.

Recommendations:

It is recommended that:

(1) the Acting Commissioner of Corporate Services or the Executive Director of Facilities and Real Estate be authorized to accept this offer in the amount of $170,100.00 as detailed herein;

(2) Council, pursuant to Clause No. 14, of Report No. 22 of the former Metropolitan Management Committee, adopted on September 28, 1994, waive the minimum required deposit of 10 per cent. of the purchase price;

(3) authority be granted to direct a portion of the sale proceeds on closing to fund the outstanding balance of Costing Unit No. CA700CA2479;

(4) the City Solicitor be authorized and directed to take the appropriate action to complete the transaction on behalf of the City and he be further authorized to amend the closing date to such earlier or later date as he considers reasonable; and

(5) the appropriate City Officials be authorized and directed to take the necessary action to give effect thereto.

Council Reference/Background/History:

The City of Toronto is the owner of 230 Clonmore Drive. By its adoption of Clause No. 1 of Report No. 11 of The Corporate Administration Committee on May 22, 1996, the former Metropolitan Council declared the property surplus pursuant to By-Law No. 56-95 and authorized its disposal. The procedures with respect to By-Law No. 56-95 have been complied with, a utility canvass has been completed and no requirements have been identified.

Comments and/or Discussion and/or Justification:

Pursuant to the May 22, 1996 authority, the property was listed with ReMax Hallmark Real Estate Ltd. on July 15, 1999 at an asking price of $159,000.00 and offered through the Multiple Listing Service of the Toronto Real Estate Board. The following offers were received:

Purchaser Purchase Price Deposit Terms

Mary Carroll $170,100.00 $8,505.00 Balance on closing

Jaswant Kaur Singh $169,900.00 $8,500.00 Balance on closing

Jose Carlos Tomas $168,000.00 $9,000.00 Balance on closing

Donna Martin/Craig Taylor $167,080.00 $8,350.00 Balance on closing

Sean D. Gladney $164,300.00 $8,500.00 Balance on closing

Nghia Huynh/Tracey Do $164,000.00 $8,200.00 Balance on closing

Paul D. McIntyre $163,501.00 $8,200.00 Balance on closing

Michael Stanley Bell $161,250.00 $8,100.00 Balance on closing

Maureen Elizabeth Sunter $160,100.00 $8,005.00 Balance on closing

Karen and Bryan Sewell $150,000.00 $7,500.00 Balance on closing

The highest offer is recommended for acceptance:

Property Address: 230 Clonmore Drive

Legal Description: Part of Lot 8, Registered Plan 1756, City of Toronto (formerly City of Scarborough)

Approximate Lot Size: 10.06 metres (33 feet) fronting on Clonmore Drive

30.48 metres (100 feet) depth

Location: North side of Clonmore Drive, west of Warden Avenue, north of Kingston Road

Improvements: Detached, 3 bedroom, 2 storey dwelling

Occupancy Status: Vacant

Recommended Sale Price: $170,100.00

Deposit: $8,505.00 (certified cheque)

Purchaser: Mary Carroll

Closing Date: October 29,1999

Terms: Cash on closing, subject to the usual adjustments.

Listing Broker: Sutton Group-Estates (2000) Ltd.

Selling Broker: Sutton Group-Estates (2000) Ltd.

Commission: Four (4) per cent, plus G.S.T., payable on closing of the transaction.

Accounts (Costing Units) have been put in place to charge costs directly related to the maintenance and sale of City-owned properties, and include such items as sales commissions, surveying and registration. A recommendation is included in this report to direct a portion of the sale proceeds to close out the account for this property.

Conclusion:

Completion of this transaction detailed above is considered fair and reasonable and reflective of market value.

Contact Name:

Melanie Hale-Carter,

Valuator-Negotiator, Real Estate Services,

(416) 397-0585 Fax No.: (416) 392-4828

e-mail Address: @metrodesk.metrotor.on.ca (scc99130.doc)

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council, after considering the deputations and based on the finding of fact, conclusions and recommendations contained in the report, dated July 29, 1999, from the Director of Community Planning, East District, recommends that the report of the Director of Community Planning, East District, be adopted.

The Scarborough Community Council reports having held a statutory public meeting on September 14, 1999, in accordance with Section 17 and Section 34 of the Planning Act and the regulations thereunder.

The Scarborough Community Council submits the following report (July 29, 1999) from the Director of Community Planning, East District:

This report presents recommendations to amend the Zoning By-law for the property at 757 Warden Avenue and 2-20 Malley Road by deleting the Industrial Zone (M) and replacing it with a Mixed Employment Zone (ME), which permits day nurseries, educational and training facility uses, industrial uses, places of worship, recreational uses, offices, personal service shops, restaurants and retail stores. It is further recommended that vehicle repair garages, vehicle sales operations, vehicle service garages, vehicle service stations and service shops be added to the list of permitted uses.

Financial Implications:

None.

Recommendations:

It is recommended that City Council:

(A) amend the Employment Districts Zoning By-law No. 24982, as amended, with respect to the Golden Mile Employment District, for lands at 757 Warden Avenue and 2-20 Malley Road, being Part of Lot 18, Registered Plan 3759, as follows:

(1) Permitted Use: Mixed Employment Zone (ME);

(2) the following additional uses are permitted:

(a) vehicle repair garages;

(b) vehicle sales operations;

(c) vehicle service garages;

(d) vehicle service stations;

(e) service shops; and

(B) authorize such unsubstantive technical, stylistic or format changes to the Zoning By-law as may be necessary to give effect to this resolution.

Background:

The 0.47 hectare (1.16 acre) site supports an existing 2370 square metre (25,500 square foot) multi-tenant industrial building with 47 on-site parking spaces. It is bounded on the east, south and north by industrial buildings, and vacant industrial lands on the opposite side of Warden Avenue. The subject site has vehicular access from Warden Avenue, which is well used by local and through traffic, and is well served by public transit.

The owner has been granted three previous Minor Variances by the Committee of Adjustment, permitting vehicle repair garage uses in the unit at 16 Malley Road, each for a temporary period of time. The first was for two years in July of 1990, the second was for five years in June of 1993, and the current operator (Ross Service) was granted a Minor Variance for two years in March of 1999. The owner requested the latest Minor Variance to allow the tenant to remain during the processing of this application for a Zoning By-law Amendment. The owner is not proposing to make any changes to the property at this time, but is seeking to recognize an existing commercial use and provide for further commercial opportunities in the future.

The subject property is designated General Industrial Uses and Special District Commercial Uses in the Official Plan. The Special District Commercial designation was implemented through Official Plan Amendment 965 and provides for commercial facilities designed to provide a wide range and variety of goods and services, and including the existing vehicle repair garage.

The subject property is zoned Industrial Zone (M), which permits day nurseries, educational and training facility uses, industrial uses, places of worship, recreational uses, and offices, excluding medical and dental offices.

Comments:

The proposed amendment would provide a broader range of commercial uses and viable business alternatives for this property. The retention of the existing industrial permissions as part of the Mixed Employment Zone (ME) will further diversify business and employment opportunities in this area. The proposed amendment is considered appropriate development of the site and is consistent with the on-going commercial redevelopment of the Warden and Eglinton Avenue frontages in the Golden Mile.

The site has excellent road access to serve vehicular traffic utilizing the services being proposed. The proposed uses would provide opportunities to better utilize this corner site and provide additional services, investment and employment opportunities in the area.

Scarborough Council instituted the Transportation System Improvement (TSI) Charge in June 1997 for all rezoning applications in the Golden Mile seeking to implement the new commercial uses provided for through OPA 965. This charge ensures that the necessary capital improvements are adequately provided by the appropriate owners/applicants and equitably financed by all benefiting parties. The owner is aware that the approval of this application is contingent upon entering into an agreement with the City to pay the appropriate TSI Charge for any additional commercial floor space at the time of building permit issuance.

The application was circulated to all technical agencies and departments for their comments. There were no concerns raised by the proposed application.

Conclusions:

The Department supports this proposed amendment which will expand the opportunity for future development of the site by permitting more diversified economic opportunities. It will also provide for additional employment opportunities, additional assessment to the City and additional services to the surrounding industrial and residential areas. Further, this initiative will encourage other properties to reinvest and revitalize the employment district.

Contact Name:

Euken Lui

Scarborough Civic Centre

Telephone: (416) 396-7015

Fax: (416) 396-4265

E-mail: lui@city.scarborough.on.ca

Mr. Vernon J. Heaslip, President, Megael Limited, appeared before the Community Council in connection with the foregoing matter and expressed his support for the staff recommendation.

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council, after considering the deputations and based on the finding of fact, conclusions and recommendations contained in the report, dated August 6, 1999, from the Director of Community Planning, East District, recommends that the report of the Director of Community Planning, East District, be adopted.

The Scarborough Community Council reports having held a statutory public meeting on September 14, 1999, in accordance with Section 17 and Section 34 of the Planning Act and the regulations thereunder.

The Scarborough Community Council submits the following report (August 6, 1999) from the Director of Community Planning, East District:

Purpose:

This report presents recommendations for amendments to the Zoning By-law applying to 10 properties in the Birchcliff and Clairlea Communities. These properties all contain Places of Worship and are currently subject to Interim Control By-law 817-1998. The proposed amendments result from a study directed by Council which assessed whether existing zoning permissions for Nursing Homes and Senior Citizens' Homes on the subject properties should be maintained and proposed appropriate zoning standards where the retention of these uses was being recommended.

Financial Implications:

None.

Recommendations:

It is recommended that City Council:

(A) amend the Birchcliff Community Zoning By-law No. 8786, as amended, as follows:

(1) 35 Wood Glen Road (Site No. 2 on Figure 1)

(a) delete minimum front yard building setback and maximum building coverage standards and replace with the following:

(i) minimum 4 metres (13 feet) front yard building setback;

(ii) maximum 50 percent building coverage;

(b) add the following new standards:

(i) minimum 1.5 metres (5 feet) north side yard;

(ii) minimum 6 metres (20 feet) south side yard;

(iii) maximum 50 metres (164 feet) building length calculated from front yard building setback;

(iv) maximum 4 storeys (excluding mechanical and stairwell penthouses) and 16 metres (52 feet);

(2) 33 East Road (Site No. 3 on Figure 1)

(a) delete minimum street yard building setbacks and maximum building coverage standards and replace with the following:

(i) minimum 4 metres (13 feet) front yard building setback;

(ii) minimum 6 metres (20 feet) building setback from side street;

(iii) maximum 50 per cent building coverage;

(b) add the following new standards:

(i) minimum 1.5 metres (5 feet) south side yard setback;

(ii) minimum 11 metres (36 feet) rear yard building setback;

(iii) maximum 4 storeys (excluding mechanical and stairwell penthouses) and 16 metres (52 feet) building height;

(3) 250 Warden Avenue (Site No. 4 on Figure 1)

(a) delete the permissions for Nursing Homes and Senior Citizens' Homes;

(4) 1512 Kingston Road (Site No. 5 on Figure 1)

(a) delete minimum front yard building setback and maximum building coverage standards and replace with the following:

(i) minimum 6 metres (20 feet) front yard building setback;

(ii) maximum 50 percent building coverage;

(b) add the following new standards:

(i) minimum 6 metres (20 feet) building setback from side street;

(ii) minimum 1.5 metres (5 feet) east side yard building setback;

(iii) minimum 20 metres (66 feet) rear yard building setback;

(iv) maximum 6 storeys (excluding mechanical and stairwell penthouses) and 24 metres (79 feet) building height;

(v) maximum 9 metres (29.5 feet) building height within 30 metres (100 feet) of an abutting Single-Family Residential Zone;

(5) 1597 Kingston Road (Site No. 6 on Figure 1)

(a) delete minimum street yard building setbacks and maximum building coverage standards and replace with the following:

(i) minimum 6 metres (20 feet) front yard setback;

(ii) minimum 4 metres (13 feet) building setback from side street;

(iii) maximum 50 percent building coverage;

(b) add the following new standards:

(i) minimum 2.5 metres (8 feet) west side yard building setback;

(ii) minimum 9 metres (30 feet) rear yard building setback;

(iii) maximum 6 storeys (excluding mechanical and stairwell penthouses) and 24 metres (79 feet) building height;

(iv) maximum 9 metres (29.5 feet) building height within 19 metres (62 feet) of an abutting Single-Family Residential Zone;

(6) 72 Birchmount Road (Site No. 7 on Figure 1)

(a) delete minimum front yard building setback and maximum building coverage standards and replace with the following:

(i) minimum 4.5 metres (15 feet) front yard building setback;

(ii) maximum 50 percent building coverage;

(b) add the following new standards:

(i) minimum 3.5 metres (11.5 feet) each side yard building setback;

(ii) minimum 6 metres (20 feet) rear yard building setback;

(iii) maximum 3 storeys (excluding mechanical and stairwell penthouses) and 12 metres (40 feet) building height;

(7) Parking Standard

(a) apply a parking standard requiring a minimum 0.3 parking spaces per Nursing Home bed and/or Senior Citizens' Home unit to the sites that continue to have these use permissions.

(B) amend the Clairlea Community Zoning By-law No. 8978, as amended, as follows:

(1) 3240 St. Clair Avenue (Site No. 8 on Figure 2)

(a) delete minimum street yard building setbacks and maximum building coverage standards and replace with the following:

(i) minimum 6 metres (20 feet) front yard and side street building setback;

(ii) maximum 50 percent building coverage.

(b) add the following standards:

(i) minimum 1.5 metres (5 feet) west side yard building setback;

(ii) minimum 11 metres (36 feet) rear yard building setback;

(iii) maximum 6 storeys (excluding mechanical and stairwell penthouses) and 24 metres (79 feet) building height;

(iv) maximum 9 metres (29.5 feet) building height within 21 metres (69 feet) of an abutting Single-Family Residential Zone;

(2) 1 Stamford Square North (Site No. 10 on Figure 2)

(a) delete minimum front yard building setback and maximum building coverage standards and replace with the following:

(i) minimum 11 metres (36 feet) front yard building setback;

(ii) maximum 50 percent building coverage;

(b) add the following new standards:

(i) minimum 11 metres (36 feet) side street building setback;

(ii) minimum 6 metres (20 feet) east side yard building setback;

(iii) minimum 7.5 metres (25 feet) rear yard building setback;

(iv) maximum 3 storeys (excluding mechanical and stairwell penthouses) and 12 metres (40 feet) building height;

(3) 3113 St. Clair Avenue (Site No. 11 on Figure 2)

(a) delete the permissions for Nursing Homes and Senior Citizens' Homes;

(4) 79 Westbourne Avenue (Site No. 12 on Figure 2)

(a) delete minimum front yard building setback and maximum building coverage standards and replace with the following:

(i) minimum 4 metres (13 feet) front yard building setback;

(ii) maximum 50 per cent building coverage;

(b) add the following new standards:

(i) minimum 4 metres (13 feet) side street building setback;

(ii) minimum 6 metres (20 feet) east side yard building setback;

(iii) minimum 6 metres (20 feet) rear yard building setback;

(iv) maximum 3 storeys (excluding mechanical and stairwell penthouses) and 12 metres (40 feet) building height;

(5) Parking Standards

apply a parking standard requiring a minimum 0.3 parking spaces per Nursing Home bed and/or Senior Citizens' Home unit to the sites that continue to have these use permissions; and

(C) Miscellaneous

authorize such unsubstantive technical, stylistic or format changes to the Zoning By-law Amendments as may be required to properly carry out the intent of this resolution.

Background:

On October 30, 1998, Toronto Council enacted Interim Control By-law 817-1998 which applies to all sites zoned Limited Institutional in the Birchcliff and Clairlea Communities. Eleven of these sites are currently occupied by a Place of Worship. The twelfth is occupied by a school which in addition to the Limited Institutional zoning has a School zoning. During the term of the Interim Control By-law, Nursing Homes and Senior Citizens' Homes cannot be erected on the subject properties. The remaining uses, being Places of Worship and Day Nurseries, continue to be permitted.

Interim Control By-law 817-1998 was appealed to the Ontario Municipal Board by the owner of one of the subject sites, being 255 Blantyre Avenue (Site No. 1 on Figure 1). In its Decision of June 11, 1999, the Board upheld the By-law in its entirety.

Since the enactment of the Interim Control By-law, staff have conducted a planning review of the subject sites to determine whether the permissions for Nursing Homes and Senior Citizens' Homes should be maintained and if so, the range of zoning standards which should apply. Council may recall that the Interim Control By-law was enacted as a response to the virtual absence of zoning controls on these properties including height restrictions, most setbacks and parking requirements.

Comments:

Summary of Staff Recommendations

Zoning changes are being recommended for ten of the twelve sites. No recommendations are presented for 255 Blantyre Avenue as a Board Decision had not been rendered at the time staff sought authorization to provide Public Notice of the zoning changes recommended in this report. In view of the subsequent Board Decision, Community Council has directed a community consultation process be initiated to discuss the zoning of 255 Blantyre Avenue and that staff bring forward recommendations in a future report.

No changes are recommended for the Our Lady of Fatima Separate School property (Site No. 9 on Figure 2). Upon further review by staff, the zoning of the site limits the permitted uses to a School and Day Nursery only. As the school site does not currently have Nursing Home and Senior Citizens' Home permissions, no further work is mandated by this planning review.

The staff recommendations for the remaining ten sites are contained in the attached report. In essence, it is recommended that Nursing Home and Senior Citizens' Home permissions be removed from two of the ten sites due to site constraints and an anticipated adverse impact if they were to be developed with these uses. For the remaining eight sites, it is recommended that the existing permissions for the two uses be maintained. Proposed building envelopes for each site providing height limits, setbacks and maximum coverage have been developed. These standards are also relevant to the development of Places of Worship and Day Nurseries and therefore, it is recommended that they be applied to the development of all permitted uses under the Limited Institutional zoning.

Minimum parking standards resulting from an analysis by Transportation staff are proposed. Based on the analysis, staff are recommending a minimum 0.3 spaces per Senior Citizens' Home unit and/or Nursing Home bed. This standard is based on a review of existing standards in other Toronto Districts and neighbouring municipalities, as well as telephone interviews and site visits of existing facilities. Due to the quasi-institutional nature of Senior Citizens' Homes and the institutional nature of Nursing Homes, resident parking demand is anticipated to be low. The 0.3 spaces per unit/bed is considered sufficient to satisfy the parking demand of residents, staff, service vehicles and visitors to these facilities.

Results of Community Meetings

Two community meetings were organized by staff to obtain feedback on the proposals. The first was for the church owners/representatives. Despite individual mailings to the owners indicated in the Assessment Rolls, only the owner of 255 Blantyre Avenue responded to the invitation. The second meeting was for area residents. Over 1,800 invitations were issued and all three Community Associations in the area were notified. In response, approximately 25 telephone calls from local residents were received and 10 households attended an Open House hosted by staff.

The majority of residents staff have spoken to concur with the staff recommendations. However, one caller who lives on East Road in proximity to Site No. 3 expressed concern that Nursing Home and Senior Citizens' Home permissions on this site are not appropriate and will generate excessive traffic. Given the location of this site on Warden Avenue adjacent to Kingston Road and a public library, as well as the relatively low volume of traffic generated by these facilities particularly when compared to Places of Worship, staff believe this site is both a viable and desirable location for potential uses of this nature. In addition, a resident who attended the Open House indicated he would prefer a 2 storey height limit for Site No. 3 versus the recommended 3 storeys and a smaller building footprint. Staff believe the recommended footprint together with a 3 storey height limit balances neighbourhood fit with the desire to provide for a potentially viable operation on this property.

Conclusions:

The recommendations offered herein respond to an obvious and serious flaw in the Limited Institutional zoning which ultimately culminated in the enactment of the Interim Control By-law. The recommended changes will result in the removal of permissions for Nursing Homes and Senior Citizens' Homes in inappropriate locations while providing building envelopes for their development where deemed suitable. The proposed amendments will ensure housing opportunities serving the elderly population continue to be available and that new senior's housing and nursing homes on the subject properties are developed in a manner which complements the surrounding neighbourhood.

Contact Name:

Ms. Jayne Naiman

Scarborough Civic Centre

Telephone: (416) 396-7040, Fax: (416) 396-4265

E-mail: naiman@city.scarborough.on.ca

The Scarborough Community Council submits, for the information of Council, the following communication (September 12, 1999) from Beth Moore, Chair, Church Board, Birch Cliff United Church:

The Church Board of Birch Cliff United Church has considered the recommendations for amendments to the Zoning By-law applying to the church property which are contained in report to the Scarborough Community Council submitted on August 6, 1999 by Mr. Ted Tyndorf.

The Church Board supports the recommendations for changes to the zoning of the church property. However, we wish the Council to be aware that should the church congregation, at some time in the future, be able to raise the money needed to undertake the renovations required to make the building accessible to wheelchairs, we will likely need some variances to the setback requirements to accommodate an expanded entranceway and ramp. We would hope that the Council would be receptive to such a request.

We understand from your office that the assessment rolls show a financial institution as the "owner" of the church property and that notices relating to this matter have therefore not been sent to the church address. The church has been mortgage-free since the mid-1960's so we will be taking the necessary steps to have a discharge registered and the assessment rolls corrected. In the meantime we request that all correspondence relating to this and any other planning matters be sent to the Church Board at the 33 East Road address.

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council, after considering the deputations and based on the finding of fact, conclusions and recommendations contained in the report, dated August 4, 1999, from the Director of Community Planning, East District, recommends that the report of the Director of Community Planning, East District, be adopted.

The Scarborough Community Council reports having held a statutory public meeting on September 14, 1999, in accordance with Section 17 and Section 34 of the Planning Act and the regulations thereunder.

The Scarborough Community Council submits the following report (August 4 , 1999) from the Director of Community Planning, East District:

Purpose:

This report recommends approval of an application to rezone the lands at the northwest corner of Comstock Road and Warden Avenue to permit the development of up to 14,000 square metres (150,700 square feet) of commercial space.

Financial Implications:

None.

Recommendations:

It is recommended that City Council:

(A) amend the Employment Districts Zoning By-law No. 24982, as amended, with respect to the Golden Mile Employment District, for the lands located at the northwest corner of Comstock Road and Warden Avenue, being Part of Lot B, Registered Plan 3928, to delete the existing Industrial Zone (M) and Vehicle Service Zone (VS) zoning, replacing it with a Mixed Employment Zone (ME) with the following specific provisions:

(1) Permitted Uses:

(1.1) Mixed Employment Zone (ME);

(1.2) the following additional uses are permitted:

(a) Service Shops;

(b) Open Storage ancillary to Retail Stores;

(c) Vehicle Repair Garages and Vehicle Service Garages ancillary to Retail Stores;

(2) Performance Standards:

(2.1) the gross floor area of all buildings shall not exceed 14,000 square metres (150,700 square feet);

(2.2) the gross floor area of all or any parts of any Retail Store dedicated to the sale of food shall not exceed a cumulative total of 700 square metres (7,500 square feet);

(2.3) minimum building setback from all lot lines 3 metres (10 feet);

(2.4) open storage and display of goods, in conjunction with a Retail Store, shall be permitted within 60 metres (200 feet) of a main wall;

(2.5) the provisions of this By-law shall apply collectively to this land, notwithstanding its future division into two or more parcels of land; and

(B) authorize such unsubstantive, stylistic or format changes to the Zoning By-law as may be necessary to give effect to this resolution.

Background:

This 4.4 hectare (10.9 acre) site is the final large parcel of the former G.M. van plant lands to come under redevelopment. It is vacant and is bounded by the proposed TTC bus garage facility to the west and former industrial lands which are redeveloping for commercial uses to the north. These abutting lands were rezoned to the Mixed Employment (ME) zoning which the owner is seeking for this site. A number of commercial and industrial properties are located opposite the subject site on the east side of Warden Avenue and the south side of Comstock Road.

The applicant wishes to develop this site with a Revy Home & Garden retail store. As illustrated on Figure 2, the facility would comprise a 10,100 square metre (108,800 square foot) retail building, with a 2,870 square metre (30,900 square foot) garden centre and a 3,700 square metre (39,800 square foot) outdoor area for the display and sales of building products. The applicant is proposing to provide 518 parking spaces with this facility, which is in excess of the minimum 418 parking spaces required by the Zoning By-law. The store would have vehicular access from Warden Avenue, Comstock Road and Lebovic Avenue.

Comments:

Scarborough Community Council is familiar with land use change in the Golden Mile Employment District through past consideration of the Land Use Review and the numerous associated development applications. This proposal is consistent with Official Plan Amendment No. 965 which implemented a Special District Commercial designation on properties fronting on Eglinton and Warden Avenues in the Golden Mile. The range of proposed land uses is also consistent with zoning permissions granted to other applicants under this designation.

A Traffic Impact Study for the proposal has been reviewed by Transportation Planning and Works and Emergency Services Department staff, and supplemental information is being provided which should result in its approval. The Transportation System Improvement (TSI) Charge, which applies to all applicants in the Golden Mile seeking to develop new commercial uses provided for by OPA 965, is applicable to this proposal. An agreement has been registered on title to pay the appropriate charge to the City upon issuance of building permits which would generate some $500,000 towards the implementation of the required transportation system improvements.

Staff from the Works and Emergency Services Department indicate that Comstock Road must be rebuilt and widened to accommodate anticipated future traffic levels. The land for the widening was previously obtained from 1090011 Ontario Limited, and the work is planned as part of the year 2000 capital program in order to be in place prior to the opening of the T.T.C. facility. This work, however, is not part of the package of system improvements to be paid for through funds obtained from the TSI Charge. Notwithstanding this, the owner has agreed to implement the road widening across the Comstock Road frontage, as well as provide a southbound left turn lane at the Comstock Road and Pharmacy Avenue intersection, and will enter into an agreement with the City in this regard prior to the Bill implementing the above resolution being forwarded to Council.

In January of this year, the Ontario Municipal Board released its Decision with respect to the appeal by Loblaws Properties Ltd. regarding the issue of large scale food retailing in the Golden Mile. The Board agreed with the position taken by the City that there is no rationale for limiting the extent of food retailing in the Official Plan and dismissed the appeal on this final portion of OPA 965. As a result, the City is now in a position to approve rezoning applications seeking food store uses. However, the owner presently has no plans for a food store on the subject lands and has requested that the By-law restrict food store uses to a maximum of 700 square metres (7,500 square feet) per retail store, consistent with other properties in the area.

Conclusion:

The recommended rezoning is consistent with the Official Plan and implements the City's vision for the rejuvenation of the Golden Mile - being the redevelopment of the Eglinton and Warden Avenue frontages with a wide range of commercial activities. It would also result in land uses on the property which are consistent with abutting lands and would enhance the fundamental function of the Golden Mile as an area that creates jobs and generates tax revenues that support services for City residents.

Contact Name:

Neil Cresswell, MCIP, RPP

Manager, Community Planning Division

Phone: (416) 396-4927

Fax: (416) 396-4265

E-mail: cresswel@city.scarborough.on.ca

Mr. Lloyd Cherniak, on behalf of 1090011 Ontario Limited, appeared before the Community Council and expressed support for the staff recommendation.

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council, after considering the deputations and based on the finding of fact, conclusions and recommendations contained in the report, dated August 13, 1999, from the Director of Community Planning, East District, recommends that the report of the Director of Community Planning, East District, be adopted.

The Scarborough Community Council reports having held a statutory public meeting on September 14, 1999, in accordance with Section 17 and Section 34 of the Planning Act and the regulations thereunder.

The Scarborough Community Council submits the following report (August 13 , 1999) from the Director of Community Planning, East District:

Purpose:

The application proposes to amend the current Neighbourhood Commercial (NC) zoning of the property on the northeast corner of Victoria Park Avenue and Lawrence Avenue East to permit retail stores over the entire subject lands, in addition to currently permitted uses. Currently retail stores are only permitted on the southern portion of the subject lands.

Recommendations:

It is recommended that City Council:

(A) amend the Wexford Community Zoning By-law No. 9511, as amended, with respect to Part of Blocks A and B, Registered Plan 4244, known municipally as 1805 Victoria Park Avenue, as follows:

(1) extend the current Neighbourhood Commercial (NC) zoning permission for retail stores over the entire subject property;

(2) introduce a new performance standard on the subject lands to restrict the gross floor area of all buildings to a maximum of 40 percent of the lot area; and

(B) authorize such unsubstantive technical, stylistic or format changes as may be necessary to the Zoning By-law to properly carry out the intent of this resolution.

Background:

Shell Canada Limited proposes to demolish the existing Automobile Service Station building and construct a new gas bar and a 200 square metre (2,150 square foot) convenience store building. There will be sales of foods such as coffee and donuts, but no seating is proposed. The convenience store is considered a retail store. Permission for restaurants over the entire site is not proposed. A total of 8 parking spaces are proposed on the property.

Surrounding land uses include a residential apartment building to the north, the rear yards of two single family dwellings to the east, and commercial uses to the east along Lawrence Avenue. On the south side of Lawrence Avenue and the west side of Victoria Park Avenue there are commercial uses.

Comments:

The entire property is zoned Neighbourhood Commercial (NC), however, an exception on the northern portion of the property permits only Service Station Uses. The southern portion of the subject lands currently permits the full range of Neighbourhood Commercial (NC) uses including retail stores, personal service shops, and restaurants.

The subject lands are well landscaped. There is currently a wooden fence along the north and east property line which, together with the existing landscaping, serves as an adequate buffer between the activities on the subject lands and abutting residential uses.

The applicant has submitted a Site Plan Control application illustrating a proposed landscaping treatment. The majority of existing trees on this property will be retained and some new trees will be planted. Also, the landscape strip along the north lot line will significantly be increased in width.

Allowing retail stores on the entire property is consistent with the Neighbourhood Commercial Official Plan designation for this property and will be compatible with the surrounding uses. Retail Stores are an appropriate use for this location, on a major arterial road with excellent accessibility and TTC service.

In order to establish consistent commercial density provisions, planning staff are recommending a performance standard be introduced for the subject lands which would restrict the gross floor area of all buildings to a maximum of 40 percent of the lot area. This would be consistent with the neighbouring commercial properties to the east along Lawrence Avenue. The subject property currently does not have a density restriction.

The application was circulated to various City Departments who responded with no objections. The Works and Emergency Services Department requires a 2.35 metre (7.8 foot) conveyance for road widening purposes across the northern Victoria Park Avenue frontage of the property in order to secure the requirements of a 30 metre (98 foot) right-of-way. This is in accordance with the Official Plan and the conveyance will be secured prior to final Site Plan Control approval for the proposal.

Conclusions:

Permitting retail stores on the entire property is appropriate and will enable the owner to redevelop and upgrade the property into a gas bar and convenience store building.

Contact Name:

Joe Nanos, Acting Senior Planner

Telephone: (416) 396-7037

Facsimile: (416) 396-4265

E-mail: nanos@city.scarborough.on.ca

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

- Mr. Bob Vavaroutsos, representing his parents who reside on Burnley Avenue, immediately behind the subject site, advising that their concerns respecting noise and increased garbage and other irritants possibly resulting from the proposed use, have been taken into consideration by Shell Canada and that he received a verbal undertaking from Shell's representative that the site will be well-maintained with increased landscaping around the garbage room, and the height of the privacy fence will be increased to eight feet; and

- Mr. Wayne Burns, representing Shell Canada Limited, who expressed support for the staff recommendations and acknowledged Shell's commitment as described by Mr. Vavaroutsos.

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council, after considering the deputations and based on the finding of fact, conclusions and recommendations contained in the report, dated August 13, 1999, from the Director, Community Planning, East District, recommends that the report of the Director, Community Planning, East District, be adopted.

The Scarborough Community Council reports having held a statutory public meeting on September 14, 1999, in accordance with Section 17 and Section 34 of The Planning Act and the regulations thereunder.

The Scarborough Community Council submits the following report (August 13, 1999) from the Director, Community Planning, East District:

Purpose:

Grant Whittington, on behalf of Michael and Rosemary Naemsch, has submitted an application to amend the Highland Creek Community Zoning By-law to reduce the minimum lot area for the lands shown on the adjacent map. The proposed amendment would reduce the minimum lot area from 696 square metres (7,500 square feet) to a minimum lot area of 509 square metres (5,479 square feet). Consent application SC-B19990046 has been submitted concurrent with the rezoning application.

Financial Implications:

None.

Recommendation:

It is recommended that City Council:

(A) amend the Highland Creek Community Zoning By-law No. 10827, as amended, with respect to the lands outlined on Figure 1, by deleting the existing performance standards applicable to these lands and replace them with the following:

(1) one single-family dwelling per parcel of land with a minimum of 15 metres frontage on a public street and a minimum lot area of 509 square metres;

(2) minimum side yard 900 mm from each side;

(3) minimum rear yard 7.5 metres;

(4) a garage shall be erected with each dwelling unit;

(5) chimneys, pilasters, projecting columns, balconies, unenclosed porches and canopies shall not project into any required side yard of 1 metre or less;

(6) minimum 3 metres building setback except that the garage main wall containing the vehicular access shall be setback a minimum of 6 metres; and

(B) authorize such unsubstantive technical, stylistic or format changes to the Zoning By-law amendment as may be required to properly carry out the intent of this resolution.

Background:

The proposal complies with the Low Density residential designation within the Highland Creek Community Secondary Plan which provides for single-family dwellings on lots having minimum lot areas of 450 square metres (4,844 square feet). The current zoning for the property permits one single-family dwelling per parcel of land with a minimum 15 metres (50 feet) frontage on a public street and a minimum lot area of 696 square metres (5,500 square feet).

The Zoning By-law Amendment proposes to rezone the property to permit two single-family dwelling lots to each have a minimum frontage of 15 metre (50 feet) and a minimum lot area of 509 square metres (5,479 square feet). The parcel to be retained will have a frontage on Zaph Avenue, with the parcel to be conveyed to be integrated into the approved plan of subdivision having frontage on Goldene Way.

The lots to be created are consistent in frontage, depth, and area with existing lots fronting on Zaph Avenue and within the approved plan of subdivision abutting the subject property.

The application was circulated to various review agencies, none of whom had any comments or concerns. Statutory Public Notice has been provided to all assessed persons within 120 metres (400 feet) of the subject property and to the local Community Association. To date no written responses have been received.

In July 1999, Scarborough Community Council endorsed a Preliminary Evaluation report and directed staff to target a Public Meeting on this application for the third quarter of 1999.

Conclusions:

This application to amend the Zoning By-law will result in the creation of two lots that are consistent in frontage, depth and area with lots fronting on Zaph Avenue and with the lots within the abutting approved plan of subdivision. The proposed development of these lots is consistent with the City's infill objectives as shown on the Tertiary Plan for the Highland Creek Community.

Contact Name:

Theo Lawrence, Planner

Scarborough Civic Centre

Telephone: (416) 396-7038

Fax: (416) 396-4265

E-mail: lawren_t@city.scarborough.on.ca

Mr. Grant Whittington, the applicant, appeared before the Community Council in connection with the foregoing matter and expressed support for the staff recommendation.

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council recommends the adoption of the following report (September 2, 1999) from the City Solicitor:

Purpose:

Wycliffe Highland Creek Limited entered into a Development Agreement with The Corporation of the City of Scarborough dated the 25th day of June, 1996 to develop the lands located on the north side of Brimorton Road on the east side of Mid Pines Road.

All departments have now completed the development acceptance form for the above development. It is therefore recommended that the services can now be accepted by the City.

Funding Sources, Financial Implications and Impact Statement:

Not applicable.

Recommendations:

It is recommended that:

(1) the services installed for the above Development be accepted and the City formally assume the road within this Development;

(2) the Legal Services Department be authorized to release the performance guarantee; and

(3) the City Clerk and Treasurer be authorized to sign any release or other documentation necessary to give effect to this acceptance.

Council Reference/Background/History:

The Owner entered into a Development Agreement dated June 25, 1996 with the Corporation of the City of Scarborough to develop the lands located at 950 Brimorton Drive, on the east side of Mid Pines Road. The development consists of 35 townhouse units.

All Departments have completed the development acceptance form for servicing relating to the development and therefore, it would be appropriate for the City to assume those services and release the performance guarantee.

Comments and/or Discussion and/or Justification:

Not applicable.

Conclusions:

The services installed for this development could now be accepted.

Contact Name:

Anna Kinastowski, Director

Planning and Administrative Tribunal Law

Tel. No.: (416) 392-0080; Fax No.:(416) 397-4420

Application SC-L1998006, Meadowsweet Homes Inc.

(City Council on September 28 and 29, 1999, adopted this Clause, without amendment.)

The Scarborough Community Council recommends the adoption of the following report (September 13, 1999) from the Director of Community Planning, East District:

Purpose:

Meadowsweet Homes Inc., has requested a one year extension to the Part Lot Control Exemption By-law applying to various blocks and lots within the subdivision which remain unsold. There are no concerns with this request.

Recommendations:

It is recommended that City Council:

(1) enact an extension to the Part Lot Control Exemption By-law with respect to Blocks 139 and 140 and Lots 1 to 4, 6 to 8, 25, 27, 29, 30, 32, 33 on Registered Plan 66M-2312;

(2) deem that the By-law be repealed one (1) year from the date of passing; and

(3) authorize such unsubstantive, technical, stylistic or format changes to the by-law as may be required to properly carry out the intent of this resolution.

Contact Name:

Jayne Naiman, Scarborough Civic Centre

Telephone: (416) 396-7040

Fax: (416) 396-4265

e-mail: naiman@city.scarborough.on.ca

(City Council on September 28 and 29, 1999, notwithstanding subsection 127(5) of the Council Procedural By-law, received this Clause, as information,, subject to striking out and referring Item (w), entitled "Relocation of Lottery Licensing Staff to York Civic Centre", embodied in this Clause, to the Administration Committee for further consideration.)

(a) The Scarborough Community Council reports having received a presentation from Mr. Bob Wakelin, President, Scarborough Seniors' Games, expressing the appreciation of the Games Executive for the support given to the Games by Scarborough Councillors over the years.

(b) New Practices for the Review of Development Applications

The Scarborough Community Council reports having received a presentation by Mr. Ted Tyndorf, Director, Community Planning, East District; and having recommended to Planning and Transportation Committee that:

(1) the Commissioner of Urban Planning and Development Services be directed to:

(i) send by First Class Mail, notification of planning applications to tenants and owners within 400 feet of an application; and

(ii) send by Third Class Mail, at the applicant's expense, notification of planning applications to tenants and owners beyond the 400 foot boundary, as may be determined by the local Community Council;

(2) site inspections on Site Plan Applications be continued in the East District, as previously carried out by the former City of Scarborough, and that the Commissioner of Urban Planning and Development Services be directed to continue to review internal operations to provide this service City-wide;

(3) telecommunications equipment not be exempted from the Site Plan Control process; and

(4) Recommendation No. (6) in the report of the Commissioner of Urban Planning and Development Services be amended to read as follows:

"(6) staff be authorized to accept, as an alternative where site inspection resources are limited, certificates of completion from Provincially registered professionals as proof of compliance with City requirements and Provincial statutes with regard to site plan approval and condominium registration;":

(i) (July 30, 1999) from the City Clerk, Planning and Transportation Committee, referring a report (June 25, 1999) from the Commissioner of Urban Planning and Development Services respecting New Practices for the Review of Development Applications, and requesting that Community Council hear public deputations thereon and forward its comments to the Planning and Transportation Committee scheduled to be held on October 4, 1999; and

(ii) (August 25, 1999) from the City Clerk, Planning and Transportation Committee, referring a report (July 30, 1999) from Councillor Filion providing suggested amendments to the Planning process with regard to New Practices for the Review of Development Applications.

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

- Ms. Lois James, Toronto; and

- Mr. George Dawe, Toronto.

The Community Council also received a communication (September 1, 1999) from Mr. Jim Murphy, Director of Government Relations, Greater Toronto Home Builders' Association, a copy of which was provided to all Members of Community Council and a copy thereof is on file in the Office of the City Clerk, Scarborough Civic Centre.

(c) All-way Stop Control on Bridletowne Circle at Beverly Glen Boulevard/Mall Driveway Ward 17 - Scarborough Agincourt

The Scarborough Community Council reports having deferred the following report, at the request of Councillor Shaw, for consideration at its meeting scheduled to be held on November 9, 1999:

(August 24, 1999) from the Director of Transportation Services, District 4, recommending that:

(1) the all-way stop control identified on Appendix 1 of this report be adopted; and

(2) the appropriate By-law be amended accordingly.

(d) Proposed Road Classification System

The Scarborough Community Council reports having:

(1) received a presentation by Mr. Tom Mulligan, Operational Planning and Policy; and

(2) recommended to Works Committee that the Commissioner of Works and Emergency Services, when reviewing road classifications, be directed to take into consideration standards of construction and maintenance in areas proximate to parks/scenic areas:

(July 14, 1999) from the City Clerk, Works Committee, referring a report (June 29, 1999) from the Commissioner of Works and Emergency Services respecting a Proposed Road Classification System for the City of Toronto, and requesting that the Community Council forward its comments thereon for consideration at the Works Committee meeting scheduled to be held on November 3, 1999.

Ms. Lois James appeared before the Community Council in connection with the foregoing matter.

(e) 261 Port Union Road Ward 16 - Scarborough Highland Creek

The Scarborough Community Council reports having received the following reports:

(a) (October 26, 1998) from the Director of Community Planning, East District, responding to Community Council's request, at its meeting held on November 12, 1998, that the Director report on the process necessary to amend the Zoning By-law at this location, and recommending that this report be received for information.

(b) (August 23, 1999) from the East District Manager, Municipal Licensing and Standards, responding to Community Council's request, at its meeting held on December 9, 1998, that the Manager monitor the outstanding issues of concern at this location over the summer months, and recommending that this report be received for information.

(f) 428 Brownfield Gardens Ward 16 - Scarborough Highland Creek

The Scarborough Community Council reports having received the following report:

(August 30, 1999) from the East District Manager, Municipal Licensing and Standards, responding to Community Council's request, at its meeting held on July 15, 1999, that the Manager monitor the Property Standards issues at this location over the summer, and recommending that this report be received for information.

(g) Site Plan Control Application S98069 Parasco Morrish Inc., 34 Morrish Road Highland Creek Community Ward 16 - Scarborough Highland Creek

The Scarborough Community Council reports having received the following report:

(August 31, 1999) from the Director of Community Planning, East District, responding to Community Council's request, at its meeting held on July 15, 1999, that the Director explore the possibility of using part of the adjacent property for townhouses, and recommending that this report be received for information.

(h) Preliminary Evaluation Report Zoning By-law Amendment Application SC-Z1998040 Craiglee Nursing Home Ltd. 94 - 102 Craiglee Drive, and 9 and 11 Vanbrugh Avenue Cliffside Community Ward 13 - Scarborough Bluffs

The Scarborough Community Council reports having approved the following report, subject to expanding the area of notification to include all property owners within the area bounded by McIntosh Street (south side), easterly to Sandown Avenue (east side), northerly to Park Street (south side) and westerly to Kennedy Road (east side):

(August 18, 1999) from the Director of Community Planning, East District, recommending that Scarborough Community Council direct the Director of Community Planning (East District) to process the application in the normal manner, and that Scarborough Community Council convene a Public Meeting, targeted for the fourth quarter of 1999, subject to:

(1) staff conducting a Community Information Meeting with a standard notice area of 120 metres (400 feet) from the subject property; and to the local Community Association; the date of the Community Information Meeting to be determined in consultation with the Ward Councillors; and

(2) staff providing Notice of the said Public Meeting to all property owners within 120 metres (400 feet) of the subject property.

(i) Preliminary Evaluation Report Official Plan Amendment Application SC-P19990013 Zoning By-law Amendment Application SC-Z19990016 Convention Plaza Limited Partnership Ward 15 - Scarborough City Centre

The Scarborough Community Council reports having approved the following report, subject to the following amendments:

(1) that Recommendation No. (1) be amended to provide that the individual condominium owners receive notification of this application, at the applicant's expense;

(2) that Recommendation No. (2) be amended to provide that the applicant also submit a Noise Impact Study;

(3) that a new Recommendation No. (6) be added, as follows:

"(6) direct staff to ensure that negotiations consider the use of the existing alternative Parkland Conveyance requirement policy;"

(4) that a new Recommendation No. (7) be added, as follows:

"(7) consideration be given to alternative housing forms, including apartments, to address noise impact and open space issues; and";

(5) that a new Recommendation No. (8) be added, as follows:

"(8) require the applicant to submit a Site Plan Control Application with this application.":

(August 31, 1999) from the Director of Community Planning, East District, recommending that the Scarborough Community Council direct staff to:

(1) hold a Community Meeting and invite adjacent Condominium Corporations and land owners;

(2) require the applicant to submit the following in support of these applications: Traffic Impact Study, and Wind and Micro-Climate Study;

(3) process the applications in the normal manner and work with the applicant to achieve a high quality development appropriate for the City Centre, having regard for the City Centre Design objectives, including a strong identifiable image to provide an attractive addition to the Scarborough City Centre;

(4) negotiate with the applicant to secure Section 37 contributions towards the City's Capital Revolving Fund for affordable housing, as established by Council, as well as other potential community benefits which may result from emerging City-wide Section 37 guidelines that are currently being developed; and

(5) target the Public Meeting of Council for the first quarter of 2000, subject to the recommendations above. Notice of the Public Meeting to be provided to all property owners within 120 metres (400 feet) of the subject property.

Ms. Mary Flynn-Guglietti, on behalf of the applicant, appeared before the Community Council in connection with the foregoing matter.

(j) Preliminary Evaluation Report Official Plan Amendment Application SC-P19990016 Zoning By-law Amendment Application SC-Z19990032 Beechgrove Developments Ltd., Beechgrove Drive/Coronation Drive Coronation Drive Employment District Ward 16 - Scarborough Highland Creek

The Scarborough Community Council reports having approved the following report:

(August 24, 1999) from the Director of Community Planning, East District, recommending that Scarborough Community Council direct the Director of Community Planning (East District) to provide a further report on the merit of these applications, by December 1999, following consultation with City Departments and the local residential and industrial communities.

(k) Preliminary Evaluation Report Zoning By-law Amendment Application SC-Z19990020 Draft Plan of Subdivision Application SC-T19990004 Parcival Developments Limited, 79-91 Westcroft Road and 30 Weir Crescent West Hill Community Ward 16 - Scarborough Highland Creek

The Scarborough Community Council reports having approved the following report:

(August 20, 1999) from the Director of Community Planning, East District, recommending that Scarborough Community Council direct the Director of Community Planning (East District) to process these applications in the normal manner, and that Scarborough Community Council convene a Public Meeting, targeted for the end of the year, subject to:

(1) staff conducting a Community Information Meeting with a standard notice area of 120 metres (400 feet) from the subject property; and to the local Community Association; the date of the Community Information Meeting to be determined in consultation with the Ward Councillor(s); and

(2) staff providing Notice of the Public Meeting to all property owners within 120 metres (400 feet) of the subject property.

(l) Preliminary Evaluation Report Official Plan Amendment Application SC-P1999011 Zoning By-law Amendment Applications SC-Z1999019 and SC-Z1999027 to SC-Z19990031 Inclusive Draft Plan of Subdivision Application SC-T1999003 and SC-T1999006 to SC-T1999010 Inclusive Village Securities, 554056 Ontario Limited, Silvercore Properties Inc., M & R Holdings, Neilson Development Corporation Staines Development Corporation Steeles Avenue, Rouge River, CPR Havelock, Belleville and Connector Lines Morningside Heights Community (Formerly Tapscott Employment District) and Upper Rouge Community Ward 18 - Scarborough Malvern

The Scarborough Community Council reports having approved the following report:

(August 30, 1999) from the Director of Community Planning, East District, recommending that Scarborough Community Council direct the Director of Community Planning, East District, to continue to process the applications in the normal manner and to target a Public Meeting for the first quarter of 2000.

(m) Request for Direction Official Plan Amendment Application SC-P1999007 Zoning By-law Amendment Application SC-Z1999011 Tiffield Development Corporation and Yee Hong Centre for Geriatric Care South-east of Middlefield Road and Finch Avenue Marshalling Yard Employment District Ward 18 - Scarborough Malvern

The Scarborough Community Council reports having:

(1) struck out Recommendation No. (1) in the following report;

(2) approved Recommendations Nos. (2) and (3);

(3) deferred consideration of these applications to its meeting scheduled to be held on November 9, 1999, to permit further consultation between staff and the applicants, with the request that staff report at that time on the progress of the negotiations; and directed:

(i) that the Community Information meeting be held as soon as possible;

(ii) that these applications be processed in the normal manner as expeditiously as possible and that the statutory Public Meeting be held on November 9, 1999:

(September 1, 1999) from the Director of Community Planning, East District, recommending that City Council direct the City Solicitor and Director of Community Planning, East District to:

(1) oppose at Ontario Municipal Board the application by Tiffield Development Corporation and Yee Hong Centre for Geriatric Care to amend the Scarborough Official Plan and Employment Districts Zoning By-law (Marshalling Yards) to permit commercial, apartment and townhouse uses in addition to a geriatric care centre including a nursing home, seniors residence, community centre and related facilities;

(2) continue to negotiate with the applicants to modify their proposal to delete the market townhouse component and to retain a larger component of the site for the employment uses provided for under the existing official plan designations and zoning, while limiting the proposed apartments to a Main Street format of residential units above commercial uses in buildings not exceeding four storeys along the Finch Avenue frontage west of Scottfield Road; and

(3) meet with the Middlefield and Richmond Park Community Associations, in consultation with the Ward Councillors, to obtain community input to the City's position.

Mr. Chris Williams, Solicitor for the applicants, appeared before the Community Council in connection with the foregoing matter.

The Community Council also received a communication (September 14, 1999) from Mr. Williams, a copy of which was provided to all Members of Community Council and a copy thereof is on file in the Office of the City Clerk, Scarborough Civic Centre.

(n) New Applications Received - All Scarborough Wards

The Scarborough Community Council reports having received the following report:

(September 1, 1999) from the Director of Community Planning, East District, advising Community Council of the new applications received during the 9-week period ending August 25, 1999; and recommending that this report be received for information.

(o) Site Plan Control Approvals - All Scarborough Wards

The Scarborough Community Council reports having received the following report:

(September 1, 1999) from the Director of Community Planning, East District, advising Community Council of the Site Plan Control Approvals granted by the Director, and recommending that this report be received for information.

(p) Consent Applications - All Scarborough Wards

The Scarborough Community Council reports having received the following report:

(September 1, 1999) from the Director of Community Planning, East District, advising Community Council of the Consent Decisions granted by the Director, and recommending that this report be received for information.

(q) Ontario Municipal Board Hearings - All Scarborough Wards

The Scarborough Community Council reports having received the following report:

(September 1, 1999) from the Director of Community Planning, East District, advising Community Council of the status of current appeals to the Ontario Municipal Board, and recommending that this report be received for information.

(r) Harmonized Residential Water Service Connection Repair Program

The Scarborough Community Council reports having received the following report:

(June 22, 1999) from the Commissioner of Works and Emergency Services responding to a Council direction that a report be submitted through the Community Councils to the Works Committee on how the City could provide a water service upgrade from the City's property line to the water meter, at no cost to the homeowners, and recommending that this report be received for information.

(s) Motion of Condolence

The Scarborough Community Council reports having received the following motion:

(July 2, 1999) from the City Clerk (Toronto Community Council) forwarding a Motion of Condolence passed by the Toronto Community Council at its meeting held on June 22, 1999, respecting the passing of Councillor Frank Faubert.

(t) Request to Rename an Arena in Scarborough after The Late Councillor Frank Faubert

The Scarborough Community Council reports having:

(1) supported the naming of a facility in honour of the late Councillor Frank Faubert; and

(2) requested that the Chair, along with Councillors Moeser, Duguid and Berardinetti, and any other Scarborough Councillor who wishes to participate, meet with appropriate staff and members of the Faubert family to consider this matter:

(August 16, 1999) from the City Clerk (York Community Council) advising that City Council, on July 6, 7 and 8, 1999, amended Clause No. 9 in Report No. 7 of the York Community Council by striking out and referring to Community Council, the second operative paragraph, i.e., that the Scarborough Community Council give consideration to the renaming of an arena, such as the Scarborough Village Recreation Centre, in honour of Frank Faubert, citizen of Toronto.

(u) Request for Appointment of Community Council Member to the Board of The Guild Renaissance Group

The Scarborough Community Council reports having received the following communication:

(August 13, 1999) from the President, The Guild Renaissance Group, requesting that Community Council appoint one of its Members as an ex officio member of the Board of The Guild Renaissance Group.

(v) Special Resolution of the City-County Council of the City of Indianapolis and of Marion County

The Scarborough Community Council reports having received the following communication:

(July 19, 1999) from City of Indianapolis, providing, for the information of Council, a Special Resolution commending Indianapolis and Scarborough/Toronto for receiving a top international honour from Sister Cities International.

(w) Relocation of Lottery Licensing Staff to York Civic Centre

The Scarborough Community Council reports having:

(1) supported the organizational model proposed by the City Clerk respecting the Legislative Services Unit; and

(2) requested that the City Clerk report to the Scarborough Community Council in six months on the status of the reorganization, following implementation:

(September 7, 1999) from the City Clerk (Administration Committee) referring the report (July 7, 1999) from the City Clerk respecting proposed changes to the organizational structure of the Legislative Services Unit, for consideration and report thereon to City Council for its meeting scheduled to be held on September 28, 1999.

(x) Public Meeting under the Planning Act Official Plan Amendment Application SP1998018 Zoning By-law Amendment Application SZ1998036 George and Cindy Samonas, 3291 Kingston Road Scarborough Village Community Ward 13 - Scarborough Bluffs

The Scarborough Community Council after considering the deputations and based on the finding of fact, conclusions and recommendations contained in the report, dated June 4, 1999, from the Director of Community Planning, East District, reports having:

(1) concluded the Public Meeting respecting this application; and

(2) deferred the recommendations contained in the report of the Director of Community Planning, East District, for consideration at its meeting scheduled to be held on October 12, 1999:

(June 4, 1999) from the Director of Community Planning, East District, recommending that City Council:

(A) Official Plan:

amend the Scarborough Village Community Secondary Plan with respect to 3291 Kingston Road, by repealing Numbered Policy 5.

(B) Zoning By-law:

amend the Scarborough Village Community Zoning By-law No.10010, as amended, with respect to Part of Lot 20, Concession C, known municipally as 3291 Kingston Road, as follows:

(1) one dwelling unit per 199 square metres (2,140 square feet) of lot area;

(2) Day Nursery maximum 520 square metres (5,600 square feet) gross floor area;

(3) an enclosed refuse storage room shall be provided on the site;

(4) minimum front yard setback 3 metres (10 feet);

(5) minimum building setback of 7.5 metres (25 feet) abutting the Single-Family Residential Zone;

(6) parking for Day Nurseries 1.5 spaces per 100 square metres of gross floor area;

(7) parking is permitted in the front yard;

(8) the provisions of this By-law shall apply collectively to this property notwithstanding its division into two or more parcels;

(9) delete Exception Numbers 15 and 22; and

(C) Miscellaneous:

authorize such unsubstantive technical, stylistic or format changes to the Official Plan and Zoning By-law Amendments as may be required to properly carry out the intent of this resolution.

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

- Mr. Ira T. Kagan, Solicitor for George and Cindy Samonas, requesting that Community Council recommend approval to City Council of the foregoing recommendations, but that the enacting By-law be prepared to reflect the result of further discussions to take place with the affected residents, and in the event that agreement is not reached, the By-law not be adopted by City Council at its meeting to be held on September 28, 1999;

- Mr. Paul Vincent, representing some of the residents in the area, who indicated concurrence in the request by Mr. Kagan.

The Community Council also received a communication (September 9, 1999) from Mr. Kagan, in support of approving the recommendations, a copy of which was provided to all Members of the Community Council and a copy thereof is on file in the Office of the City Clerk, Scarborough Civic Centre.

(y) Fallingbrook Crescent - Ward 13 - Scarborough Bluffs

The Scarborough Community Council reports having approved a request by Councillor Ashton that the City Solicitor and the Deputy Chief Building Official, East District, be directed to report to the Community Council meeting scheduled to be held on October 12, 1999, respecting No. 3 Fallingbrook Crescent, and that the residents at No. 5 Fallingbrook Crescent be invited to attend at that time.

(z) Seniors' Recreation Fees

The Scarborough Community Council reports having approved a request by Councillor Shaw that the Director of Parks and Recreation, East District, be directed to report to the Community Council meeting scheduled to be held on October 12, 1999, providing:

(1) a concise report on the background and implementation of the new programs and fees structure;

(2) the communications strategy undertaken by staff to ensure public awareness; and

(3) a structure for all future public consultation for all recreational programs and fee changes.

(aa) Stop Control Approvals

The Scarborough Community Council reports having approved a request by Councillor Balkissoon that the Director of Transportation Services, District 4, be directed to report to the Community Council meeting scheduled to be held on October 12, 1999, respecting the possibility of implementing an automatic staff approval process for new stop controls whereby the Director need not report to Community Council unless requested to do so by the local Councillor(s).

(bb) Fence By-law Exemption Approvals

The Scarborough Community Council reports having approved a request by Councillor Balkissoon that the Manager of Municipal Licensing and Standards, East District, be directed to report to the Community Council meeting scheduled to be held on October 12, 1999, respecting the possibility of implementing an automatic staff approval process for exemptions to the Fence By-law whereby the Manager need not report to Community Council unless requested to do so by the local Councillor(s).

(cc) Chair of the Traffic Safety Coalition

The Scarborough Community Council reports having approved a request by Councillor Balkissoon that the Community Council respond to a request from the Traffic Safety Coalition by confirming that Councillor Balkissoon will replace Councillor Berardinetti as Chair of the Traffic Safety Coalition, and that all future Chairs of the Community Council will be requested to assume this role.

(dd) Agreement Affecting Milner Avenue/Progress Avenue Area

The Scarborough Community Council reports having approved a request by Councillor Balkissoon that the Director of Community Planning, East District, in consultation with Works and Emergency Services Department and Legal Services, report to the Community Council meeting scheduled to be held on October 12, 1999, to reassess the obligations of Milner Properties in providing the road improvements contained in the development agreement applying to the property in the Milner Avenue/Progress Avenue area, and further, to provide recommendations as to whether the City should be assuming any of these obligations.

Respectfully submitted,

BAS BALKISSOON

Chair

Toronto, September 14, 1999

(Report No. 11 of The Scarborough Community Council, was adopted, as amended, by City Council on September 28 and 29, 1999.)