TABLE OF CONTENTS
REPORTS OF THE STANDING COMMITTEES
AND OTHER COMMITTEES
As Considered by
The Council of the City of Toronto
on June 3, 4 and 5, 1998
SCARBOROUGH COMMUNITY COUNCIL
REPORT No. 5
1Request for a 40-Kilometre Per Hour Speed Limiton Livingston Road - Ward 13 - Scarborough Bluffs
2Request for a 40-Kilometre Per Hour Speed Limit onAmberjack Boulevard - Ward 15 - Scarborough City
Centre
3Traffic Amendments in the Rosewood SubdivisionWard 17 - Scarborough Agincourt
4Request for a Restriction of Northbound Traffic from the Milner Properties Site to Murison BoulevardWard 18
- Scarborough Malvern
5Request for Direction - Minor Variance Appeals Wards 16 and 18 Scarborough Highland Creekand
Scarborough Malvern
6Preliminary Evaluation Report Official Plan Amendment Application SP98005Zoning By-Law Amendment
Application SZ98012John Delic, South Side of Lawrence Avenue Eas tWard 14 - Scarborough Wexford
7Draft Plan of Condominium Application SC98018Mondeo Developments Inc., 740 Ellesmere Road Ward 14
- Scarborough Wexford
8Official Plan Amendment Application P95009Zoning By-law Amendment Application Z95012Alfred Szeto on
behalf of Malvern Baptist Church185 Milner Avenue - Malvern Employment District Ward 18 - Scarborough
Malvern
9Official Plan Amendment Application P97022Zoning By-law Amendment Application Z97056Petro Canada,
5110 Sheppard Avenue East Marshalling Yard Employment District Ward 18 - Scarborough Malvern
10Acceptance of Service - Registered Plan 66M-2277 North of Finch Avenue, South of C.P.R., West of
Rouge River Ward 18 - Scarborough Malvern
11Agreements Between the City and Four Property Owners Adjacent to Edge Park Former Landfill Site Ward
13 - Scarborough Bluffs
12Planning Applications on Ontario Hydro Lands Funding for Community Participation at the Ontario
Municipal Board
13Morningside Heights Land Use Study and Related Development Applications and Morningside Tributary
Subwatershed Study
141998 Indianapolis-Scarborough Peace Games Attendance by Senior Staff
15Other Items Considered by the Community Council
City of Toronto
REPORT No. 5
OF THE SCARBOROUGH COMMUNITY COUNCIL
(from its meeting on May 27 and 28, 1998,
submitted by Councillor Lorenzo Berardinetti, Chair)
As Considered by
The Council of the City of Toronto
on June 3, 4 and 5, 1998
1
Request for a 40 Kilometre Per Hour Speed Limit
on Livingston Road - Ward 13 - Scarborough Bluffs
(City Council on June 3, 4 and 5, 1998, adopted this Clause, without amendment.)
The Scarborough Community Council recommends the adoption of the following report (May13, 1998) from the
Director of Road and Traffic Services, Scarborough:
Purpose:
To address the need for a 40 kilometre per hour speed limit on Livingston Road north of Guildwood Parkway.
Funding Sources, Financial Implications and Impact Statement:
The $500.00 (approximate) funds associated with the installation of the speed limit signs are available in the Road and
Traffic Services 1998 Budget, Account No. 20000-70200-72240.
Recommendations:
It is recommended that:
(1)the 40 kilometre per hour speed limit identified in Appendix 1 of this report be adopted; and
(2)the appropriate by-law be amended accordingly.
Council Reference/Background/History:
At a community meeting to discuss traffic and parking concerns near Guildwood Public School and St. Ursula Catholic
School, Road and Traffic Services were requested to investigate speeding and the need for a 40 kilometre per hour speed
limit on Livingston Road.
Discussion:
Livingston Road is a residential collector road that provides access to the Guildwood GO Train station at the north end of
the street. Guildwood Public School and St. Ursala Catholic School are located on the east side of the road north of
Guildwood Parkway.A 50 kilometre per hour speed limit is currently posted on this road along with the appropriate
school warning signs in advance of both schools.
40 Kilometre Per Hour Speed Limit Warrant:
The justification for the introduction of a 40 kilometre per hour speed limit on a roadway in the former City of
Scarborough is based on a technical warrant established by Road & Traffic Services, and adopted by the former
Scarborough Council. Livingston Road does not meet all the necessary requirements for a 40 kilometre per hour speed
limit on this roadway mainly due to the fact that the existing 85th percentile speed exceeds 50 kilometres per hour.
Despite the fact that the 40 kilometre per hour warrant is not achieved at this location, we do have some serious concerns
with some of the speeds which motorists are travelling on this 8.5 metre residential road in front of two schools and a
playground.
Traffic speeds and volumes along Livingston Road are quite consistent. There has not been a significant change in the
speeds motorists travelled along Livingston Road, just south of Rowatson Road, over the four month period shown in the
following table:
DATE |
VEHICULAR VOLUME |
*85th PERCENTILE SPEED |
Thursday, October 2, 1997 |
2019 Vehicles |
56 km/h |
Thursday, February 5, 1998 |
2008 Vehicles |
58 km/h |
The *85th percentile is the speed at or below which most motorists feel comfortable travelling on a given section of
roadway considering traffic volumes and surrounding conditions.
These speeds were recorded even though we have adjusted and added warning signs advising motorists of the school and
children crossing this road. We anticipate that the speeds are higher than expected as some motorists are travelling at
excessive speeds to arrive at the Guildwood Go train station at the north end of Livingston Road.
Collision History:
A review of the collision history on Livingston Road reveals two reported collisions over the past three years, January 1,
1994 to December 31, 1996. One collision occurred in 1995 and one in 1996. Both collisions involved minor property
damage and neither involved speeding. Given the nature of these collisions, further analysis is not warranted at this time.
Conclusions:
Based on the nature of Livingston Road, north of Guildwood Parkway, we believe it would be appropriate to reduce the
speed limit to 40 kilometre per hour from Guildwood Parkway to Westlake Road to signify the area as a school zone.
Contact Name:
Bruce Clayton
Supervisor, Traffic Investigations
Road and Traffic Services, Works and Environment, Scarborough District
Telephone: 396-7844
Fax: 396-5681
E-mail: clayton@city.scarborough.on.ca
Appendix 1
"40 Kilometre Per Hour Speed Limit"
Regulation to be Enacted
Column 1Column 2
HighwayFromTo
Livingston GuildwoodWestlake
RoadParkwayRoad
2
Request for a 40 Kilometre Per Hour Speed Limit on
Amberjack Boulevard - Ward 15 - Scarborough City Centre
(City Council on June 3, 4 and 5, 1998, adopted this Clause, without amendment.)
The Scarborough Community Council recommends the adoption of the following report (May13, 1998) from the
Director of Road and Traffic Services, Scarborough:
Purpose:
To address the need for a 40 kilometre per hour speed limit on Amberjack Boulevard south from Brimorton Drive to
Bellamy Road North.
Funding Sources Financial Implications and Impact Statement:
The $500.00 (approximate) funds associated with the installation of the speed limit signs are available in the Road and
Traffic Services 1998 Budget, Account No. 20000-70200-72240.
Recommendations:
It is recommended that:
(1)the 40 kilometre per hour speed limit identified in Appendix 1 of this report be rescinded;
(2)the 40 kilometre per hour speed limit identified in Appendix 2 of this report be adopted; and
(3)the appropriate by-laws be amended accordingly.
Council Reference/Background/History:
Road and Traffic Services was requested by Councillor Duguid to investigate Amberjack Boulevard, south of Brimorton
Drive, for a 40 kilometre per hour speed limit.
Discussion:
Amberjack Boulevard is a residential road that provides access to Bellamy Road North both north and south of Brimorton
Drive. The section north of Brimorton Drive is posted with a 40 kilometre per hour speed limit, while south of Brimorton
Drive the speed limit is 50 kilometres per hour.
40 Kilometre Per Hour Speed Limit Warrant:
The justification for the introduction of a 40 kilometre per hour speed limit on a roadway in the former City of
Scarborough is based on a technical warrant established by Road and Traffic Services, and adopted by the former
Scarborough Council. Amberjack Boulevard meets the necessary requirements for a 40 kilometre per hour speed limit on
this roadway based on the following criteria:
-traffic volume
-speed characteristics
-pavement width
-minimum distance between controls
-horizontal control curve
Speed Study:
Automatic 24-hour speed studies conducted on Wednesday, April 1, 1998 and Tuesday, April 7, 1998 on Amberjack
Boulevard, east and west of Daventry Road respectively, are summarized as follows:
Study Location |
1 - 40 km/h |
41 - 50
km/h |
51 - 60 km/h |
61 - 64 km/h |
> 64 km/h |
Total Vehicles |
85th
Percentile
Speed |
East of Daventry
Road |
235 |
141 |
21 |
0 |
3 |
400 |
47 km/h |
West of
Daventry Road |
218 |
441 |
241 |
20 |
18 |
938 |
56 km/h |
Collision History:
A review of the collision history on Amberjack Boulevard, south of Brimorton Drive, reveals three reported collisions
over the past three years, January 1, 1994 to December 31, 1996. Two collisions occurred in 1995 and one in 1994. The
only incident of excessive speeding occurred in the 1994 collision involving an impaired motorist driving at 70 kilometres
per hour. Given the nature of this collision, further analysis is not warranted at this time.
Conclusions:
Based on the fulfilment of the 40 Kilometre Per Hour Speed Limit Warrant, a reduced speed limit is recommended on
Amberjack Boulevard. By installing this speed limit south of Brimorton Drive, the speed limit will now be consistent for
the entire length of Amberjack Boulevard.
Contact Name:
Bruce Clayton , Supervisor, Traffic Investigations
Road and Traffic Services, Works and Environment, Scarborough District
Telephone: 396-7844; Fax: 396-5681
E-mail: clayton@city.scarborough.on.ca
_______
Appendix 1
"40 Kilometre Per Hour Speed Limit"
Regulation to be Rescinded
Column 1Column 2
HighwayFromTo
Amberjack Bellamy Road NorthBrimorton
Boulevard(North Intersection)Drive
_______
Appendix 2
"40 Kilometre Per Hour Speed Limit"
Regulation to be Enacted
Column 1Column 2
HighwayFromTo
Amberjack Bellamy Road NorthBellamy Road North
Boulevard(North Intersection)(South Intersection)
3
Traffic Amendments in the Rosewood Subdivision
Ward 17 - Scarborough Agincourt
(City Council on June 3, 4 and 5, 1998, adopted this Clause, without amendment.)
The Scarborough Community Council recommends the adoption of the following report (May13, 1998) from the
Director of Road and Traffic Services, Scarborough, subject to adding thereto the following new Recommendation
No. (3) and renumbering the remaining recommendation accordingly:
"(3)an all-way stop control sign be installed at the intersection of Valdor Drive and Cleadon Road:":
Purpose:
To present the information relating to a 40 kilometre per hour speed limit on Montezuma Trail in conformance with the
former Scarborough Council Speed Limit Procedure and to investigate the need for stop signs on, and on the streets
intersecting Cleadon Road.
Funding Sources, Financial Implications and Impact Statement:
The $700.00 (approximate) funds associated with the installation of the speed limit signs and stop signs are available in
the Road and Traffic Services 1998 Budget, Account No. 20000-70200-72240.
Recommendations:
It is recommended that:
(1)the 40 kilometre per hour speed limit identified in Appendix 1 of this report be adopted;
(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 request of Scarborough Agincourt Councillors Doug Mahood and Sherene Shaw, Road and Traffic Services staff is
presenting this report to enact a 40 kilometre per hour speed limit on Montezuma Trail without any staff
recommendations. Staff did, however, investigate the intersections of Cleadon Road and Kennaley Crescent, and Cleadon
Road and Valdor Drive for all-way stops at the request of the Councillors.
Discussion:
Both Cleadon Road and Montezuma Trail are residential roadways located west of Brimley Road and south of McNicoll
Avenue. Both roads currently contain 50 kilometre per hour speed limits.
40 Kilometre Per Hour Speed Limit:
Based on the former Scarborough Council adopted 40 Kilometre Per Hour Speed Limit Procedure, speed study results
were not applied to the 40 Kilometre Per Hour Speed Limit Warrant. The adopted procedure allows a councillor to
propose a speed limit of 40 kilometre per hour on any former Scarborough road with a pavement width of 9.7 metres or
less.
All-Way Stop Control:
The justification for the installation of an all-way stop control is based on a technical warrant established by the Ministry
of Transportation of Ontario (MTO), and adopted as the City Policy by the former Scarborough Council.
Traffic studies conducted on Wednesday, April 8, 1998 on Cleadon Road at the following two intersections produced the
following results which illustrate that the Warrant's vehicle volume requirements are not satisfied at these locations:
Study Hours : 7:30 to 9:00 a.m. and 4:00 to 5:30 p.m. |
Intersection on
Cleadon Road at |
Highest Hour
Recorded |
Total Approach
Vehicle Volume For
Highest Hour Recorded |
Vehicle Volume
Split Major/Minor
Roads Percentage |
Kennaley Crescent |
8:00 to 9:00
a.m. |
240 |
85/15 |
Valdor Drive |
8:00 to 9:00
a.m. |
238 |
81/19 |
MTO - Warrant Requirements |
$ 350 & # 75/25 |
We must highlight that with the recorded vehicle volume percentage splits for the major/minor roads at these
intersections, we would anticipate a high level of stop sign disobedience if stop signs were installed on Cleadon Road as
motorists would rarely encounter traffic on the minor road.
Therefore, since the Warrant's vehicle volume requirements are not satisfied, all-way stop controls are not warranted at
these intersections.
All-Way Stop Control Integrity:
It is important to maintain the integrity of our All-Way Stop Control Warrant. The following outlines the main reasons
why the installation of unwarranted all-way stop controls are not recommended:
(a)the stop sign is one of the most valuable and effective control devices available to the Traffic Engineering Profession,
when used at the right location and under the right conditions;
(b)the installation of unwarranted stop signs as speed control devices often serves to irritate motorists, resulting in a
further increase in speeds to make up time for what they perceive as unnecessary delays; for this reason and as stipulated
in the All-Way Stop Control Warrant, it should not be used as a speed control device;
(c)most motorists are reasonable and prudent with no intention of maliciously violating traffic regulations; however,
when an unreasonable restriction is imposed, it does result in flagrant violations; in such cases, the stop sign can create a
false sense of security in a pedestrian and an attitude of contempt in a motorist; these two attitudes can and often do
conflict, ultimately making the intersection less safe for both pedestrians and motorists;
(d)the City has an obligation to provide services in an environmentally conscious manner; the installation of unwarranted
stop controls not only undermines the MTO Warrant but contributes to unnecessary fuel consumption and higher levels of
noise and air pollution; these pollutants most specifically impact those residents in the immediate vicinity of the
intersection; and
(e)the All-Way Stop Control Warrant is incorporated in the Manual of Uniform Traffic Control Devices, therefore, as the
installation of all traffic controls is governed by this Manual, the installation of an unwarranted control could potentially
place the City in a position of liability if it was determined to be a factor in a collision.
During the two study periods, no conflicts were observed between motorists or between motorists and pedestrians at these
intersections.
Also, if all-way stop controls were installed on Cleadon Road, motorists would now be required to stop in front of homes
adjacent to the affected intersections. In the past, we received requests from residents for the removal of stop signs in front
of their homes. Some residents feel that these controls will not only adversely affect the appearance of their homes but
they will also lose some privacy due to vehicles continually stopping in front of their homes.
Nonetheless, currently no stop signs are posted at either intersection. As our studies reveal that both Kennaley Crescent
and Valdor Drive are clearly the minor streets, stop signs where they intersect Cleadon Road would define the
right-of-way at these intersections.
Collision History:
A three-year review of the reported collision history, January 1, 1994 to December 31, 1996 reveals no (0) collisions have
occurred at the intersections of Cleadon Road and Kennaley Crescent, or Cleadon Road and Valdor Drive.
Conclusions:
Based on the Scarborough Council adopted 40 Kilometre Per Hour Speed Limit Procedure, this report proposes the
installation of a 40 kilometre per hour speed limit on Montezuma Trail.
Although all-way stop controls are not warranted or recommended on Cleadon Road at either Kennaley Crescent or
Valdor Drive, we do propose stop signs on both of the minor street approaches to define the right-of-way at these
intersections.
Contact Name:
Bruce Clayton , Supervisor, Traffic Investigations
Road and Traffic Services, Works and Environment, Scarborough District
Telephone: 396-7844; Fax: 396-5681
E-mail: clayton@city.scarborough.on.ca
_______
Appendix 1
"40 kilometre per hour Speed Limit"
Regulation to be Enacted
Column 1Column 2
HighwayFromTo
Montezuma AlexmuirBushmills
TrailBoulevardSquare
_______
Appendix 2
"Through Streets"
Regulation to be Enacted
Column 1Column 2
HighwayFromTo
Cleadon McNicollAlexmuir
RoadAvenueBoulevard
4
Request for a Restriction of Northbound Traffic
from the Milner Properties Site to Murison Boulevard
Ward 18 - Scarborough Malvern
(City Council on June 3, 4 and 5, 1998, adopted this Clause, without amendment.)
The Scarborough Community Council recommends the adoption of the following report (May13, 1998) from the
Director of Road and Traffic Services, Scarborough:
Purpose:
To address the need to restrict "straight through" traffic from the Milner Properties (Cineplex-Odeon) site on the south
side of Milner Avenue to Murison Boulevard.
Funding Sources, Financial Implications and Impact Statement:
The $300.00 (approximate) funds associated with the installation of the through restriction signs are available in the Road
and Traffic Services 1998 Budget, Account No. 20000-70200-72240.
Recommendations:
It is recommended that:
(1)the northbound through movement prohibition from the Milner Properties site identified in Appendix 1 of this report
be adopted; and
(2)the appropriate by-law be amended accordingly.
Council Reference/Background/History:
Road and Traffic Services received a petition, representing 34 properties located north of Milner Avenue on and near
Murison Boulevard, requesting amendments at the intersection of Milner Avenue and Murison Boulevard. Among these
amendments are traffic control signals at the intersection, the installation of a barrier and left turn lanes on Milner
Avenue. Subsequent to this petition, we were also requested by Councillor Balkissoon to install a channelized island for
traffic exiting the Milner Properties driveway and restrict northbound through traffic from the driveway to Murison
Boulevard.
Discussion:
Milner Avenue is a four lane collector road extending between Conlins Road and McCowan Road to the north of
Highway 401 in the Scarborough district. Murison Boulevard is a residential collector road providing access between
Milner Avenue and Sheppard Avenue. A Cineplex-Odeon theatre complex was opened on the Milner Properties site in
December of 1997. There are plans to provide additional commercial development on this site.
Traffic Movement Studies
Turning movement studies were conducted on Tuesday, March 24, 1998 between 6:00 p.m. and 9:15p.m. This time period
was chosen to represent a typical busy evening when people would be going to the theatres. Movements were recorded at
both driveways to determine what impact the turn restriction would have on traffic movements. The following table
reveals our study results:
DRIVEWAY |
TRAFFIC ENTERING |
TRAFFIC EXITING |
West Driveway |
786 Vehicles |
500 Vehicles |
East Driveway (Opposite Murison) |
146 Vehicles |
226 Vehicles |
This table reveals that most of the traffic generated by the theatres uses the west driveway. Of the east driveway exiting
volume, only 16 proceeded straight through from the driveway to Murison Boulevard during the 3 hour plus study period.
Therefore, at this time, only 2 percent of the total traffic generated by the theatres will be influenced by the installation of
a northbound straight through restriction.
Automatic Traffic Recorder (ATR) 24-hour volume counts were conducted on both Milner Avenue and Murison
Boulevard. The following table compares the most recent traffic counts with previous study results.
Murison Boulevard North of Milner Avenue |
Study Date |
Cineplex-Odeon
Theatre |
24 Hour Volume |
Annual Growth |
Tuesday, November 5, 1991 |
Not Opened |
2527 |
---- |
Wednesday, November 6, 1996 |
Not Opened |
2818 |
1991-1996 2% |
Tuesday, April 21, 1998 |
Opened |
2977 |
1996-1998
2.8% |
Milner Avenue West of Murison Boulevard |
Study Date |
Cineplex-Odeon
Theatre |
24 Hour Volume |
Annual
Growth |
Wednesday, June 22, 1994 |
Not Opened |
EB - 4340 WB - 3073 |
Total
7413 |
-----
|
Tuesday, April 21, 1998 |
Opened |
EB - 3514 WB - 4681 |
Total
8195 |
1994-1998
2.6% |
As shown in the above tables, the theatre generated traffic has not had a significant impact on the total volume on either
Milner Avenue or Murison Boulevard in the context of regular annual growth in traffic for this area.
Collision History:
A review of the collision history at the intersection of Milner Avenue and Murison Boulevard over the past three years
that we have complete study results, January 1, 1994 to December 31, 1996, reveals the following
Year |
Number of Reported Collisions |
1994 |
4 |
1995 |
2 |
1996 |
1 |
No specific pattern was observed in these collisions. As such, further analysis is not warranted at this time.
Conclusions:
Based on the petition of the residents and the request of Councillor Balkissoon, we can support the restriction of
northbound traffic from the Milner Properties site to Murison Boulevard. Although current observations indicate that
northbound through movements from the Milner Properties site onto Murison Boulevard are relatively minor, the
expectation of further near-term development on the eastern portion of the site would have the potential to increase this
activity. Physical modifications to the northbound approach are also being investigated as part of the site plan
requirements for the next stage of development and are intended to complement the "straight through" restriction. The
installation of traffic control signals along Milner Avenue at the site driveway has been identified by the residents and will
be the responsibility of the developer as secured through a previous development agreement with the City. Signals will be
considered if and when the traffic volumes warrant signal installation and will be paid for by the developer.
Contact Name:
Bruce Clayton
Supervisor, Traffic Investigations
Road and Traffic Services, Works and Environment, Scarborough District
Telephone: 396-7844; Fax: 396-5681
E-mail: clayton@city.scarborough.on.ca
_______
Appendix 1
"Entry Prohibited"
Regulation to Be Enacted
Column 1Column 2Column 3
Highway orTimes or
RoadwayFromDays
Murison BoulevardEast Driveway fromAnytime
North of Milner Milner Properties Site
Avenue
(Councillor Feldman, at the meeting of City Council on June 3, 4 and 5, 1998, declared his interest in the foregoing
Clause, in that he is the owner of the subject property.)
5
Request for Direction - Minor Variance Appeals
Wards 16 and 18 Scarborough Highland Creek
and Scarborough Malvern
(City Council on June 3, 4 and 5, 1998, adopted this Clause, without amendment.)
The Scarborough Community Council recommends the adoption of the following report (May4, 1998) from the
Commissioner of Planning and Buildings, Scarborough:
Purpose:
This report seeks direction from Council as to the City Solicitor's role at pending Ontario Municipal Board hearings on
two current minor variance appeals, as further detailed below.
Recommendations:
It is recommended that Council direct the City Solicitor:
(1)to attend the Ontario Municipal Board hearing in support of the Committee's decision with respect to Minor Variance
Application SA31/98; and
(2)to attend the Ontario Municipal Board hearing in support of the Committee's decision with respect to Minor Variance
Application SA49/98.
Comments:
(1)Variance SA31/98 - Larry and Lucille Lamanna
135 Zaph Avenue
Part of Lots 61 and 62, Registered Plan 2129
Highland Creek Community
Ward 16 - Scarborough Highland Creek
The owners applied to the Committee of Adjustment for the City of Toronto for a variance from the provisions of the
Highland Creek Community Zoning By-law No. 10827, as amended, in regard to Part of Lots 61 and 62, Registered Plan
2129, known municipally as No. 135 Zaph Avenue, to permit a new two-storey single-family dwelling to be constructed
as follows:
(i)On a parcel of land having a frontage of 8.5 metres (28 feet), whereas the Zoning By-law requires a minimum frontage
of 15 metres (50 feet) on a public street; and
(ii)Having minimum building setbacks of 1.2 metres (4 feet) from the side property lines, whereas the Zoning By-law
requires a minimum sideyard building setback of 1.2 metres (4 feet) for the first storey and an additional 0.6 metres (2
feet) for the second storey, or 1.8 metres (6 feet) on each side in this case.
At the April 8, 1998 meeting of the Committee of Adjustment, five residents spoke in opposition to the application. A
letter with a petition signed by 20 residents from ZaphAvenue, as well as two individual letters, including one from Mr.
Clancy Delbarre, President of Highland Creek Community Association, were submitted to the Committee. A
communication from Scarborough Highland Creek Councillor, Ron Moeser, requesting the Committee to defer the
hearing sine die was also received by the Committee. The application was refused by the Committee and this decision was
supported by the staff position (report attached), which concluded that the proposed variance was contrary to the Official
Plan policies as it would permit construction of a dwelling on a narrow lot frontage which would be out of character with
the existing community fabric dominated by spacious, well treed lots. The owners have now appealed the Committee's
decision, however, a hearing has not yet been scheduled by the Ontario Municipal Board.
(2)Variance SA49/98 - Chris Pavlakis
866 Milner Avenue
Part of Lot 17, Registered Plan M-2249
Rouge Employment District
Scarborough Malvern
The owner has appealed the April 22, 1998 decision of the Committee of Adjustment which refused a variance to permit a
205 square metre (2,200 square feet) showroom and retail sales outlet ancillary to the warehouse operation for a period of
five years, whereas the Zoning By-law permits retail sales ancillary only to assembling, manufacturing, processing and
recycling uses, to a maximum of 10 percent of the total gross floor area of an industrial unit. The Committee's decision
was supported by staff position (report attached).
At the meeting, Scarborough Malvern Councillor, Bas Balkissoon, spoke in opposition to the variance. A communication
from F. Bruce Graham, Toronto Community and Economic Development Services, Scarborough Office, in support of the
application, was received by the Committee. As the proposed variance does not maintain the intent and purpose of the
Official Plan and Zoning By-law, the proposed use would be more appropriately dealt with by Council. No hearing date
has yet been scheduled by the Ontario Municipal Board.
Contact Name:
Anna Czajkowski, Senior Planner, Community Planning Division
Tel.: 396-7022; Fax: 396-4265; E-mail: czajkows@scarborough.on.ca
6
Preliminary Evaluation Report
Official Plan Amendment Application SP98005
Zoning By-Law Amendment Application SZ98012
John Delic, South Side of Lawrence Avenue East
Ward 14 - Scarborough Wexford
(City Council on June 3, 4 and 5, 1998, adopted this Clause, without amendment.)
The Scarborough Community Council recommends the adoption of the following report (May12, 1998) from the
Commissioner of Planning and Buildings, Scarborough, wherein it is recommended that the subject application be
refused:
Purpose:
Amnon Kestelman, on behalf of John Delic, has applied to amend the Official Plan and Industrial Zoning to Industrial
Commercial (MC) to permit an automobile sales and repair business on a 0.22hectare (0.53 acre) vacant parcel of land
located on the southside of Lawrence Avenue East, east of Crockford Blvd. A361 square metre (3,886 square foot) two
storey building is proposed on the subject lands which were previously part of a Canadian Pacific Railway corridor
running north-south through Wexford Employment District.
Recommendations:
It is recommended that Council:
(1)refuse the applications by Amnon Kestelman, on behalf of John Delic, to amend the Official Plan and Industrial
Zoning to Industrial Commercial (MC) to permit an automobile sales and repair business on the subject lands; this stretch
of Lawrence Avenue East has evolved in recent years to include commercial uses such as retail stores and personal service
shops but auto-related uses have been excluded in an effort to promote a more pedestrian friendly environment; the City
recently amended several of its Employment District Secondary Plans and Zoning By-laws, including Wexford
Employment, to provide for vehicle service and repair uses on some sites in the interior of the Employment Districts,
removed from the arterial roads; and
(2)enact a Site Plan Control By-law for the subject lands, consistent with the site plan control Official Plan provisions for
Lawrence Avenue.
Background:
(1)The subject lands are illustrated as part of the Canadian Pacific (CP) Railway corridor on the Wexford Employment
District Secondary Plan Land Use Map and are therefore subject to the Public Utilities policies of the Official Plan. The
subject lands are zoned "Industrial" (M) permitting Day Nurseries, Educational and Training Facility Uses, Industrial
Uses, Offices (excluding Medical and Dental Offices), Places of Worship, and Recreational Uses. The southern quarter of
the subject lands is zoned "General Industrial" (MG), "Special Industrial" (MS), and "Vehicle Service" (VS).
(2)The stretch of Lawrence Avenue East, between Crockford Boulevard and Birchmount Road is characterized by a
variety of uses including office, commercial, residential, and auto-related uses. To the immediate west of the subject lands
there is an auto body repair business (Howden Collision) and to the immediate east there is a mixed commercial/office
project. The abandoned Canadian Pacific Railway corridor lands continue on the north side of Lawrence Avenue.
Comments:
(1)The subject lands were created as a separate parcel when the City purchased the CP Railway corridor lands to the
immediate south in December, 1996, for a watercourse regeneration project in the Massey Creek watershed. The lands
acquired by the City run parallel to Massey Creek and will be utilized in the re-naturalization of the watercourse. The
subject lands were not acquired by the City at that time because they do not abut the watercourse which swings to the west
at the southerly point of the subject lands and therefore are not required from an engineering/operations point of view. The
applicant advises that the owner purchased the subject lands in November, 1997.
(2)The subject proposal raises a number of urban design and land use issues. With such a narrow frontage of only 15
metres (50 feet) and a long depth of over 120 metres (400 feet), it will be difficult to develop an auto-related uses project
on this property which meets the City's Urban Design objectives to promote attractive streetscapes through the
co-ordination of site, building, and landscaping design, on and between individual sites. The applicant's preliminary site
plan shown on Figure 1 illustrates a proposed building setback 45 metres (150 feet) from the streetline with parking in
front. The proposed 5 metre (16.4 foot) wide access driveway along the west side of the proposed building is deficient in
size for a two-way driveway which requires a minimum width of 6 metres (20 feet).
(3)The auto-related uses proposed will not contribute to the pedestrian friendly environment encouraged for this area. In
recent years this stretch of Lawrence Avenue has evolved to include commercial uses such as retail stores and personal
service shops but auto-related uses have been excluded. Projects recently approved along this stretch of Lawrence Avenue
East which have excluded auto-related uses in their zoning include the mixed office/commercial project to the immediate
east and the mixed residential/commercial project on the south west corner of Lawrence Avenue East and Birchmount
Road, both of which have contributed positively to the pedestrian environment along Lawrence Avenue East.
One of the objectives of the Lawrence Avenue Study Terms of Reference endorsed by the former City of Scarborough in
1995 is to encourage aesthetic improvements along Lawrence Avenue. Although the study has remained dormant and is
not in the 1998 work program, it may become active again in 1999. It was anticipated in the Terms of Reference that staff
would continue to process applications received within the study area, provided the nature of the proposals did not
undermine the objectives of the Study.
(4)There are already several properties along this stretch of Lawrence Avenue East which permit auto-related uses. The
City recently amended several of its Employment District Secondary Plans and Zoning By-laws to provide for vehicle
service and repair uses on some sites in the interior of the Employment Districts in an effort to remove these uses from
arterial roads. In the Wexford Employment District, Vehicle Service Garages are permitted along portions of Underwriters
Road and on the east side of Howden Road.
(5)The City will be undertaking an Environmental Assessment and feasibility study for the Massey Creek watercourse
regeneration plan south of the subject lands. The funding year for this project is 1999. It is anticipated that the detailed
design of the regeneration plan may include a pedestrian route running parallel to the watercourse. The subject lands are a
logical linkage between the Massey Creek corridor and Lawrence Avenue for pedestrian purposes. However there are
alternatives for bringing pedestrians out to Lawrence Avenue from the Massey Creek corridor. The most desirable
alternative would be to continue a pedestrian path along side Massey Creek as it swings to the west where it meets the
intersection of Lawrence Avenue and Crockford Boulevard. Although this stretch of Massey Creek is more narrow, there
is some tablelands along the west side of the creek on which a pedestrian path could be accommodated. This alternative is
desirable because it would bring pedestrians out to Lawrence Avenue at Crockford Boulevard where there is an existing
traffic signal. Pedestrians can then cross Lawrence Avenue safely.
(6)The property is not subject to Site Plan Control because at the time site plan control was applied to surrounding lands
it was not anticipated the subject lands would be declared surplus by CP Rail. The properties to the west and east on
Lawrence Avenue are under Site Plan Control. I am recommending Council enact a Site Plan Control by-law for the
subject lands to ensure that any developments proposed under the current as-of-right zoning are reviewed by the Planning
and Buildings Department following submission of a Site Plan Control application.
Conclusions:
The proposal to permit an automobile sales and repair business on the subject lands is not desirable nor does it represent
good planning for this stretch of Lawrence Avenue East. Pedestrian friendly commercial uses may be appropriate for this
property such as retail stores and personal service shops, but auto-related uses should be excluded consistent with recent
nearby developments.
Contact Name:
Joe Nanos, Acting Senior Planner
(416) 396-7037; (416) 396-4265 Fax Number
nanos@city.scarborough.on.ca
Mr. Amnon Kestelman appeared before the Scarborough Community Council in connection with the foregoing matter.
The Community Council also received a communication from Councillor Norm Kelly in support of the staff
recommendation.
7
Draft Plan of Condominium Application SC98018
Mondeo Developments Inc., 740 Ellesmere Road
Ward 14 - Scarborough Wexford
(City Council on June 3, 4 and 5, 1998, adopted this Clause, without amendment.)
The Scarborough Community Council recommends the adoption of the following report (May14, 1998) from the
Commissioner of Planning and Buildings, Scarborough:
Purpose:
This report presents recommendations to grant draft plan approval for a proposed condominium development on the
Mondeo lands. It is the third condominium component of this townhouse development situated on the east side of
Mondeo Drive, as shown on the attached figure and Figure2.
Recommendations:
It is recommended that Scarborough Community Council support the Draft Plan of Condominium SC98018 by Del Zotto
Zorzi, on behalf on Mondeo Developments Inc., being Part of Lot 30, Concession 2, known municipally as 740 Ellesmere
Road, subject to the following conditions:
(1)Plan as stamped "Recommended" this date (see Figure 2);
(2)the owner to sign the City's Standard Tax Agreement for payment of taxes and local improvement charges;
(3)the owner to complete all conditions of the Site Plan Control Agreement prior to registration, or enter into a financially
secured development agreement with the City secured by a performance guarantee in a form and amount satisfactory to
the City Solicitor, to guarantee completion of the site work if the owner chooses to register the condominium prior to
completion of the project;
(4)the Condominium Declaration and Description to be submitted to the Planning and Buildings Department for review
and approval, identifying areas of exclusive and common use, including the following specific provisions:
(4.1)the Declaration and Description shall include a provision to ensure that unit owners within the Condominium have
full access and use to all common element outdoor amenity areas and common element visitor parking areas within
MTCC No. 1171 and MTCC No. 1191;
(4.2)the Declaration and Description shall include all necessary easements for services and rights-of-way across MTCC
No. 1171 and MTCC No. 1191 to provide access to Mondeo Drive;
(5)the owner to make satisfactory arrangements with the Toronto Hydro-Electric Commission (Scarborough Office) with
regard to water and electrical servicing, including any agreements and/or easements that may be required; and
(6)the owner to be responsible for the distribution of the Scarborough "Condominium" brochures supplied by the Works
and Environment Department.
Conclusions:
The initial phase of the new Mondeo community (Phase 1), which Council approved in March of 1996, has been
completed and registered as two separate condominiums. The third component of this first phase of development, nearing
completion, will be occupied shortly. As such, Mondeo Developments Inc. is requesting Draft Plan of Condominium
approval for 72 residential units having 86 tenant parking spaces and 8 visitor parking spaces.
The application has been circulated to the City's usual commenting agencies. No responses have been received to date.
This application is similar to the two previous condominium applications approved by Scarborough Council in September
1997. The present application complies with the Commercial Mixed Use provisions of the Official Plan. The use, number
of units and parking spaces comply with the applicable zoning provisions of the Dorset Park Community Zoning By-law.
Contact Name:
Bill Kiru, MCIP, RPP
Planner, Community Planning Division
(416) 396-7014
(416) 396-4265 Fax Number
kiru@city.scarborough.on.ca
8
Official Plan Amendment Application P95009
Zoning By-law Amendment Application Z95012
Alfred Szeto on behalf of Malvern Baptist Church
185 Milner Avenue - Malvern Employment District
Ward 18 - Scarborough Malvern
(City Council on June 3, 4 and 5, 1998, 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 April20,1998, from the Commissioner of
Planning and Buildings, Scarborough, recommends that the report of the Commissioner of Planning and
Buildings, Scarborough, be adopted.
The Scarborough Community Council reports having held a statutory public meeting on May27,1998, in accordance with
Section 17 and Section 34 of The Planning Act, and that appropriate notice of this meeting was given in accordance with
The Planning Act and the regulations thereunder.
The Scarborough Community Council submits the following report (April 20, 1998) from the Commissioner of
Planning and Buildings, Scarborough:
Purpose:
This report presents recommendations to amend the Malvern Employment District Secondary Plan and Employment
Districts Zoning By-law (Malvern Employment District) in order to allow the conversion of an existing industrial building
for a place of worship. The existing General Industrial Uses with High Performance Standards designation and Industrial
Zone will continue to apply. The amendments will provide for a place of worship in addition to the existing permissions.
A Site Plan Control application to support the amendment applications has also been submitted. The property affected by
the applications is shown on Figures 1 and 2.
Recommendations:
It is recommended that Council:
(A)Official Plan:
amend the Malvern Employment District Secondary Plan, with respect to the property located at the southeast corner of
Milner Avenue and Executive Court, known municipally as 185 Milner Avenue, being Part of Lot 20, Concession 2, by
adding the following Numbered Policy:
"Southeast Corner of Milner Avenue and Executive Court
In addition to the General Industrial Uses with High Performance Standards designation, a place of worship may also be
permitted; "
(B)Zoning By-law:
amend the Employment Districts Zoning By-law Number 24982
(Malvern Employment District), as amended, with respect to the land located at the southeast corner of Milner Avenue
and Executive Court, known municipally as 185 Milner Avenue, being Part of Lot 20, Concession 2, by deleting the
existing performance standards except for intensity of use, street yard, rear yard and side yard setbacks and adding the
following performance standards:
(1)that Section (b) of Sub-Clause 23 which permits Places of Worship on Milner Avenue, between Markham Road and
Morningside Avenue only, shall not apply;
(2)that Section 7.5 of Sub-Clause 7 which restricts street yard parking is not applicable and that street yard parking shall
be permitted provided the parking is appropriately screened;
(C)Agreement:
direct the City Solicitor to prepare an agreement between the owner and the City, to be registered on title prior to the
enactment of the Official Plan and Zoning By-law bills, incorporating the following:
(1)the owner, in consultation with Planning and Buildings staff, will be required to reduce the gross floor area of the
existing one-storey building, over and above that proposed to be demolished, by creating crawl spaces within the existing
basement. These crawl spaces would be created by the placement of approximately 1.2 metres (4 feet) of gravel within
certain areas of the basement to result in a building gross floor area which satisfies the Zoning By-law's minimum parking
requirement
on the property. The area of the crawl spaces would be approximately
202 square metres (2,174 square feet);
(2)the proposed crawl spaces are to comply with the Ontario Building Code and require the issuance of a building permit,
which may include other proposed alteration work.;
(3)a letter of credit in the amount of $22,000.00 is to be provided in order to secure the establishment of the basement
crawl spaces to the satisfaction of the Chief Building Official;
(4)the basement crawl spaces shall be completed prior to the occupancy of the place of worship and shall be maintained
as long as a place of worship remains on the property; and
(D)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 the recommendations, and authorize any other matters deemed
appropriate by the City Solicitor to carry out the intent of the Agreement.
Background:
Three Preliminary Evaluation Reports were considered by the former Scarborough Council and are summarized as
follows:
(1)On May 9, 1995, Council considered a 540 square metre (5,800 square feet) place of worship within an existing
industrial building which would also contain 316 square metres (3,400square feet) of basement utility space. Concern was
raised with the amount of basement utility space. Staff calculated that 112 square metres (1,206 square feet) of the
proposed utility space was useable floor space, resulting in a parking shortfall of 6 spaces. Council directed the
Commissioner of Planning and Buildings to process the applications once an adequate parking supply was provided by
the applicant through their acquisition of additional land either by purchase or long-term lease with an adjacent property
owner.
(2)The owner endeavoured to secure parking arrangements with abutting landowners however, the ten year leases which
were secured did not provide an adequate time period to permanently permit the place of worship. The owner of the
adjacent vacant land was also contacted regarding the purchase of a portion of their property however there was no
interest to sell.
(3)On June 12, 1997, the former Scarborough Planning and Buildings Committee recommended to Council that the
applications either be refused or referred back to staff. The referral recommendation resulted from the Malvern Baptist
Church making a submission to Committee of their intentions to create basement crawl spaces in order to reduce the gross
floor area enough to accommodate the Zoning By-law's required parking on the property. The crawl spaces would be
created by "filling-in" portions of the basement
with 1.2 metres (4 feet) of gravel. The resulting gross floor area would be
597 square metres (6,426 square feet), requiring 46 parking spaces which reflects the applicant's proposed site plan.
(4)On June 24, 1997, Council referred the applications back to staff in order to consider the Church's proposal to create
crawl spaces in the basement.
(5)On September 30, 1997, staff reported to Council that the crawl space proposal was feasible provided the City's
interests were safeguarded through a separate agreement, registered on title. A letter of credit could be required to ensure
the creation of the crawl spaces and that the letter of credit be secured prior to Council's enactment of the Official Plan
and Zoning amendments. Council directed the Commissioner of Planning and Buildings to process the applications in the
normal manner and target a public meeting early in 1998.
The property is designated General Industrial Uses with High Performance Standards which allows industrial, scientific,
technical research and development, training and educational facilities, offices, recreational uses, manufacturing and
warehousing uses other than those which by reason of noxious characteristics are declared to be Special Industrial Uses or
Municipally Prohibited Uses, and limited retailing that is subordinate and incidental to manufacturing, assembling and
processing. High Performance Standards may include requirements for: limiting uses, siting, landscaping areas, parking,
external building materials, signs, and prohibition or screening of outside and open storage. Places of Worship may also
be permitted along certain arterial roads such as Milner Avenue, east of Markham Road.
The property is zoned "Industrial Zone (M)" which permits day nurseries, educational and training facility uses, industrial
uses, offices excluding medical and dental offices and recreational uses. Places of worship are also permitted as a sole use
of land along certain arterial roads such as
Milner Avenue, east of Markham Road.
The subject property contains a one-storey industrial building on a corner property. Portions of the building will be
demolished with interior and exterior building alterations being undertaken. The building has been used for office
purposes by the Malvern Baptist Church.
Comments:
The application was circulated to various technical review agencies. The Economic Development Department do not
support the proposed use as it represents a loss of employment and tax revenue. No other objections were raised.
The properties along Milner Avenue which have the places of worship permission are located between Markham Road
and Morningside Avenue, at the periphery of an Employment District. Milner Avenue however extends beyond these two
roads, to McCowan and Conlins Roads and has a 30 metre (100 feet) right-of-way between McCowan Road and
Morningside Avenue. While the subject property is located on a portion of Milner Avenue which is not at the periphery of
an Employment District, Milner Avenue provides similar traffic accessibility to accommodate both industrial and through
traffic east and west of Markham Road.
Surrounding land uses include: a police station, a ten-storey senior citizens' apartment building which is associated with a
church fronting onto Markham Road and an adult learning facility to the east; vacant industrial land immediately to the
southeast; industrial uses to the north, east, west and south; and, an indoor golf driving range to the west. A vacant parcel
also to the west would permit the development of offices and a hotel.
The proposed place of worship would be a sole use on the property, consisting of 597 square metres (6,426 square feet),
excluding the proposed 202 square metres (2,174 square feet) of basement crawl space. A total of 46 parking spaces
would be provided to meet the Zoning By-law's requirements. Consideration for a reduced parking rate was given
however, as bus service does not exist on weekends or holidays, a reduced rate was not deemed appropriate. Any lease
arrangements between the owner and the adjacent landowners should be maintained or encouraged in the event that
overflow parking occurs.
The subject triangular shaped property places restrictions on the parking layout resulting in street yard parking. To
minimize the appearance of parking in the streetscape, a site specific zoning standard has been included requiring
adequate landscaping to screen the parking. Existing zoning standards which do not apply to the property have also been
deleted through the rezoning.
Conclusions:
The proposed use is compatible with the existing institutional and place of worship uses to the east and with the nearby
recreational and non-noxious industrial uses. Milner Avenue provides good access to major arterial roads such as
McCowan and Markham Roads and can accommodate the traffic generated by the proposed use. Traffic conflicts with
surrounding industrial uses would be minimal based on the differing hours of operation.
A separate agreement to ensure that the proposed crawl spaces are created is necessary to ensure the provision of the
minimum required parking spaces on the property. Without such an agreement, there is little assurance that the crawl
spaces would be created and maintained as described.
The proposed development is located on a prominent corner property for which building facade and landscaping
enhancements can be realized. The proposed site plan and building elevations shown on Figures 2 and 3, and are
recommended for concept approval, with detailed plans being included as part of the Site Plan Control Agreement.
Contact Name:
Sylvia Mullaste, Planner
Phone: (416) 396-4265; Fax: (416) 396-4265
E-Mail: mullaste@city.scarborough.on.ca
_______
Mr. Alfred Szeto, Architect, appeared before the Community Council in connection with the foregoing matter and
expressed support for the recommendation.
9
Official Plan Amendment Application P97022
Zoning By-law Amendment Application Z97056
Petro Canada, 5110 Sheppard Avenue East
Marshalling Yard Employment District
Ward 18 - Scarborough Malvern
(City Council on June 3, 4 and 5, 1998, 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 April20,1998, from the Commissioner of
Planning and Buildings, Scarborough, recommends that the report of the Commissioner of Planning and
Buildings, Scarborough, be adopted.
The Scarborough Community Council reports having held a statutory public meeting on May 27, 1998, in accordance
with Section 17 and Section 34 of The Planning Act, and that appropriate notice of this meeting was given in accordance
with The Planning Act and the regulations thereunder.
The Scarborough Community Council submits the following report (April 20, 1998) from the Commissioner of
Planning and Buildings, Scarborough:
Purpose:
This report presents recommendations to amend the Marshalling Yard Employment District Secondary Plan and the
Employment Districts Zoning By-law (Marshalling Yard Employment District), for the lands located at the north-west
corner of Sheppard Avenue and Markham Road, as shown on Figure 1. The proposed Official Plan Amendment would
maintain the existing Highway Commercial Uses designation, but through the addition of a Numbered Policy, would
provide for the requested retail permission in addition to the existing permissions. The proposed Zoning By-law
Amendment would be amended to permit retail stores and restaurants in addition to the permitted Highway Commercial
Uses.
Recommendations:
It is recommended that Council:
(A)Official Plan:
amend the Marshalling Yard Employment District Secondary Plan, with respect to the property located on the north-west
corner of Sheppard Avenue and Markham Road, known municipally as 5110 Sheppard Avenue, being Lot 19, Concession
3, as shown on Figure 1, by adding the following Numbered Policy:
"North-West Corner of Sheppard Avenue and Markham Road
In addition to the Highway Commercial Uses, retail stores are permitted.";
(B)Zoning By-law:
amend the Employment Districts Zoning By-law Number 24982 (Marshalling Yard Employment District) as amended,
with respect to the lands located at 5110 Sheppard Avenue, being Lot 19, Concession 3, by adding Restaurants and Retail
Stores to the existing Exception applying to these lands; 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.
Background:
Petro Canada has utilized the property at 5110 Sheppard Avenue as a service station and vehicle service garage for the
past 37 years. Surrounding uses include an automobile dealership to the north, a residential building to the east across
Markham Road, a large commercial plaza to the south across Sheppard Avenue and a commercial building to the west.
The existing Highway Commercial Uses designation does not provide for retail uses, and the Zoning By-law, by way of
Exception, restricts the property to the following uses: Places of Worship, Vehicle Service Garages, Vehicle Service
Stations, which may include an automatic roll-over car wash, Ground Signs which are non-accessory, Marketplace Signs
and Wall Signs which are non-accessory. The proposed Zoning By-law Amendment would permit retail stores and
restaurants in addition to the existing uses.
A Preliminary Evaluation Report was before Scarborough Community Council on February 18, 1998 at which time it
endorsed the processing of the applications in the normal manner, with the Public Meeting targeted for the second quarter
of 1998.
Comments:
(1)These applications were circulated to various agencies, none of whom have expressed concerns. Statutory Public
Notice has been provided to all assessed persons within 120metres (400 feet) of the subject property.
(2)A Site Plan indicating the owner's proposal for the redevelopment of the site is shown on Figure 3. The proposal
entails the demolition of the existing buildings on site and replacing them with a 217square metres (2,336 square feet)
building that would include a convenience store and drive through restaurant and new gas pumps.
(3)The Site Plan detailed in the Preliminary Evaluation Report has since been revised to accommodate seven additional
parking spaces. A total of 12 parking spaces are now provided which meets the minimum parking requirements of the
Zoning By-law. On site visibility concerns have also been addressed through the addition of windows and improved
lighting.
(4)Petro Canada has instituted a programme of redevelopment of a number of service station sites within the City of
Toronto. They are utilizing a standard model similar to those developments recently approved at the north-east corner of
Eglinton Avenue and Pharmacy Avenue and the south-east corner of Ellesmere Road and McCowan Road. Today's
service stations generally provide for the sale of goods such as small food items, pop, confectionery and cigarettes. In
view of the support shown for the redevelopment of these sites, and the improvement they make to main commercial
thoroughfares, I recommend that Scarborough Community Council support the request to amend the Official Plan and
Zoning By-law.
Contact Name:
Victor Gottwald, Acting Senior Planner
Phone: (416) 396-5004
Fax: (416) 396-4265
E-Mail: gottwald@city.scarborough.on.ca
_______
Mr. Jack Irwin, representing Petro Canada, appeared before the Community Council in connection with the foregoing
matter and expressed support for the staff recommendation.
10
Acceptance of Service - Registered Plan 66M-2277
North of Finch Avenue, South of C.P.R., West of Rouge River
Ward 18 - Scarborough Malvern
(City Council on June 3, 4 and 5, 1998, adopted this Clause, without amendment.)
The Scarborough Community Council recommends the adoption of the following report (May19, 1998) from the
Director, General Legal Services and Administration, Scarborough:
Purpose:
High Glen Developments Limited and Rossland Real Estate Limited entered into a Subdivision Agreement with the
Corporation of the City of Scarborough, to develop the lands located north of Finch Avenue, south of C.P.R., west of
Rouge River. All departments have now completed the Development Acceptance Form for the above Plan of Subdivision.
It is therefore recommended that the services can now be accepted by the City.
Recommendations:
It is recommended that:
(1)the services installed for Registered Plan 66M-2277 be accepted and that the City formally assume the roads within
this Plan of Subdivision;
(2)the Legal Services Department be authorized to release the performance guarantee with the exception of a cash
deposit in the amount of $5,000.00 as set out in the attached report;
(3)upon execution of an Agreement as set out in the attached report, the Legal Services Department be authorized to
release the Letter of Credit being held to guarantee completion of the acoustical barrier; and
(4)the City Clerk and Treasurer be authorized to sign any release or other documentation necessary to give effect to this
acceptance.
Background:
All departments have completed the Development Acceptance Form for the Plan of Subdivision located north of Finch
Avenue, south of C.P.R., west of Rouge River (formerly Block 281, Registered Plan 66M-2228), now Plan 66M-2277,
with the following proviso:
$5,000.00 be retained as cash deposit for the Ontario Land Surveyor's Certificate of Completion.
High Glen Developments Limited and Rossland Real Estate Limited and the former City of Scarborough entered into a
Noise Abatement Agreement dated March 17, l993 to provide for an acoustical barrier to be constructed on the condition
that Finch Avenue is extended. In the event that the proposed extension of Finch Avenue was abandoned, as evidenced by
the removal of such a provision from Scarborough's Official Plan, the owner's obligation to construct the Finch barrier
would be at an end.
Scarborough's Official Plan No. 990 which removes the proposed extension of Finch Avenue has been appealed and is
currently before the Ontario Municipal Board.
It is therefore recommended that the security presently being held to guarantee completion of the acoustical barrier be
released on the condition that the developer enter into an Agreement to be registered on title to the subject lands that
requires the owner to post security acceptable to the City Solicitor provided the outcome of the Official Plan appeal
reintroduces the extension of Finch Avenue resulting in a need for the barrier. In the event that the Board confirms the
deletion of the Finch Avenue extension, this new agreement would be released from title.
The services installed for this development could now be accepted.
Contact Name:
Anna Kinastowski, Director
General Legal Services & Administration
(416) 396-7739
(416) 396-4262 Fax Number
11
Agreements Between the City and Four Property Owners
Adjacent to Edge Park Former Landfill Site
Ward 13 - Scarborough Bluffs
(City Council on June 3, 4 and 5, 1998, adopted this Clause, without amendment.)
The Scarborough Community Council recommends the adoption of the following report (May25, 1998) from the
Interim Functional Lead for Solid Waste, Scarborough:
Purpose:
The installation of a "Landfill Gas Control System" at Edge Park's former landfill (Contract No.353) make it necessary
for the removal of waste material from parts of adjacent private properties and the restoration of affected work areas.
The work to be performed on private properties, will be included in an agreement to be signed by each property owner
and the City.
Recommendation:
It is recommended that:
(1)the City enter into an agreement with each of the following property owners:
Edwin Barclay83 Delwood Drive;
Bahadurali Dhirani81 Delwood Drive;
Efstathios Skenderidis79 Delwood Drive;
Umberto Fraietta77 Delwood Drive; and
(2)the City Clerk and Treasurer be authorized to sign the agreements.
Background:
Due to the environmental concerns relating to the former Edge Park landfill, a Consultant was hired to study and create a
landfill remedial action plan. As per the Consultant's recommendations, construction of a "Landfill Gas Control System"
to control landfill gas migration, is necessary on some sections of the landfill perimeter. The system will be built on City
property (Edge Park) but any waste between the system and private properties has to be removed.
The work is incorporated in Contract No. 353 and scheduled to be implemented by the end of this summer.
Contact Name and Telephone Number:
R.T. Quinn
Director, Environmental Services, Scarborough District
Phone:(416) 396-7113
Fax:(416) 396-4156
E-mail:rtquinn
Internet:rtquinn@city.scarborough.on.ca
12
Planning Applications on Ontario Hydro Lands
Funding for Community Participation at the Ontario Municipal Board
(City Council on June 3, 4 and 5, 1998, amended this Clause by:
(1)inserting the words "subject to the Community Associations being requested to raise an equal amount", after the
words "development proposal,", in Recommendation No. (1) of the Scarborough Community Council, so that such
recommendation shall now read as follows:
"The Scarborough Community Council recommends that Council:
(1)authorize a grant of $50,000.00 from the Contingency Fund to the Community, in order that the Community may be a
party to, and participate in, the Ontario Municipal Board Hearing and fully present its position regarding the Ontario
Hydro development proposal, subject to the Community Associations being requested to raise an equal amount, and
provided that:
(a)the Community incorporates prior to the Hearing for its participation at the Hearing; and
(b)such funding is used only for the purpose of retaining legal counsel and expert witnesses and other Hearing
expenses;"; and
(2)adding thereto the following:
"It is further recommended that the Commissioner of Urban Planning and Development Services be requested to submit a
report to the next meeting of the Urban Environment and Development Committee on a policy for funding such
requests.")
The Scarborough Community Council recommends that Council:
(1)authorize a grant of $50,000.00 from the Contingency fund to the Community, in order that the Community
may be a party to and participate in the Ontario Municipal Board Hearing and fully present its position regarding
the Ontario Hydro development proposal, provided that:
(a)the Community incorporates prior to the Hearing for its participation at the Hearing; and
(b)such funding is used only for the purpose of retaining legal counsel and expert witnesses and other Hearing
expenses;
(2)define "the Community" as several community groups and associations in the former City of Scarborough
affected by these recommendations;
(3)deem this grant to be in the interests of the City of Toronto;
(4)direct that this grant be subject to the community corporation making its records available to the City Auditor
for his inspection and report to the City Council.
The Scarborough Community Council reports, for the information of Council, having had before it a Preliminary
Evaluation Report respecting Ontario Hydro/Graywood Investments Limited planning applications in Wards 14 and 17; a
Preliminary Evaluation Report respecting an Ontario Hydro planning application in Wards 14 and 15; and a request for
comments from Urban Environment and Development Committee respecting Hydro Corridor lands from McNicoll
Avenue to Lawrence Avenue; all of which were deferred to the meeting of Scarborough Community Council scheduled to
be held on June 24, 1998. (Please refer to Clause 15, Items (r), (s) and (t) of this Report)
The following persons appeared before the Community Council in connection with the foregoing matter:
-Mr. Phillip Egginton, President, Bridlewood Community Association;
-Ms. Norma Kaseloo, York Condominium Corporation No. 337;
-Mr. Robert Brown, representing the Wishing Well neighbourhood;
-Mr. Wayne Hall, representing North Bridlewood Residents Association;
-Mr. Kent Turner, Maryvale area resident;
-Pastor Steve Webster, Wishing Well Acres Baptist Church;
-Mr. Stephen Diamond, Solicitor, representing Norstar Developments;
-Mr. Andrew Schulz, The Community Resource Centre of Scarborough;
-Mr. Jim Puddy, Bridlewood Greenbelt Committee; and
-Ms. Lois James, Save the Rouge Valley System.
13
Morningside Heights Land Use Study and
Related Development Applications and
Morningside Tributary Subwatershed Study
(City Council on June 3, 4 and 5, 1998, struck out and referred this Clause to the Urban Environment and Development
Committee for further consideration, with requests that:
(1)the City Clerk and the Commissioner of Urban Planning and Development Services develop a protocol for the
processing of planning matters and submit a joint report thereon to the Special Committee to Review the Final Report of
the Toronto Transition Team; and
(2)the City Clerk submit a report to the Special Committee to Review the Final Report of the Toronto Transition Team on
a possible amendment to the Procedural By-law which would permit a Member of Council to put a motion to defer or
refer a matter prior to the questioning of staff.)
The Scarborough Community Council recommends that Council:
(1)endorse Phase 2 and Addendum and direct staff to complete Phase 3 of the Morningside Tributary
Subwatershed Study;
(2)defer the redesignation of the lands south of the Hydro Corridor, east of Staines Road, currently designated
Open Space to a later date, until the City has rectified the problems associated with the diversion structure and the
stabilization of the stream north of the Corridor;
(3)adopt Option 2, i.e., retain employment uses west of the Tributary; permit Executive Residential uses east of
the Tributary, with Significant Natural Area Centred on the Morningside Tributary, and:
(a)resolve that the existing land use designations west of the Morningside Tributary be retained as one of the
largest remaining greenfield employment opportunities in the City of Toronto, and that staff be directed to initiate
an official plan amendment to redesignate the lands east of the Tributary for Executive Residential uses; and
(b)direct staff to use the recommendations from the staff report on the Phase 2 Subwatershed Analysis and
Addendum, submitted to Scarborough Council last fall, including a greenspace corridor centred on Morningside
and Neilson Tributaries as the basis for preparing the Implementation Plan for the Subwatershed Study; and
(4)not support any road connection between Highway 407/the Markham By-pass and Highway 401 as it is
detrimental and negative to the proper planning of the Morningside Heights area.
(5)consider this matter at 10:00 a.m. on Wednesday, June 3, 1998.
The Scarborough Community Council reports, for the information of Council, having requested that the Commissioner of
Planning and Buildings, Scarborough:
(1)recommend to Community Council, a strategy to proactively protect and preserve the natural environment for the
areas that Council determines should remain designated as employment lands;
(2)request the applicant to submit a preliminary Plan of Subdivision based on a minimum average housing lot size of
12,000 square feet, such Plan to also include provision for neighbourhood commercial, parks, and any other community
facilities necessary;
(3)more strictly refine the Employment Uses designation in the Official Plan; and
(4)report to Community Council with respect to the lands west of the Tributary to further refine the boundary between
Industrial and Residential Uses;
The Scarborough Community Council submits the following report (March26, 1998) from the Commissioner of
Planning and Buildings, Scarborough:
Purpose:
This report responds to a status report request by Scarborough Community Council regarding the previous positions of the
former Scarborough Council (see Appendix 1) with respect to the Morningside Heights Land Use Study Area, an area as
shown on Figures 1 and 2, and the Morningside Tributary Subwatershed Study as shown on Figures 4, 5 and 6. The report
presents three options for Council to consider.
It is essential that Council determine its preferred Option in order to provide clear direction to staff, landowners and the
community regarding the future of the Morningside Heights Area.
Funding Sources, Financial Implications and Impact Statement:
Option 1 has major unbudgeted financial implications. These are set out within that Option on Page2 of this report.
Recommendations:
It is recommended that Council determine its preferred Option from among the three:
Option 1 -Acquire Most of Morningside Heights Land Use Study Area
for Parkland and Renaturalize the Morningside Tributary
(a)resolve that the areas identified by Save the Rouge Valley System (SRVS) be purchased to implement the SRVS
recommendation that most of the Morningside Heights Land Use Study Area become a natural area and authorize funding
of $200,000.00 for technical studies to re-do the Phase 2 subwatershed analysis and $25,000.00 for real estate appraisals,
to provide technical data required; and
(b)direct staff to initiate an amendment to the Scarborough Official Plan to redesignate all the Industrial lands within the
Morningside Heights Land Use Study area to Open Space uses.
The long term funding implication of choosing Option 1 will not be known until the Morningside Tributary Subwatershed
Study Implementation Plan is prepared. Work to date indicates the cost of acquiring land may be $57,000,000.00 to
$80,000,000.00 and the cost of replacing stormwater management facilities could be as much as $100,000,000.00.
If Option 1 of the recommendations is adopted, the immediate financial implication is $225,000.00 ($200,000.00 for
technical studies and $25,000.00 for real estate appraisals). Funding for this is not included in the previous or 1998
Capital Budget. Two projects previously approved, but for which funds have not been spent, are:
Project No. 8012 - Watermain Construction - Finch Avenue and Beare Road; and
Project No. 8571 - Wishing Well Park Sewers - pond inlet modifications.
The Finch Avenue and Beare Road project extends a watermain to homes experiencing inadequate supply of water. The
Wishing Well Pond project increases the level of protection against flooding for area residents; the current level of service
already meets city standards. Without this funding, new funds would be required.
Funds are also required for the City Solicitor for expert witnesses to defend Option 1 at the Ontario Municipal Board.
Option 2 -Retain Employment West of Tributary, Permit Executive Residential East of the Tributary, with Significant
Natural Area Centred on the Morningside Tributary:
(a)resolve that the existing land use designations west of the Morningside Tributary be retained as one of the largest
remaining greenfield employment opportunities in the City of Toronto and that staff be directed to initiate an official plan
amendment to redesignate the lands east of the Tributary for Executive Residential Uses; and
(b)direct staff to use the recommendations from the staff report, on the Phase 2 Subwatershed Analysis and Addendum
submitted to Scarborough Council last fall, including a greenspace corridor centred on Morningside and Neilson
tributaries as the basis for preparing the Implementation Plan for the Subwatershed Study.
Option 3 -Designate Morningside Heights for Residential Uses, with Significant Natural Area Centred on Morningside
Tributary:
(a)resolve to amend the Official Plan for the lands within the Morningside Heights Land Use Study Areas west of the
Morningside Tributary to provide for high quality low density and medium residential development in an enhanced
natural setting, including a greenspace along the west boundary of the study area; and
(b)direct staff to use the recommendations from the staff report, on the Phase 2 Subwatershed Analysis and Addendum
submitted to Council last fall, including a greenspace corridor centred on Morningside and Neilson tributaries as the basis
for preparing the Implementation Plan for the Subwatershed Study.
The following recommendations are common to all three options set out above.
(a)direct staff to report to the May 27, 1998, meeting of the Scarborough Community Council on whatever amendments
are necessary to the transportation plan components of the Scarborough Official Plan and MetroPlan to support the
adopted land use option and that all interested persons and agencies, including the Regional Municipalities of York and
Durham and the Towns of Markham and Pickering to be advised; and
(b)direct staff to bring forward Bills to amend the by-law for the Protection and Conservation of Trees (No. 25150) to
extend coverage to all properties with single family homes in the Tapscott Employment District.
Comments:
(1)Morningside Heights Proposal:
In 1985, the owners of the majority of the Morningside Heights Land Use Study Area, bounded by the CPR lines, Steeles
Avenue and the Rouge Valley top-of-bank, submitted applications to change these lands from Industrial to Residential
uses. The history of these applications and the study reports is detailed in Appendix 2.
Morningside Heights landowners appealed their amendment application because the former Scarborough Council did not
make a decision on the application. The Board has scheduled a pre-hearing conference on July 2, 1998 and set October 19,
1998 as the hearing date.
Staff has considered the environmental, land use and transportation matters which affect this area. Economic
Development staff has recommended that it is desirable to retain this area for employment uses as this is one of the last
remaining greenfield employment areas in Toronto.
Planning and Buildings staff do not share this view. There has been a negligible uptake of land for industrial uses within
Tapscott in recent years, even with the economic recovery now in full swing.
Planning staff recognize the need to provide sites for the long-term employment needs in Tapscott after the existing
supply of 21 hectares (51 acres) of serviced land is fully utilized. How can this best be done? In the view of Planning
staff, the lands in the Passmore and Steeles area, 200 hectares (500 acres) either side of Markham Road and west of the
CPR line (Figure 7) have a superior location for industry and better access to major roads than lands within the study area.
Since the required sanitary and storm sewers must pass through Morningside Heights and will be financed by levies from
its development, it makes sense to encourage development of the study area to occur as rapidly as possible. In the
considered opinion of Planning staff this can occur much more rapidly with residential development in the Morningside
Heights Study Area. Retaining the present industrial designations in the study area may have the unintended effect of
seriously hindering the City's ability to provide more attractive greenfield lands elsewhere for its future employment
needs in the eastern part of the City.
(2)Morningside Tributary Subwatershed Study:
(a)Background:
Scarborough Council considered the Subwatershed Analysis last fall. (The terms of reference of the study are set out in
Appendix 3.) SRVS argued there was an opportunity and a need to protect more land than staff recommended. The SRVS
recommendations include specific directions to substantially alter the Subwatershed Study. The most significant is the
removal of all existing stormwater management structures. Staff have not been able to determine whether this is
technically possible. A preliminary review indicates a possible cost of removal and replacement with underground storage
in the order of $100,000,000.00.
Staff recommended an 'ecological corridor' along the main branches of the tributary be acquired. The proposed corridor
was to be at least 100 metres (330 feet) wide, widening to include forested areas at Passmore Avenue and Neilson Road.
These corridors covered 120 hectares (290 acres) in Scarborough and a further 30 hectares (75acres) in Markham. Within
Morningside Heights Study area, the corridor covers 60 hectares (150 acres). It was expected that the required lands
would be acquired by a combination of dedication and acquisition.
SRVS supports a very long term plan, which might take 100 years to achieve. City staff recommended the Subwatershed
analysis as a sensible plan to retrofit the Morningside Tributary, a plan which has the support of the technical agencies.
SRVS advocate significant restoration of the watershed which is now two-thirds urbanized.
(b)SRVS Recommendations:
The SRVS recommendations are two-fold and significantly change the direction of the subwatershed study. Five of the
recommendations call for physical changes to the subwatershed study directions (replace man-made stormwater
management facilities with natural stream; achieve a natural hydrograph; locate stormwater management structures
outside the floodplain/natural areas; prohibit road crossings of Morningside and target specific habitat). These
recommendations can only be implemented by large-scale acquisition of private lands, in Toronto and Markham. Methods
to acquire land include purchase and negotiation with the land owner leading to dedication.
Staff evaluated the mechanisms to bring the lands recommended by SRVS into public ownership (see Appendix 4). The
magnitude of the lands required necessitate purchase of not only the area recommended by SRVS but potentially all of
Morningside Heights. While some acquisition is possible by methods other than purchase, dedication of all of the private
lands is not likely if no development is permitted.
SRVS recommendations cover about 230 hectares (570 acres) in Toronto and more in Markham. If these
recommendations are implemented, staff believe that the land would have to be purchased at an estimated cost of
$57,000,000.00. It is our considered opinion that this would, in fact, likely require purchase of up to 330 hectares (810
acres) at a cost in the order of $80,000,000.00.
(c)Tree By-law:
The City applied the Tree By-law to protection and conservation of trees on all properties except those properties with
single family homes. Some of the wood lot properties within Tapscott have houses on them. As there is a strong interest
in preserving existing trees in the subwatershed, the Tree By-law should be extended to apply to single family properties
in Tapscott.
(3)Land Use
(a)Executive Residential Community Proposal:
The Planning and Buildings Department has consistently supported Executive Residential uses east of the Morningside
Tributary because it is adjacent to the CedarBrae Golf and Country Club and Rouge Park. The new community would be
virtually surrounded by golf courses and open space. Planning staff recognize employment uses could be viable west of
the tributary, but support high quality residential uses here if developed in conjunction with a major amenity such as a
championship calibre golf course. A Residential community west of the tributary must be designed and developed with
such an amenity to give it character, to make it a place of distinction and to avoid becoming just another subdivision.
Morningside Heights would be a highly attractive residential environment for business executives. These are the very
people whose business and community leadership we need to attract and not lose to communities in the 905 region. The
upscale housing to be created in Morningside Heights would fill a gap at the top end of the housing market which now
exists in the east part of the City. This would implement both Scarborough's Official Plan policy for executive housing
and Metro Plan's policy to provide a full range of housing types and unit sizes.
The community plan would provide for a green space corridor as a buffer from the industrial lands to the west. In
addition, many of the objectives of the subwatershed study, such as the dedication of the Morningside Tributary corridor,
can be accomplished through development agreements and land dedications.
(b)Reasons to Retain Employment Uses:
Toronto needs greenfield employment lands now more than ever to accommodate relocations from older employment
areas and to compete with neighbouring jurisdictions. Economic Development Staff recommends retaining existing
industrial uses designations in the Morningside Heights area of the Tapscott Employment District. A review of the
Tapscott Employment District found that the area is viable for industry. These findings were supported in principle by
Scarborough's Economic Development Committee in April 1997.
Morningside Heights represents one of the largest contiguous greenfield employment area in the City of Toronto. Based
on absorption rates for employment lands in Scarborough since 1990, a period which experienced a severe recession in
our real estate market, Morningside Heights provides Toronto with less than a 20 year supply of lands for employment
use. If converted to residential uses the opportunity to provide future employment is lost forever.
Economic Development staff was prepared to compromise on its position to retain employment uses in Morningside
Heights by supporting residential uses to the east of the Morningside Tributary. A report by the Acting City Manager, the
Commissioner of Planning and the Executive Director of Economic Development supporting this position went to
Scarborough Planning and Buildings Committee in June 1997. The compromise provides the ability to bring services to
the employment areas to the Passmore/Steeles area while retaining lands west of the tributary for employment uses.
Is it important to retain large tracts of land for future industrial development? Industrial businesses are the critical wealth
generator providing high value jobs, export sales and employment spin-offs. The manufacturing sector alone, in the City
of Toronto, employs 164,000 in 6,100 establishments (1996). Economists estimate that one manufacturing job generates
three other jobs in the local economy.
Retention of industrial/commercial realty assessment is important. While representing only 29 percent of total realty
assessment it was responsible for 54 percent of property taxes collected in 1997. Redevelopment of industrial areas to
residential erodes the commercial/industry assessment base. The conversion of office and industrial properties to
residential is well documented and a trend that is expected to continue in our older employment districts. Morningside
Heights represents one of the last areas in Toronto to capture business relocating out of our older employment/industrial
areas. Over the long term, Morningside Heights has the potential to provide more than 13,000 jobs and generate $50
million in property taxes if allowed to remain an employment district.
Converting employment districts to residential uses has a further financial impact to the municipality because housing in
Toronto costs more to service than it generates in revenue. Only 75 percent of the local expenditures for housing are
covered by the residential tax payer, the remaining 25 percent is subsidized by the industrial/commercial sector. The
conversion of Morningside Heights to residential uses would incur an annual short fall in the range of $3 million to $8
million, depending on the actual number of residential units.
As we emerge from the depressed real estate market of the early 1990's, inventories of existing available industrial and
office facilities are diminishing. Toronto's industrial vacancy rates were at a high of 12.8 percent in 1993. Today they are
6.9 percent with rental rates approaching levels required to support new and speculative construction. Greenfield locations
like Morningside Heights offer cost effective solutions for business requiring new facilities.
If the City of Toronto is unable to accommodate the growth of our businesses, we will increasingly face the loss of
business to neighbouring jurisdictions. Ingram Micro, in their recent announcement identified the lack of available sites as
the primary reason for their relocation from Toronto to Mississauga, a loss to Toronto of 900 jobs.
The City of Toronto's ability to accommodate future business growth is far from clear. The redevelopment of
traditionally industrial lands to residential and retail uses in older districts has to be taken into consideration when
examining the possible conversion of the largest tract of greenfield employment land to residential. On this basis,
Economic Development would strongly encourage Council not to support the Morningside Heights ownership group
application to designate these lands for residential. Economic Development staff recommend that a City wide
employment and assessment review be undertaken to ascertain Toronto's competitive position in the GTA and identify
the related financial impacts in order to better determine Toronto's ability to accommodate business growth and compete
for new and expanding business.
(4)Status of the Markham-Scarborough Link:
The issue of a major north-south road located in the east end of the City, linking Highways401 and 407, has been the
subject of many reports over the past 20 years. The level of interest in this road is significant. The three neighbouring
municipalities of York Region, Durham Region, and the Town of Markham have requested party status at the OMB
hearing for Morningside Heights, stating that their interest relates only to the road link. Amendments to the Scarborough
Official Plan, OPA 722, dealing with the deletion of the East Metro Transportation Corridor and OPA 990, the North-East
Roads Study and the deferral of MetroPlan, which have been appealed by the Region of Durham and other municipalities,
may be consolidated into this hearing. The following outlines the background to this important issue.
(a)Provincial Policies in Conflict
In 1990, the Province of Ontario announced the creation of the Rouge Park. Coincidently, the Minister of Transportation
announced that there would be "no new roads constructed south of Steeles Avenue in the Rouge Park." The policy
statements precluded a number of planned inter-regional road connections that were included in the City of Scarborough
Official Plan, including the westerly extension of Finch Avenue and Passmore Avenue. Council amended its Road Plan
for the Rouge Park area (OPA 990) to implement this Provincial Policy. OPA 990 is currently awaiting approval at the
Ministry of Municipal Affairs.
The East Metro Freeway, planned to link Highway 401 and Highway 407 through what is now the Rouge Park, would
also be precluded. Although the Province has confirmed on many occasions that the East Metro Freeway will not be
constructed as originally planned, the Province has not sold any of the land that was assembled for this purpose.
Provincial staff continue to protect the original planned interchange at Highway 401, securing and protecting land through
the development process.
By continuing to protect this alignment, now known as the East Metro Transportation Corridor, the Province is causing a
great deal of uncertainty to the adjacent communities and environmental groups. Municipalities abutting Toronto continue
to hope that a major road facility will be constructed as originally planned.
(b)The Environmental Assessment Proposal:
In 1994, the Province agreed to finance an Environmental Assessment Proposal (EAP) study of a Markham/Scarborough
Transportation Link. A public consultation process was conducted in early 1995 to receive public input to the draft EAP.
Groups in Scarborough expressed strong concerns. They also questioned the need for a link and the elimination of other
corridors from further study.
In the fall of 1995, Scarborough Council resolved to not support the continuation of the Markham/Scarborough Link
Environmental Assessment Proposal. Markham Council approved the EAP and gave strong support to proceed with the
Environmental Assessment.
(c)Morningside Heights Alternative Road Alignment:
The Morningside Heights landowners propose an alignment for the extension of Morningside Avenue along the east side
of the CPR tracks, crossing the tracks north of the HEPC corridor and continuing north to Steeles Avenue on land that is
owned by other interests. The alignment is similar to some of the alternatives identified in the 1995 EAP study.
While this alignment may be the only possible alignment given the many environmental and political constraints, there
are many implementation problems associated with the proposal route. The following is a brief discussion of the salient
reasons why this alignment is likely to be very difficult to achieve.
(i)Grade Separations:
The City of Scarborough commenced an environmental assessment of the Morningside/Finch/CPR grade separation in
1997. The study is currently on hold due to many factors including the uncertainty caused by lack of a land use decision
regarding the Morningside Heights area. Finch Avenue between Neilson Road and Morningside Avenue is currently
handling more traffic than the broken two lane cross-section was designed to carry. In addition, the narrow/low existing
grade separation must be replaced to allow for safer more efficient handling of traffic including transit buses. The
alignment suggested by the Morningside Heights group would have to be capable of accommodating this future grade
separation.
The suggested alignment crosses the CP Rail line between the Ontario Hydro Corridor and Passmore Avenue, requiring
an expensive grade separation and the co-operation of more land owners.
The intersecting point with Steeles Avenue would have to be located far enough west of the CP rail line to allow for the
ultimate CP/Steeles Avenue grade separation. The new road would also have to cross the environmentally sensitive
Morningside Tributary south of Steeles Avenue.
(ii)Markham By-Pass Connection:
The new road must make a direct connection with the Markham By-pass to be of any value to the future north-south travel
demand. The proposed intersection of the Markham By-pass and Highway 7 is located just west of 10th Line on the east
side of the planned Cornell Community. This is approximately three kilometers east of the suggested intersection point at
Steeles Avenue. If the road were aligned as proposed it would be circuitous in the extreme (Figure 9).
A direct connection with the Markham By-pass would require a crossing of the Parkview Golf Course in a north easterly
direction. This route would be extremely expensive as it would have to diagonally cross the Rouge River flood plain.
Depending on the environmental constraints, the new road may require a bridge one kilometer long to satisfactorily cross
the Rouge Valley. This is more than twice the length of the Bloor viaduct. The construction problems associated with the
route are further exacerbated by the need to be grade separated at the CN rail line and then somehow cross 9th Line south
of the Box Grove Community.
To avoid the expensive crossing of the Rouge River Valley north of Steeles Avenue, the Town of Markham may propose
to extend the Markham By-pass south to Steeles east of 9th Line. If a road was ended in this location, opposite the Rouge
Park, it would dump a very large volume of traffic onto Steeles Avenue. This would also put further pressure for a
southerly extension through the northwest portion of the Rouge Park.
(iii) Impact on Malvern Community:
In addition to the already noted concerns, the proposed alignment depends on funnelling regional commuter traffic
through an existing road link within a built up community. If the road is successful as a regional transportation link, the
increased traffic volumes and possible access restrictions may well have the effect of isolating Malvern's Neighbourhood
3 from community facilities in the Malvern core on which this neighbourhood depends.
(iv)Future Land Use of Morningside Heights:
The ultimate land use within Morningside Heights will have a bearing on the future road requirements. If the area is
developed for executive residential uses, there will not be the demand to require the capacity provided by a north-south
arterial road. If, however, the area is developed as an employment district, potentially more major roads would be required
to accommodate future travel demand and make the district more attractive for businesses to locate.
(v)Funding:
Provincial staff have confirmed that the new road would be funded by the local municipalities and not the Province. These
costs would have a tremendous impact on the capital programs of the City of Toronto and York Region, given the number
of grade separations and river crossings required.
Conclusions:
Council needs to enunciate its vision for the future of the Morningside Heights Study Area. Does Council want the lands
to become a major natural area through public acquisition, effectively removing 230 hectares (570 acres) from any future
urban developments? Alternatively, does Council want urban development with a natural corridor centred on the
Morningside Tributary and Neilson Creek as proposed in the Morningside Tributary Subwatershed Analysis Report and
Addendum and as supported by staff?
If Council supports urban development, Council then must consider whether to retain the employment designations west
of the Morningside Tributary or support the redesignation of these lands to provide for a high quality residential
community with a significant natural feature.
While the component parts of this decision are complex, a clear direction from Council is essential to provide direction to
staff, landowners and the community.
This report has the concurrence of the Executive Director of Scarborough Economic Development Department and the
Commissioner of Works and Environment.
Contact Names:
David Beasley, MCIP, RPPAnn Rexe, MCIP, RPP.
Principal PlannerAssistant Director
Urban Planning and Development ServicesWorks and Emergency Services
Phone:396-7026Phone:396-7156
Fax:396-4265Fax:396-5681
E-mail:beasley@city.scarborough.on.caE-mail:rexe@city.scarborough.on.ca
Bruce Graham, Manager,Rod McPhail, Acting Director
Community and Economic Development ServicesStrategic Planning and Legislation
Phone:396-7066Phone:396-7018
Fax:396-4241Fax:396-4265
E-mailgraham@city.scarborough.on.caE-mail: mcphail@city.scarborough.on.ca
_______
Appendix No. 1
Summary of Council Directions
(1)Scarborough Community Council requested a status report, on Morningside Heights, with input from all departments,
for April 1, 1998.
(2)The former Scarborough Council tabled the land use recommendations for the Morningside Heights land west of
Morningside Tributary and requested staff to report on the extension of Morningside Avenue in Morningside Heights
(Clause No. 16 embodied in Report No. 17 of the Planning and Buildings Committee, considered by Council September
30, 1997).
(3)The former Scarborough Council requested a report on the methods and mechanisms to implement Save The Rouge
Valley System Inc. (SRVS) recommendations. Council also directed staff to prepare the implementation plan for
Morningside Tributary Subwatershed, incorporating ten recommendations made by SRVS. (Clause No. 1, Report No. 16
of the Works and Environment Committee, adopted as amended by Council September 30, 1997).
_______
Appendix No. 2
History of Morningside Heights Applications, Studies and OMB Appeals:
In 1994, Council approved terms of reference for the Morningside Heights Land Use Study to determine whether or not
the industrial designations should be changed. Council approved Official Plan Amendment 974 which identified this as a
Special Study Area This amendment was subsequently appealed by the landowners.
In May of 1997, Scarborough Planning and Buildings Committee considered a Preliminary Evaluation report on the
Morningside Heights landowners' application for a new residential community of 3,150 single and attached dwelling
units, and applications by the Cedar Brae Golf Club for 105 cluster residential units and Kaposi and Raponi for high
density residential and commercial uses.
The report recommended that Phase1 of the Morningside Heights Land Use Study be concluded by Council supporting
low density Executive Residential uses for that part of the study area between the Morningside Creek and the Rouge
Valley. The report also recommended that residential uses be supported for the balance of the study area conditional on a
commitment by the owners to a full scale 18 hole golf course and substantial reduction of the proposed residential
densities.
Economic Development staff in a report entitled Morningside Heights Employment Review stated that this area is a
desirable employment area and the largest remaining greenfield development opportunity in the City of Toronto.
Economic Development Committee supported this position in principle on April 2, 1997.
Planning and Buildings Committee then directed that a joint report be prepared by the Commissioner of Planning and
Buildings and the Executive Director, Economic Development, with input from the Acting City Manager, specifically
addressing the viability and desirability of retaining the existing industrial uses designations.
This joint report was considered by Council on June 10, 1997, in conjunction with previously prepared reports. The
recommendations were to support Executive Residential uses east of the Morningside Creek, retain the existing industrial
designations to the west, refuse the Kaposi and Raponi applications, give conceptual support to part of the Cedar Brae
application, and report in September 1997 on progress on Phase 2 of the study.
Council supported Executive Residential uses east of the Morningside Creek. Rather than reconfirming industrial uses
west of the tributary, Council directed that staff review whether these lands were appropriate for executive housing. A
community information meeting was directed, which was subsequently held and reported to Council.
In response to Council's direction, planning staff, with the assistance of an expert golf course designer, explored the
potential of the study area for executive housing. The resulting planning concept was set out in the report "Morningside
Heights: An Executive Residential Golf Course Community in Scarborough".
On September 30, 1997, Council considered Planning and Buildings Department recommendations to implement this
vision, including resolving Phase I of the Land Use Study in favour of an Executive Residential community, golf course
and clusters of golf villas and proceeding with Phase2 with input from the Subwatershed Study and all interested parties.
Council considered this report in conjunction with a report by the Executive Director of Economic Development on "The
Financial Impact - Conversion of Industrial Land to Residential, Morningside Heights". This report provided an analysis
of the higher municipal costs related to servicing residential as opposed to employment land uses in Morningside Heights.
Council also considered the SRVS submission recommending retaining much of Morningside Heights as either
undeveloped or forested at this time. When Council considered the matter, Planning staff supported an Executive
Residential Golf Course Community. Economic Development staff recommended retention of this area for employment.
Council tabled the Planning and Buildings report with a direction that staff report back on the extension of Morningside
Avenue as part of the Land Use Study.
In October 1997, the Morningside Heights landowners appealed their official plan amendment application to the OMB.
_______
Appendix No. 3
Purpose of Subwatershed Study
Scarborough has been preparing the subwatershed study to provide an environmental plan for Morningside Tributary, in
Markham and Toronto. The Study objectives were to:
(1)provide a balance between urban development and protection of the ecosystem;
(2)protect, restore, enhance historic, cultural, recreational and visual amenities;
(3)minimize flooding or reestablish natural floodplain hydrologic function where possible;
(4)prevent pollution;
(5)link strategy to land use approvals; and
(6)avoid liability for the City.
_______
Appendix No. 4
Methods of Implementing the SRVS Recommendations
and Techniques to Bring Land Into Public Ownership
(1)Review of Methods of Implementing the SRVS Recommendations:
(1)That the entire existing floodplain (known as the Regional Floodline) be protected, renaturalized and brought into
public ownership:
Method of Implementing: Acquire
(2)That all streams, and their headwater areas, be protected, renaturalized and brought into public ownership:
Method of Implementing: Acquire
(3)That all natural vegetation in the area be given a Level One status, so that it cannot be destroyed:
Further discussion with SRVS indicated that the term 'natural vegetation' meant woodlots. The Subwatershed Analysis
created three levels of protection. The only way to ensure that all woodlots remain will be to acquire them and put in place
a management plan.
Method of Implementing: Acquire
(4)That a protective 30 metre, publicly owned buffer be established along all streams and natural areas:
There are alternatives to public acquisition, such as conservation easements and stewardship agreements which may be
equally effective without requiring public ownership.
Most of the proposed buffer lands recommended by SRVS have been achieved by staff recommendation, the remainder
would have to be acquired.
The TRCA Full Authority have passed a resolution directing staff to consider the concerns raised by the Friends of the
Rouge including a review of an increase of the 10 metre setback in the Morningside Tributary Subwatershed Study.
TRCA staff have not reported back and we will advise Council accordingly.
Method of Implementing: Acquire
(5)That a 300 acre tableland forest be created to connect the Morningside stream to the Rouge River:
This proposal suggests that the tableland between the Tributary and the Rouge River be acquired and a forest created on
these lands. In Toronto the existing land uses on the proposed forest block are golf course (Brookside and the west half of
the Cedar Brae Golf and Country Club). The total area of the proposed forest is about 230hectares (568 acres) in Toronto
alone. A further area is proposed in Markham.
The existing use of the lands to the east should be examined before making a decision to acquire the lands between the
tributary and the Rouge. The lands south of Steeles to approximately the Ontario Hydro corridor are occupied by the
Cedar Brae Golf and Country Club, which is permitted to continue in the Rouge Park Management Plan and by official
plan policy (Upper Rouge Secondary Plan). The Rouge valley south of the Hydro corridor is owned by the Province and
is currently forested.
This recommendation is based on a philosophical desire to expand forest cover in the Rouge watershed, possibly creating
sufficient wide, mature woodlots which may provide habitat for birds like the Red Shouldered Hawk, referred to in
Recommendation No. (10).
Method of Implementing: Acquire
(6)That existing energy dissipators and unnatural stream beds be replaced by natural stream beds:
SRVS recommended replacement of all man-made structures. There are thirteen structures, including two energy
dissipators, the Tapscott diversion structure and pond as well as many outfall structures. Each of these engineered
structures serves a function that mitigates the impacts of development on water quality, and quantity. While we recognize
the importance of regenerating the Morningside Subwatershed, there are serious (safety, property damage, economic)
consequences if these structures were removed as both the north and south portion of the watershed in the Town of
Markham and in Malvern have been developed based on these stormwater management facilities, being in place.
Staff has done a preliminary investigation of the replacement of structures. We do not know if it is technically possible or
feasible. A preliminary review indicated that it may cost in the region of $100,000,000 to provide stormwater storage
facilities to replace the existing stormwater management facilities. This does not include stream restoration, or costs to
undertake the studies to achieve this proposal.
It should be noted that Morningside Creek Forest located at the mouth in the Morningside Tributary is an
Environmentally Significant Area (ESA). The energy dissaptor at the Toronto Zoo and other stormwater management
facilities are located in this ESA. It will be very difficult to remove existing stormwater management structures without
damaging the existing natural areas of the watershed.
There is some opportunity to modify the function of some of the stormwater management structures; but this should be
done in the context of a long term strategy and study of each specific site. The Subwatershed Analysis clearly identified
opportunities to improve and retrofit the existing stormwater management facilities.
Method of Implementing: cost cannot be calculated without technical studies but could be more than $100,000,000.
(7)That a natural hydrograph (the rate at which water moves through the area and into the stream) be achieved in the
stream:
A hydrograph is a representation of the rate of flow of water moving along a stream, expressed in graph form. In very
general terms when a watershed is stripped of its natural forest cover to make way for agricultural activities, runoff
volume increases by a factor of 3 to 4 times. Once this same watershed is urbanized, the runoff volume can increase
ten-fold.
Urbanization changes the whole hydrologic cycle of the watershed itself. The net effect of development also has a
dramatic change in stream hydrology, was well as changes to groundwater infiltration and baseflow recharge.
In addition to the hydrologic changes, urbanization also causes changes to instream water quality, to the riparian zone
stream habitat and to the stream channel geomorphology. All these physical changes have consequential chemical and
biological effects on the stream ecosystem.
Once urbanization has taken place, the original or natural hydrologic cycle has been modified. Recent studies have shown
that the current practice of 2 year storm 'peak shaving' has not been effective in controlling downstream channel erosion.
Even with 'over control', by providing more storage, the extended duration of flows cause velocities well above critical
erosive velocities that could not be prevented. Hence, control facilities alone, using additional storage, are not expected to
prevent downstream channel erosion.
However, in a greenfield situation, it is possible to model (simulate) the requirements to regenerate (recreate) the
pre-development hydrologic cycle by implementing massive storage facilities in combination with source control and
several other remedial measures that currently (to-date) have never been built and tested.
It is theoretically possible to recreate the pre-development hydrologic cycle in an undeveloped area. Whether or not it is
acceptable and economically feasible still has to be determined. We are still in the early stages of the understanding of the
full implications of employing stormwater management to effectively match predevelopment hydrographs (i.e., to
maintain predevelopment runoff volumes as well as peak flows).
Method of Implementing: SRVS propose that their recommend acquisition areas will implement this recommendation. No
technical work has been done to determine if this is possible.
(8)That stormwater management structures be located outside the floodplain and natural areas:
The Subwatershed Analysis does not discuss the location of stormwater ponds. Staff anticipate that if the 'ecological
corridor' set out in the Phase 2 report is achieved, there would be no need to locate stormwater management ponds in the
corridor which is wider than the proposed floodplain and includes natural areas. Under these conditions the Phase 2 report
recommendations would already achieve this SRVS recommendation.
SRVS wishes all stormwater management facilities to be located outside the regional floodplain. The existing regional
floodplain is caused by a combination of floodwaters moving down stream (because a dam was never constructed) and a
backwater caused by the Canadian Pacific Railway (CPR) line, just north of Finch Avenue. The culvert under the railway
acts as a dam, restricting flow downstream and causing a backwater upstream. The only way to ensure no stormwater
management ponds are in the flood plain is to buy the existing regional floodplain as SRVS suggests.
Method of Implementing: Purchase the existing regional flood plain.
(9)That new roads will be prohibited from crossing the Morningside stream:
The roads required to cross Morningside Tributary is a land use issue. There is one road crossing today, Staines Avenue.
Provincial policy prevents new road crossing anywhere in Rouge Park but permits road crossings of the portion of
Morningside Tributary north of Finch.
Method of Implementing: Acquire the tablelands between the Tributary and the Rouge River.
(10)That the watershed be managed to ensure the following species are present for future generations to enjoy:
-Red Side Dace, Central Stoneroller and Rainbow Trout
-Red Shouldered Hawk
-Coyote and Deer
We think that the fish species identified by SRVS are appropriate targets for the main Morningside Tributary and were
recognized generally in the Subwatershed Analysis target to management Morningside tributary as a 'cold-water' stream..
Coyotes and deer are not particularly sensitive species and will remain in the corridor as identified in the Addendum to the
Phase 2 report.
Red Shouldered hawk is a less tolerant species and has very specific habitat requirements. Forest interior habitat is
required for nesting, and adjacent wetlands are required for feeding. It is unclear even with the forest envisioned by SRVS
if the other requirements of the Red Shouldered Hawk could be met. As a result to use this species as a target may not be
appropriate.
We could suggest many other species and suggest that species should be selected based on the opportunity for
biodiversity and for supporting populations of species of concern. Some appropriate target species may be Bobolink,
Woodcock, Northern Flying Squirrel or amphibians.
Method of Implementing: The habitat for most species recommended by SRVS can be achieved by the originally
recommended Subwatershed Analysis. It is not clear if the habitat for proposed target of Red Shouldered Hawk could ever
be achieved. SRVS suggest that the tableland, between the Tributary and the Rouge be acquired and reforested so that it
would, in the long run (80 years or more) provide appropriate habitat.
(2)Techniques To Bring Land Into Public Ownership:
(1) Purchase:
Purchase can be achieved by either government or non-governmental organizations expending funds. There are a number
of alternatives which do not necessitate public expenditure. These include land exchange and dedication of parkland or
floodplain, during the development process. Other methods include using alternate development standards, density
transfer, income tax deductions and charitable donations to acquire land without the need for outright purchase.
Staff estimate that the cost of acquiring the lands identified by SRVS would be about $57,000,000. City Real Estate staff
estimate that the land value would be $250,000 per hectare ($100,000 per acre) averaged over area recommended for
purchase. Staff assumed future development potential based on the industrial designations which now apply to most of the
lands. The value of any specific parcel will vary depending on many factors. A real estate appraisal will be required to
determine the cost. This estimate does not include the lands in Markham which would also be required by the SRVS
recommendations.
The SRVS recommendation would only leave 76 hectares (187 acres) of Morningside Heights lands for development. The
lands remaining available for development are small and of irregular shape, being the residue of lands which SRVS
proposes should be acquired. Servicing and planning these remaining lands for any urban use would be inefficient and
impose significant additional costs to the developers, costs which could likely not be recovered in marketing the
developed lands. Given this result, the land owners would probably ask that all of lands in Morningside Heights be
acquired. Upstream corridor lands outside Morningside Heights in Toronto constitute a further 30 hectares (75acres). The
final acquisition cost of the 330hectares (810 acres) could in the order of $80,000,000. These estimates do not evaluate
implications for Markham.
As a comparison the estimated land costs are 80 times the 1997 Scarborough Capital Budget for watercourse land
acquisition.
(2)Parkland Dedication:
The parkland dedication from the development of the remaining lands would be so small as not to be an effective means
of acquiring lands. The Planning Act provides for dedication of land for active parkland - 5 percent for residential lands or
2 percent for commercial/industrial development. As the parkland dedication would be based on land available for
development, this measure would provide only 1.6hectares (4acres) to 3.6 hectares (9 acres) of dedicated land.
(3)Dedication of Flood Plain Lands:
Normally developers are expected to pay for flood control measures benefiting their lands and regional flood plain lands
are deeded to a public agency. Tapscott landowners have already paid for the diversion structure and an Environmental
Assessment approval is in place to divert stormwater so that there will be no flood plain downstream of it. These
landowners cannot be expected to freely dedicate the same lands which this facility was intended to free up for
development.
(4)Land Exchange/Density Transfer:
Given the extremely low "as of right" residential density existing on these lands, most of which are zoned for agricultural
uses, transfer of density rights is not a realistic way to acquire land.
Concentrating higher density residential development on small "islands" of development surrounded by a "sea" of public
open space, would require small lot sizes and/or multiple and apartment housing forms. This would totally change the
development concept to one that neither City staff nor the landowners could support.
Placing community facilities like schools or parks located next to the proposed corridor would be ineffective as a land
acquisition technique because few, or none, will be required to serve development on the residual lands.
Reduced road rights-of-way, with an area equivalent to the "saved" area being dedicated as corridor, are possible. It is
likely, however, that use of "rural" road cross-sections to allow ditches and increased storm water infiltration may require
full-width rights of way.
Existing roads allowances and other publicly owned lands constitute 12 hectares (25acres) in the Morningside Heights, for
example. These lands might be exchanged for the dedication of additional corridor lands.
(5)Tax Deduction for Dedication of Property:
The Income Tax Act allows tax relief for owners dedicating lands to public agencies for conservation purposes to
conservation organizations, with charitable status. This example is dependent on whether the developer is willing to
negotiate this and would find the tax deduction beneficial.
_______
Appendix No. 5
Economic Impacts of the SRVS Proposal
The SRVS proposals would reduce the area for employment uses in the Morningside Heights study area to approximately
76 hectares (187 acres) net developable land. By comparison, the Morningside Tributary Watershed Study identifies
approximately 190 hectares (468 acres) of net developable land in the Morningside Heights Study Area. Based on this
difference alone, the economic potential under the SRVS development proposal would provide less than 40 percent of the
development potential of the Morningside Tributary Watershed Study Phase 2 recommendations.
The resulting economic impact of the SRVS proposal would be approximately 8,000 fewer jobs than could otherwise be
generated. Potential annual property taxes would be reduced from $50 million to only $20 million.
The SRVS proposal also brings into question the feasibility for servicing and developing approximately 200 hectares (500
acres) of industrial land to the north and west of Morningside Heights, as this would be financed, at least in part, by
contributions from benefiting developers. The recommendation will render relatively small, isolated and oddly shaped
developable parcels requiring significantly higher servicing. The end result is a higher price to users and may have a
significant negative effect on their marketability. Jobs and property tax revenue to the municipality is further at risk if the
remaining lands are undevelopable because of excessively high per acre costs to service.
The Scarborough Community Council submits the following report (May 15, 1998) from the Commissioner,
Works and Environment, Scarborough:
Purpose:
Scarborough Community Council requested the Commissioner of Works and Environment, Scarborough, in conjunction
with the Law Department, to compare the Subwatershed Study findings with the Memorandum of Understanding,
between Save the Rouge Valley System Inc. and the Morningside Heights Landowners Group. Council also asked that we
report on financial means of achieving the environmental attributes in Morningside Heights. The last matter was the status
of the Tapscott sewer program in the Capital Budget and how to expedite servicing west of Morningside Heights.
Funding Sources, Financial Implications and Impact Statement:
We require funding in the amount of $200,000.00 to prepare reports on the technical and financial implications of
extending trunk sewers to the remainder of Tapscott Employment District and prepare detailed stormwater management
reports on how to implement more natural stormwater drainage. We will charge this to Account No.
57794-00000-84330-xxx, which is for Project No.711, Tapscott Industrial Area Sewers.
Recommendations:
(1)It is recommended that Council:
(a)endorse the Phase 2 Report and Addendum of the Morningside Tributary Subwatershed Study and those portions of
the Memorandum of Understanding consistent with the Subwatershed Study and endorse the revised corridors (except on
Neilson Creek), the revised stormwater management methodology which attempts to avoid use of the Tapscott Diversion
Structure in the end, the added woodlot on Pitchfork Creek and the proposed trust fund;
(b)direct staff to prepare the Implementation Plan for the Morningside Tributary Subwatershed Study;
(c)direct staff to forward the Phase 2 of the Morningside Tributary Subwatershed Study and Addendum to the Council of
the Town of Markham with a request that the Town authorize their staff to work with the City staff to prepare the
Implementation Plan, for Markham's portion of Morningside Tributary Subwatershed; and
(2)direct staff to bring forward a Bill to amend the by-law for the Protection and Conservation of Trees (No. 25150) to
extend coverage to all properties with single family homes in the Tapscott Employment District.
Council Reference/Background/History:
Council has considered the Morningside Tributary Subwatershed Study Phase 2 report since last June. In February 1998,
the Ontario Municipal Board held a pre-hearing on the land development applications in the Tapscott portion of the
Subwatershed Study area. Following the pre-hearing Save the Rouge Valley System Inc. (SRVS) and Morningside
Heights Landowners Group held private discussions to see if they, as two parties to the OMB hearing, could develop a
joint agreement on their positions on both land use and subwatershed planning issues. This agreement was presented to
Community Council on April 1 as a "Memorandum of Understanding" (MOU). At the same meeting, City Staff also
responded to Scarborough Council's request from September 1997 for a response on the ten point recommendations of
SRVS. As the Memorandum of Understanding was a modified position by both SRVS and the landowners, Community
Council asked staff to report further with a comparison of the various positions.
Comments and/or Discussion and/or Justification:
(1)Comparison of Morningside Tributary Subwatershed Study
to the Memorandum of Understanding
The Memorandum of Understanding is a contract between SRVS and the Landowners Group expressing their joint
support for residential development of Morningside Heights, in the Tapscott portion of the subwatershed. This agreement
specifies areas to be protected and regenerated, and requires specified stormwater management techniques. Some aspects
of the MOU are not related to the subwatershed study issues such as the number of road crossings permitted and preferred
land use.
Is the Memorandum of Understanding a good compromise for the Subwatershed Study? Yes. In general terms several key
areas support and exceed the Subwatershed recommendations. The MOU also includes methods to carry out the
subwatershed study, ahead of the Implementation Plan being prepared, which appear to achieve more than staff
anticipated.
The key findings which support the Subwatershed Study are:
(a)creation of a corridor on Morningside Tributary, and dedication of these lands to the City. The Subwatershed Study
recommended the corridor but staff expected to have only a portion dedicated;
(b)dedication of four woodlots. The Subwatershed Study recommended three woodlots be protected and that these would
have to be purchased;
(c)dedication of a corridor on Neilson Creek from Neilson Road to the CPR rail line on a corridor which the
subwatershed study anticipated would likely be piped;
(d)dedication of one corridor of Pitchfork Tributary (connecting to the upstream woodlot) which the subwatershed study
anticipated would likely be piped;
The MOU also reduces some corridor widths to less than the subwatershed recommendation. South of Ontario Hydro, the
Morningside corridor is reduced from 100 metres to 80 metres, but an additional 20 metres next to the top of the bank of
the Rouge River will be deeded. This fulfils a Rouge Park Management Plan objective, which is a reasonable alternative.
There is a floodplain on Neilson Creek, which is as much as 90 metres wide. The MOU only shows dedication of a 20
metre wide corridor. The MOU is reasonable subject to further technical studies (at the plan of subdivision stage) to show
whether any floodplain reduction is achievable using passive stormwater management techniques. If not, additional land
will have to be acquired on Neilson Creek.
The Memorandum of Understanding also contains a significant undertaking to implement the Subwatershed Study in the
form of a $1 Million Trust Fund for regeneration of Morningside Tributary in Morningside Heights, through the auspices
of SRVS and the Landowners Group. Such a fund will greatly assist the implementation process. The proposal also shows
linkages which provide walking trail access throughout the area. The linkages support subwatershed objectives but may
not be sufficient to meet other municipal planning needs.
The Landowners Group has agreed to a more stringent stormwater management process which will, as much as
practicable, utilize natural processes and to protect cold water fisheries in the watercourses. Morningside Heights
Landowners and SRVS, also agree that development of Morningside Heights will not present a barrier to long term
removal of the Tapscott Diversion structure. This intent paves the way for the removal of the diversion structure within 50
years, as a target for the city to adopt.
(2)Comments on Memorandum of Understanding
We have reviewed the MOU with the Morningside Tributary Subwatershed Study Technical Steering Committee, the
Public Advisory Committee and the staff Technical committee. The MOU is consistent with the Subwatershed Study
Phase 2 report and Addendum. in principle but it is not acceptable for the MOU to pre-commit Council to residential land
use.
The MOU anticipates elimination of the Diversion Structure within 50 years. There is not sufficient technical analysis to
determine if such a target is achievable. All parties agree it will be a tough, patient process to retrofit Morningside
Tributary to avoid the need for the diversion structure. Working toward this long-term goal is very positive but additional
stormwater management reports will be required.
At the Council meeting, there was concern that a 'binding' agreement between SRVS and Morningside Heights
Landowners Group would effectively bind other parties, including the City. The Law Department notes that the
Memorandum of Understanding is an agreement which is only binding on the parties that sign it, SRVS and the
Morningside Heights Landowners. If the MOU is registered on title, and they ultimately deed those lands to the city,
current policy requires that any lands be conveyed to the city to be free and clear of all encumbrances, including any
private agreements. However, if Council supports certain aspects of the MOU, Council may accept whatever
encumbrances deemed desirable.
(3)Means to Expedite Acquisition of Environmental Attributes in Morningside Heights
The MOU sets out a way of achieving the protection and enhancement of natural areas in Morningside Heights. The
parties agree that the lands should be approved for residential development and the landowner will deed most of the lands
for natural purposes if their development is approved.
The proposal represents a larger area of public dedication than was anticipated when staff recommended the subwatershed
study last September. At that time, staff anticipated that we could expect dedication of a portion, but not all, of the 100
metre widths. We expected to have to purchase most of the woodlots.
If Council deems Employment as a preferred land use, the existing land use may remain. Under that scenario, to find the
natural areas, the City would have to negotiate either acquisition of the natural areas, or a stewardship agreement in which
the owner would agree to keep lands in a natural state.
The subwatershed recommendations would be more easily achieved by fostering development approval which is a
win-win situation for all parties.
(4)Status of the Capital Budget for Tapscott Sewers
About 600 hectares (1,500 acres) of land between the CPR rail line at Neilson Road and Passmore Avenue and the area at
Passmore Avenue and Markham Road have been zoned as an employment area for some years. In 1990, Scarborough
Council endorsed a concept to service these lands based on:
(i)extending trunk sewer services from Staines Road, at the Ontario Hydro corridor, to west of Markham Road and
Passmore;
(ii)financing construction through debentures and recovering the cost through an area sewer levy, according to the
Municipal Act;
(iii)adding this project to the 5 Year Capital Works Program;
(iv)negotiating the acquisition of necessary easements.
(Clause 7 embodied in Report No. 31 of the Administrative Committee, adopted as amended by Council November 14,
1990)
In 1994, $600,000.00 for studies for the Tapscott Industrial Area Sewers were included in the approved Capital Budget (at
an estimated cost of $6.93 Million for construction future funding). The study funds have been spent on subwatershed
studies. The route for the trunk sewers through Morningside Heights requires an agreement on a road pattern, which in
turn is based on land use.
The MOU requires the city to make greater use of existing natural drainage, than was planned in the subwatershed study.
As a result, a detailed stormwater management plan to provide specific stormwater management techniques and
recommendations for extending the storm sewer, particularly west of the CP rail line is now required over and above the
implementation plan.
Based on Scarborough Council approval in 1990, staff has been trying to negotiate a route for the sanitary sewer and
storm servicing concept through Morningside Heights lands. Ideally the sanitary and stormwater routing follows existing
and/or proposed watercourses and roads As we have not been able to agree on a route, our only option would be to
expropriate the land for the servicing scheme. We prefer to continue negotiations to obtain the route through the
development process at no cost to the City.
An alternative is for staff to consider corridor routes and options outside the land holdings of the Morningside Heights
Landowners Group and report back on the projected cost of land acquisition and servicing scheme recommended.
In 1998, the Tapscott Industrial Area Sewer Capital Project No. 711 (formerly Capital Project No.8433) is shown in the
City of Toronto Capital Budget as a future capital project (in 1999). Funding for the above reports can come from this
capital project.
Other Issues:
Tree By-law
In our previous report, we recommended that the Tree By-law be extended to apply to single family homes in Tapscott
Employment District to protect and conserve existing trees.
Jim Robb/The Friends of the Rouge Watershed
Jim Robb, Friends of the Rouge Watershed, has submitted a letter requesting consideration of several matters in the
implementation plan process. The letter specifically notes that the implementation plan address protection and
improvement to habitat for specified fish, improved water quality and stream flow stability which we agree will be key
areas to address in the next phase of this study. Another point is that there should be a 30 metre buffer adjacent to the
floodplain, north of the Ontario Hydro. This has largely been achieved by both the subwatershed study and the MOU.
Jim Robb also makes a recommendation that road crossings of Morningside Tributary be restricted to one road. While we
have said in the subwatershed study that road crossings should be kept to a minimum, this is a land use matter. There is
also a suggestion that about 30 hectares (75 acres) east of Staines Road be purchased to protect flood-prone and
ecologically sensitive lands as part of Rouge Park. These lands will no longer be in the floodplain if the findings of the
subwatershed study are implemented. While it may be nice to acquire more lands for Rouge Park, the subwatershed study
did not recommend this.
Conclusions:
The Memorandum of Understanding is largely consistent with the recommendations of the Morningside Tributary
Subwatershed Study Phase 2 Report and Addendum. There are a few matters like preferred land use, which are related to
the secondary plan and development approval process, not the subwatershed planning process. The MOU is an agreement
only between SRVS and the Morningside Heights Landowners Group and would only bind the City, if the City chooses.
The MOU is successful in obtaining a greater degree of dedication on corridor lands and woodlots than was expected
when staff reported on the Phase 2 findings originally. If Council prefers a land use other than residential, it will likely
require a new round of negotiations to purchase the corridors and woodlots or make stewardship arrangements with
landowners.
A further issue was the status of the capital budget to extend services to the unserviced lands in Tapscott Employment
District. This project was approved in concept in 1990, at an anticipated cost of $6.93 Million. Staff have been negotiating
a route for sanitary and storm servicing concept through Morningside Heights, but the sewer route has not yet been
secured. The only option would be to expropriate the land needed for the servicing scheme. Continued negotiation to
obtain the route through the development process, at no cost to the city is preferable.
It is also necessary to carry out a detailed stormwater management plan to provide specific techniques and
recommendations for storm sewer location. Staff requires Council's direction so we can complete Phase 3 of the Study
which is a detailed implementation plan for the Subwatershed.
Contact Name:
Ann L. Rexe, RPP, MCIP
Assistant Director, Environment
Works and Emergency Services
Phone:396-7156
Fax:396-5681
E-mail:rexe@city.scarborough.on.ca
The Scarborough Community Council submits, for the information of Council, the following memorandum (May
27, 1998) addressed to Councillor Bas Balkissoon, which was before the Community Council at its meeting held on
May 28, 1998:
This memorandum is prepared in response to your request for follow-up on issues raised by Friends of the Rouge
Watershed at the City Community Information Meeting held at the Toronto Zoo on May 20, 1998.
In particular, you asked staff if the agreement between land owners and the city regarding funding the Tapscott Diversion
structure is a commitment to allow development in the existing floodplain on the lands east of Staines Road.
Council Reference/Background/History:
History of the Agreement Related to the Diversion Structure:
The Diversion Structure and Relationship to Lands East of Staines Road
The City built Tapscott Diversion Structure in the mid 1980's to permit development within the Tapscott Employment
District and the Malvern Community, downstream of Tapscott. There was lengthy consideration about how to permit
development while protecting significant natural areas in the Morningside Tributary subwatershed, to the south. There has
always been a floodplain on Morningside Tributary north of the CPR rail line, northeast of the intersection of Staines
Road and Finch Avenue. The Brodie Report, 1980 clearly showed that the constriction of flow caused about 40 percent of
the floodplain, east of Staines Road south to the CPR rail line at the CPR culvert. Even today the restriction at the culvert
causes a backwater effect, which augments the extent of the floodplain.
The diversion structure was designed to eliminate the floodplain in Tapscott Employment District and on the lands east of
Staines.
In the early 1980's, the lands east of Staines Road and north of the CPR rail line were not in a secondary plan area. By the
late 1980's the lands east of Staines north of the CPR rail line were added to Tapscott Employment District.
Implications of Brodie Report, 1980
In 1980, the Borough retained Andrew Brodie Associates Inc. to prepare Tapscott Industrial District Stormwater
Management Implementation Report for Tapscott and Malvern. The Brodie report recommended a diversion of
stormwater to the Rouge River and that the Morningside Tributary be channelized through both Tapscott and the lands
east of Staines Road to allow for development. Council then approved proceeding with the design of the Morningside
Tributary diversion structure.
Environmental Assessment 1981
The Environmental Assessment (EA) for Stormwater Management in the Morningside Tributary Watershed of the
Tapscott Industrial District was prepared in 1981 and approved in 1982. The EA recommended retaining baseflow in the
Morningside Tributary and diverting all other flows up to the regional storm to the Rouge River. This alternative removes
all of the floodplain, south of the diversion structure, including the lands east of Staines Road.
Special Agreement No. 576, 1982
The City required an easement for the diversion structure and pond on Morningside Heights lands and the Ontario Hydro
corridor. The City also needed funds to pay for this structure. To obtain prepayment of levies and an easement for the
diversion structure, Special Agreement No.567 was prepared in 1982. Attached is a copy of the special agreement
between the city and certain land owners, within the Tapscott Employment District. Those who signed the agreement
were only some owners of land between Staines Road and Middlefield Road. This agreement did not include the land east
of Staines Road, presumably because these lands were designated for "agricultural areas uses" not development.
Why is there an Existing Floodplain today?
We designed the berm, required to ensure the diversion of all stormwater flows from Morningside Tributary, but we did
not build it. We had expected that Morningside Heights would be developed shortly and that the extension of McNicoll
Avenue would have acted as a berm to complete the planned diversion. As a result, there is an existing floodplain today
(as shown in the Phase 2 report) in the event of a regional storm.
Comments and/or Discussion and/or Justification:
Diversion Structure
Council acted, in 1982, to build the diversion structure. As a result, the City is committed to eliminate the floodplain on
Morningside Tributary, downstream of the diversion structure both east and west of Staines Road and in Malvern
Neighbourhoods 2, 3 and 6.
Friends of the Rouge Watershed Comments
Friends of the Rouge Watershed raised four concerns at the May 20, 1998 City Community Information meeting:
(1)Increased Risk of Flood Damage:
Friends of the Rouge Watershed (FRW) suggest that Council is in a liability position if it allows development of the
existing floodplain, east of Staines Road. Council committed to eliminate the floodplain in 1982 by constructing the
diversion structure. This action protects the lands which FRW suggests should be acquired as floodplain. The diversion
structure protects the lands downstream up to the regional flood level, which is a higher level of protection than normally
found in the rest of the City where storm sewers are designed to protect up to a 25-year storm event.
(2)Back-sliding on Ecosystem Protection Objectives
(from the September 1997 Save the Rouge Valley System Inc. proposals)
The Memorandum of Understanding is a compromise between two parties at the Ontario Municipal Board hearing. This
compromise is less than Save the Rouge Valley Inc. (SRVS) proposed in their 10 point proposals of September 1997. In
our report of May 15, 1998, we note that the Memorandum of Understanding is largely consistent with the Subwatershed
Study recommendations.
(3) Too Many New Roads
Friends of the Rouge Watershed argue those three road crossings on the Morningside tributary are too many, but do not
say how many they prefer.
The Addendum to the Phase 2 report of the Subwatershed Study does say that road crossings are a necessary component
of development but these crossings should be kept to a minimum. The matter is appropriately part of the development
approval process.
(4) Inadequate Community Consultation.
Friends of the Rouge Watershed assert that there has been inadequate public consideration of the reduction of the
floodplain, new roads and other parts of the development process.
The reduction of the floodplain was considered in the Environmental Assessment process for the Tapscott Diversion
Structure in 1982. There was a public process at the time. It should be noted that the Subwatershed Study process aims to
reintroduce a floodplain and meander belt for the Morningside Tributary in the range of 50 metres to 80 metres in width,
while the Environmental Approval process resulted in the elimination of the floodplain.
The Subwatershed process has held a public information process since 1993 and has been advised by a Public Advisory
Committee. SRVS have been a participant in the Public Advisory process for interest groups. All meetings of the Steering
Committee of agencies and the Public Advisory Committee meetings have been open to the public, who indicated an
interest. Jim Robb, of Friends of the Rouge Watershed has attended many meetings. Within the last year, during
consideration of the Phase 2 report of the Subwatershed Study, the Planning and Buildings Department have convened
two community information meetings about land use issues. Works staff have attended to present the findings of the
subwatershed study and answer questions. Over 10,000 people have been invited to each of community information
meetings of June 1997 and May 1998. The most recent meeting was held on May 20, 1998 at the Toronto Zoo and all
aspects of land use and the subwatershed study were discussed with about 70 people present.
Conclusion:
The construction of the diversion structure represents a commitment by the City to eliminate the floodplain, south of the
diversion structure, including the lands east of Staines Road.
The recommendations contained in my report dated May 15, 1998 are still valid.
Michael A. Price, Commissioner
Scarborough Works and Environment Department
The Scarborough Community Council submits, for the information of Council, the following report (May 14,
1998) from the Commissioner of Planning and Buildings, Scarborough:
Purpose:
Scarborough Community Council on April 1, 1998, requested a report on the definition of "Executive Housing". Also
requested was a report on the appropriate planning process to develop a Secondary Plan for Option 2 (partly employment
and partly residential) and Option 3 (all residential), specifically relating to high quality housing.
The report also describes a new option for the future land use of the study area which takes into account the objections
raised by the Regions of York and Durham at the Ontario Municipal Board and the landowners' recent proposals as set
out in their memorandum of understanding with Save the Rouge Valley System (SRVS).
Recommendation:
It is recommended that Scarborough Community Council direct the Commissioner of Planning and Buildings to
investigate the feasibility of the Option 4 package, as presented in this report, in consultation with the Commissioner of
Works and Environment and the Director of Economic Development, through discussions with the Morningside Heights
landowners, SRVS, the Regions of York and Durham, and other community stakeholders, environmental groups and
agencies, and to report on progress to the June 24, 1998, meeting of Scarborough Community Council.
Secondary Plan for Morningside Heights:
Issues:
The Morningside Heights Land Use Study Terms of Reference calls for two stages of reporting. The first stage is to
determine the future land use for the Study Area; the second stage is to prepare a Secondary Plan setting out in greater
detail the land use(s), facilities servicing and road pattern to implement the selected land use option.
The Secondary Plan must address a wide range of important factors, some of which are the focus of other studies:
-environmental issues, particularly the enhancement and protection of the Morningside Tributary and other natural
features of the area, which are being studied by the Morningside Subwatershed Study;
-road issues, both interregional, such as the proposed Cornell/407/401 link, and local, such as the Morningside/Finch
Road intersection study being undertaken for the City;
-the Rouge Park, which includes both the valley of the Rouge River and the Morningside Tributary corridor, particularly
with respect to trail linkage and adequate buffering between residential and employment uses;
-mechanisms to ensure that the vision of a high quality community is implemented; and
-extension of sanitary and water services, and environmentally appropriate stormwater services, through the Study Area
and west to service 200 hectares (500 acres) of vacant industrial land in the Steeles-Passmore-Markham area.
If it is determined that Option 2 is the preferred Option, then the lands west of the Morningside Tributary would remain
within the Tapscott Employment District. Planning of this area would focus on employment strategies and integration of
this area with the lands west of the CPR line.
Consultation Process:
Because of the importance and sensitivity of this area, there is a need to involve many individuals, groups and agencies in
the consultation process.
The Study Area landowners, residents of Malvern and the Upper Rouge area, and members of the business community in
the eastern part of the Tapscott Employment District are important stakeholders.
Representatives of environmental groups such as Save the Rouge Valley System and Friends of the Rouge have shown a
strong and continuing interest.
Agencies and City Departments, such as the Toronto and Region Conservation Authority (TRCA), the Ministries of
Natural Resources (MNR) and Transportation (MTO), the Boards of Education, the Toronto Zoo and City and parks staff
need to be involved.
The May 20, 1998 community information meeting, to be held at the Metro Zoo can serve as an important step in this
consultative process. The meeting, called by my Department, will include presentations by the Planning and Buildings,
Economic Development and Works and Environment Departments. Dialogue between the various stakeholders will be
encouraged.
If so directed by Council, staff can continue this process of consultation, leading to a draft of the Secondary Plan in the
fall of 1998.
Under normal circumstances, staff would then report to the Scarborough Community Council with this draft and request
direction to give notice for a Public Meeting for the Secondary Plan.
Ontario Municipal Board Hearing
The Ontario Municipal Board process has commenced and will, when the hearing commences on October 19, 1998, take
the matter out of the hands of Council. Pre-hearing conferences are scheduled for May 19 and July 3, 1998. The latter date
is of particular importance, as the Board will attempt to narrow the issues to be heard. It is in the City's interest to have a
clearly defined position on the principal issues, particularly for the chosen land use option and the Markham-Scarborough
road connection.
As would be expected, the Morningside Heights landowners' group is preparing intensively for the hearing. Depending on
how close the City's position is to the owners' position, staff may be able to work with the owners' consultants to resolve
some of the outstanding issues, with appropriate consultation with other stakeholders.
Discussion - Executive Housing
Scarborough Council on June 10, 1997, affirmed that the lands within the Morningside Heights area east of the
Morningside Tributary should be developed for low density Executive Residential uses.
Executive Housing is a term contained in both the General Policies and Land Use Sections of the Scarborough Official
Plan. To date this designation has been utilized only in the Rouge Community Secondary Plan.
The General Policy is as follows:
2.4.3.4Council shall encourage the provision of housing for consumers at the upper end of the income scale, in order to
attract and accommodate the needs of the executives of Scarborough's industries, businesses and institutions.
The designation is described in the Land Use Designations as follows:
3.1.2The Executive Residential designation shall be applied to selected areas of the City to promote the development of
"prestige" residential accommodation. It will also be applied to retain and enhance such development where it already
exists. Single detached dwellings shall be the only housing form to be permitted within this designation. In this
designation, single detached dwellings may include domestic help quarters. Lot sizes and house sizes will generally be
larger than within the Low Density Residential designation. Design and construction will be of a quality and nature to
accommodate consumers at the upper end of the income scale.
The Rouge Community Secondary Plan contains the Executive Residential designation along the top of bank of the
Rouge and on both sides of Sheppard Avenue (Figure 4.26). A Council policy adopted in 1984 sets out guidelines for
development in this area and specifies a minimum frontage of 18 metres (59 feet) frontage for Executive Residential lots.
Plans of subdivision and lot divisions where this designation applies have followed these guidelines.
The City has also utilized other planning approaches to achieve high standards of residential development. The Port
Union Village Community Secondary Plan, for example, contains general urban design objectives, which are expanded on
in a comprehensive set of Council-adopted guidelines appended to the Plan. Statements regarding the importance of the
character of the community are also set out in the Port Union Village Community Plan.
Subdivision agreements have been utilized by the City to achieve high standards of streetscape design, including
landscaping, lighting and street furniture. The Coscan subdivision in Port Union Village is a recent example. Architectural
control of house siting, design and materials has also been utilized in Bridlewood and other areas, and can be enforced by
inclusion through the subdivision agreement, if the developer concurs.
Bayview Hill: Richmond Hill
Bayview Hill in Richmond Hill, planned for 3,000 single detached dwellings, comes close to staff's vision of what can be
achieved in Morningside Heights. Figure 1 illustrates the quality of housing in this community.
Although the Bayview Hill Secondary designation is "Low Density Residential", the policies of the Plan are clear in their
intent regarding executive housing.
"The Bayview Hill Planning District has a number of locational advantages which make it most suitable for the provision
of executive housing. The physical features of the area, with its extensive valleylands associated with the Beaver Creek,
its attractive woodlots, and its scenic views, lend themselves to housing of this character."
The objectives for housing in this community are:
(a)to create a very high quality, low density residential community; and
(b)to provide for a range of medium and large lot sizes for single detached dwellings on full services on a community
scale, thus providing an inventory of large homes not provided elsewhere in the Town on a comparable scale.
The implementing zoning sets out the following lot sizes.
|
Minimum Frontage |
Minimum Lot Area |
R6 |
15 m - 49 feet |
502 mē - 5400 square feet |
R8 |
18 m - 59 feet |
603 mē - 6500 square feet |
R9 |
19.5 m - 64 feet |
653 mē - 7030 square feet |
R12 |
24 m - 79 feet |
804 mē - 8650 square feet |
The Secondary Plan for Bayview Hill establishes design criteria for development, e.g.,
"Aesthetically pleasing streetscapes shall be encouraged through the careful use of architectural styles, varied setbacks,
building materials and colours, and special landscaping particularly where collector streets intersect."
"Special care shall be taken to design, develop and maintain visually significant entrance features."
"Residential development adjacent to arterial roads shall be designed to be aesthetically pleasing and sensitive to road
conditions."
In the opinion of staff, these policies and zoning standards have achieved a high quality residential community, with the
larger lots constituting a substantial executive housing component.
Angus Glen: Markham
A more recent development with executive housing is Angus Glen in Markham at Kennedy Road and Major Mackenzie
Road. It is located adjacent to a major valley feature, the Bruce Creek, and the Angus Glen golf course.
A detailed Design Guidelines document sets out the results of deliberations between the developer, his consultants and
Town staff covering urban design and amenities, streetscape, an open space master plan and an implementation strategy.
It provides a framework for implementing the project, utilizing a variety of techniques.
These include a process in the subdivision agreement whereby a Control Architect and Control Landscape Architect,
appointed by the developer with the approval of the municipality, review and approve all low and medium density
housing plans. In addition, the developer has undertaken to enter into private agreements with builders to ensure a high
quality of house design.
The Design Guidelines include housing types which, in the opinion of staff, qualify as "executive housing". Lot types A
and B, shown on Figures 2 and 3, are described in the Design Guidelines as "wide lots with generous (and variable) front
yard setbacks and side yards to create gracious streetscapes in an estate residential setting."
The largest of these lots are over 21 metres (70 feet) in frontage. These lots are planned adjacent to the golf course. Other
large lots of 18.2 metres to 21.4 metres (60 feet to 70 feet frontage) back onto or are close to the valley and front onto the
main collector road. These are the most visible locations in the community and set the "tone" for the rest of the project.
These housing types would qualify as "executive housing" in the opinion of staff.
Other Greater Toronto Area Municipalities:
Large residential lots on full services are provided for in other Greater Toronto Area municipalities.
In Stoney Creek, the Lakeshore-Area Secondary Plan requires residential development in an area east of Fifty Road to be
"low profile", not to exceed 10 units per net residential hectare
(4 units per acre). The plan requires a minimum lot frontage of 18 metres (60 feet) within a large part of the area.
Although Oakville does not specifically provide for large lots in its Official Plan, it does have a large lot category in its
Zoning By-law.
All the examples noted so far are on full municipal water and sanitary sewer services. Residential development in
Morningside Heights would be on full services. Numerous municipalities also provide for large residential lots with
servicing by septic tanks and communal or individual wells. These "estate lots" range in area from .3 hectares to .8
hectares (3/4 to 2 acres). Examples include Deer Creek and Fawn Brook in Ajax. Houses on estate lots are typically built
for the executive market.
Attached housing in high amenity locations such as the Beacon Hall golf course in Aurora also cater to the executive
market.
Discussion: A Fourth Option:
Markham - Scarborough Road Link:
At the February 20, 1998, pre-hearing conference of the Ontario Municipal Board on Morningside Heights, the Regions of
York and Durham made strong representations that no decision should be made by the OMB with respect to the future
land use of Morningside Heights without provision for a north-south transportation link through the study area, and the
undertaking of an environmental assessment of this link.
The road would provide a high capacity arterial connection between the Markham by-pass, near the new community of
Cornell, and Highways 407 and 401.The Province's declaration with respect to the Rouge Park leaves no alternative route
through the former City of Scarborough for this link.
The two Regions and the Town of Markham requested party status at the hearing for the purpose of arguing this position.
York Region has also asked for the consolidation of OPA 722, the deletion of the East Metro Transportation Corridor, and
OPA 990, the North-East Road Study, into the hearing. In my opinion, OPA 990 implements the Provincial Government's
policy of "no new roads south of Steeles Avenue in the Rouge Park (1990)" and should not be included in the current
hearing.
The Board Chairman has recognized the importance of the transportation issue and raised the possibility of segmenting
the hearing, with the first part dedicated to transportation issues.
The landowners have proposed reserving a narrow corridor for an arterial road alignment along the western boundary of
the study area from north of the HEPC corridor to Morningside Avenue for a three-year period. This proposal has been
rejected by York Region.
Lack of any resolution on the issue of the north-south road link can effectively prevent any progress toward resolving the
future land use for Morningside Heights. The Ontario Municipal Board may well be receptive to a request by the Regions
for a study, given the already-documented need for such a connection.
I am still of the opinion that there is great merit to the goal of a high quality executive housing community in Morningside
Heights, taking advantage of the area's great natural amenities. I continue to believe this is also the most expeditious way
of bringing the Morningside Creek Corridor, the woodlots and top of bank of the Rouge Valley into public ownership and
extending services through the study area to open up the 200 hectares (500 acres) of presently unserviced employment
lands in the Markham-Passmore area.
Several developments in the past few weeks strongly suggest that Community Council may be well advised to consider an
alternative approach to achieving the City's objectives in the Study Area.
These include the insistence of the Regions with respect to the road link and the withdrawal of support of the owners for a
golf course, which would have ensured the prestigious character of the community and acted as a buffer from the
industrial uses to the west. Recognition of the enhanced accessibility and visibility for employment uses which the
proposed road link would bring to this area, should it prove feasible and desirable, is an additional consideration.
This alternative, Option 4, is shown on Figure 4. It would incorporate the following package of elements:
(1)Retaining the existing industrial designations on the following areas:
-north of the HEPC, west of Neilson Road; and
-south of the HEPC, west of a line between Neilson Road and the Tributary.
(2)Special policies for these industrially designated areas indicating that they may be affected by the findings of the
Environmental Assessment (EA) for the Scarborough Markham Road Link and that no plan of subdivision will be
processed prior to completion of the EA.
(3)Agreement by York and Durham Regions to equitably share the cost of the Environmental Assessment and to remove
their request to consolidate OPA 990 into the hearing.
(4)Agreement by the Regions and the Town of Markham not to oppose amendment of the Metro and Scarborough
Official Plans to delete Staines Road as an arterial link
(this is strongly supported by the findings of the Subwatershed Study) or to the land use amendments indicated below.
(5)Public dedication of the Morningside Tributary Corridor, woodlots, 30 metres (100 feet) top of bank of the Rouge
Valley south of the HEPC and other natural features in the area proposed for residential development, through the
subdivision process..
(6)Redesignation of the areas shown in Option 4 for residential uses, including a significant Executive Housing
component.
(7) Expedited extension of sanitary sewers and storm drainage facilities through the area proposed for residential uses
through the subdivision process, to serve the 200 hectares a (500 acres) employment area to the west of the study area.
Conclusions:
With respect to Option 4, it is my recommendation that Scarborough Community Council instruct me to commence
negotiations with the landowners, environmental interests, the Regions of York and Durham and the Town of Markham,
in consultation with the Works and Environment and Economic Development Departments, to achieve the elements
comprising this plan and to report on progress to Scarborough Community Council at its meeting on June 24, 1998.
The present Executive Residential definition in the Scarborough Official Plan provides a good starting point for defining
"executive housing". If Council wishes to expand this definition by adding a minimum lot size, the examples of the Rouge
Community, Bayview Hills and Angus Glen further would suggest a minimum frontage in the order of 18 metres (59
feet).
The requirement of a high standard of community design and the use of planning tools such as architectural, landscaping
and streetscape design control through the subdivision approval process, would be useful additions to the definition.
An executive housing community need not be limited to detached houses on large lots but can also include a wider range
of lot sizes and housing forms, including high-end detached housing, in a quality community setting.
Many of the urban design guidelines and the implementation procedures which are important aspects of executive housing
are likely to be specific to a particular development or community. Any further refinement or expansions of the definition
of the term "Executive Housing" be considered within the context of the Secondary Plan process for Morningside Heights.
Contact Name
David Beasley, MCIP, RPP.
Principal Planner
Urban Planning and Development Services
Phone:396-7026
Fax:396-4265
E-mail:beasley@city.scarborough.on.ca
The Scarborough Community Council submits, for the information of Council, the following report (May 27,
1998) from the Commissioner of Planning and Buildings, Scarborough:
Purpose:
Scarborough Community Council, at its meeting of April 1, 1998, directed staff to hold a Community Information
meeting at the Toronto Zoo administrative offices on May 20, 1998 to discuss Morningside Heights. This report
summarizes the presentations and records the comments made at the meeting.
Recommendation:
It is recommended that Scarborough Community Council receive this report for information.
Discussion:
Staff sent out almost 13,000 notices by postal walk and advised by first class mail all those who had previously indicated
that they wished to be notified of any subsequent meeting. Save the Rouge Valley System Inc. also distributed flyers
advising of the meeting. The meeting was attended by approximately 75 persons.
The format of the meeting included presentations by City staff, representatives of SRVS and Friends of the Rouge and the
owners' planning consultant.
The focus question was: "What values does the City need to hold in making decisions for the future urban use of this
land?"
A facilitator recorded comments by the audience, which are attached to this report. The consensus of the meeting was that
these comments be reported in full and not summarized. Only one comment sheet and one letter, also attached, were
received. Several community representatives expressed satisfaction with the meeting despite its four hour length.
Conclusions:
The great majority of the audience indicated concurrence for the SRVS position and most, with some exceptions,
supported residential as opposed to employment uses as the basis for the future development of Morningside Heights.
Several indicated concerns about specific provisions of the memorandum of understanding between the landowners and
SRVS, notably with respect to the piping of minor watercourse and SRVS agreement not to oppose an arterial road south
of Steeles Avenue.
Contact Name
David Beasley, MCIP, RPP.
Principal Planner
Urban Planning and Development Services
Phone:396-7026
Fax:396-4265
E-mail:beasley@city.scarborough.on.ca
The Scarborough Community Council submits, for the information of Council, the following report (May 25,
1998) from the Interim Functional Lead, Economic Development:
Purpose:
The purpose of the report is to undertake a City-wide review, as directed by Scarborough Community Council, on the
impact of redesignating Toronto's largest remaining greenfield employment area to residential. The review includes the
impact on employment, assessment and long-term supply of land for employment uses. The municipal financial
implications and the competitive position to attract and retain business are included.
Recommendations:
It is recommended that:
(1)the existing industrial land use designations west of the Morningside Tributary in the Morningside Heights study be
retained to preserve the largest remaining greenfield employment opportunity in the City of Toronto;
(2)staff report to Scarborough Community Council at its meeting June 24, 1998 with costs and options for trunk sewer
and water extension to complete servicing of Tapscott Employment District to Middlefield Road; and
(3)Council, in considering development east of the Morningside Tributary, consider as a condition of approval of the
development that the land owners in Morningside Heights be required to grant to the City all necessary easements to
permit the extension of storm, sanitary and water services through the Morningside Heights Study Area to complete the
servicing of Tapscott Employment District.
Comments:
Hemson Consulting Ltd. was retained to prepare a report for Economic Development, Culture and Tourism responding to
the Scarborough Community Council's request. The report has the following key conclusions and will be presented to
Community Council.
The City has limited remaining supply of undeveloped greenfield employment land, about 1,500 acres. Morningside
Heights is about one-third of the City's greenfield supply.
Until recently, the market for new employment lands has been very sluggish not just in the Tapscott area, but across the
GTA. Conditions in the employment land market are rapidly improving in the GTA. There is every indication the market
is improving within the City as well.
New land is needed to help compensate for the continued loss of industrial uses from older dysfunctional brownfield
lands.
In today's real estate market, greenfield employment lands are virtually the only basis on which the City can compete with
suburban regions for new industrial-type assessment and employment growth.
Tapscott is a relatively new and competitive employment area with reasonablely good road and public transit access. It
can compete well with many locations in York and Durham Regions.
The problem of the property tax differential between the City and the Regions has affected the competitiveness of the
City's greenfield land in the past. The announced 50 per cent reduction in the provincial industrial education tax will
make significant progress in narrowing the tax gap with the Regions, thus improving the competitive position of the
remaining City greenfield lands.
Employment use in Morningside Heights will be more fiscally beneficial to the City than the residential alternative. The
new assessment and tax system does not affect this conclusion. At full development, employment use would produce an
estimated $5.5 million net property tax revenues annually to the City compared to a $700,000 annually for the residential
alternative.
Based on analysis to date, the need for the north-south transportation link between Highways 401 and 407 does not appear
to be dependant on the choice between employment and residential development in Morningside Heights.
The protection of the Rouge River watershed is not dependent on the choice of land use, since any development will need
to meet the standards set out by the TRCA in the Rouge watershed plan.
In addition to the above broader market considerations, the Economic Development, Culture & Tourism department has
also received a number of letters from existing occupants of the Tapscott area expressing their concerns about the
possibility of residential redesignation. These letters are attached as Appendix 1.
To ensure that greenfield employment land is available as soon as possible, we recommend that staff continue
investigating the cost and options for servicing the remaining lands in Tapscott and that the landowners in Morningside
Heights provide the necessary easements in the Morningside Heights Study Area as a condition of approval for
development east of Staines Road.
Conclusions:
The Morningside Heights area is the largest remaining greenfield employment area in the City. It is important to keep this
area designated for employment uses to assure future employment opportunities, to gain the financial benefit of
non-residential development and to provide the City with a land supply that can compete with the 905 Regions.
Finally determining the land uses in the Morningside Heights area may also provide the opportunity to provide servicing
through Morningside Heights to the north part of the Tapscott District, which is the second largest concentration of
greenfield employment land in the City.
Contact Names:
Bruce Graham, Manager, Business Development
Economic Development, Culture and Tourism
Phone: 396-7066; Fax: 396-4241
E-mail: graham@city.scarborough.on.ca
Appendix I
Letters of Support from Existing Occupants of the
Tapscott Employment District and Others
(1)Renown Steel (A Division of Slater Steel Inc.);
(2)Cinram International Inc.;
(3)Audio Products International Corp.;
(4)Craftwood (A Division of Sonnenberg Industries Ltd.);
(5)Black & McDonald Limited;
(6)IPSCO Ontario Inc.;
(7)Sunlike Juice Ltd.;
(8)Columbia House;
(9)CB Commercial Real Estate Group Canada Inc.;
(10)Toronto Real Estate Board; and
(11)Realcor Commercial Realty Inc.
_______
In addition to the foregoing, communications were also received from:
-Magna Developments; and
-Colliers International.
Copies of all of the above were provided to all Members of Scarborough Community Council, and a copy thereof is on
file in the Office of the City Clerk.
_______
The Scarborough Community Council reports, for the information of Council, having received the following
request from the Urban Environment and Development Committee, and having deemed that the Community
Council's comments, as requested, are contained in the foregoing recommendations to Council:
The Urban Environment and Development Committee on May 19, 1998:
(1)directed that the Scarborough Community Council be advised that the redesignation of lands in Morningside Heights
from Employment to Residential may have City-wide economic development implications;
(2)requested the Scarborough Community Council to submit any comments on economic development issues related to
the redesignation of lands in Morningside Heights to the next meeting of the Urban Environment and Development
Committee, scheduled to be held on June 15, 1998.
The Urban Environment and Development Committee reports, for the information of the Scarborough Community
Council, having:
(a)requested the Commissioner of Urban Planning and Development Services to submit all documentation pertaining to
the redesignation of lands in Morningside Heights to the next meeting of the Urban Environment and Development
Committee, scheduled to be held on June 15, 1998;
(b)directed that, in the meantime, the Commissioners of Economic Development, Culture and Tourism and Urban
Planning and Development Services consult with all interested parties and submit a report thereon to the Urban
Environment and Development Committee; and
(c)received the communication from Mr. Michael Melling, Davies Howe Partners.
Background:
The Urban Environment and Development Committee had before it the following communications and report:
(i)(May 14, 1998) from the City Clerk advising that City Council, at its meeting held on May13 and 14, 1998, adopted,
without amendment, a Motion moved by Councillor Mahood, seconded by Councillor Saundercook, regarding the
redesignation of undeveloped industrial lands in Scarborough; the operative paragraphs of such Motion being as follows:
"NOW THEREFORE BE IT RESOLVED THAT the Interim Functional Lead, Economic Development, be requested
to report on this application and its impact from an economic development perspective to the meeting of the Urban
Environment and Development Committee scheduled to be held May19, 1998;
AND BE IT FURTHER RESOLVED THAT the Urban Environment and Development Committee be requested to
advise the Scarborough Community Council of any interest, from an economic development perspective, regarding this
application at its meeting scheduled to be held on May27, 1998.".
(ii)(May 15, 1998) from the Commissioner of Economic Development, Culture and Tourism, providing a status update
on City-wide economic implications of the proposed redesignation of the largest concentration of greenfield employment
and open space land (approximately 733 acres) located in the north-east of Scarborough to low and medium density
residential; advising that real estate market conditions, property tax legislation, municipal finance considerations and
redevelopment pressures on the City's older employment districts are factors which have an impact on the future land use
in Morningside Heights; that these factors have also seen significant changes since the former City of Scarborough
reviewed the Morningside Heights application in the fall of 1997; stating that Economic Development staff expect to be
able to provide a report to Scarborough Community Council which will shed new light on the value of Morningside
Heights as a location for future employment uses; and recommending that this report be received for information.
(iii)(May 15, 1998) from Mr. Michael Melling, Davies Howe Partners, advising that his firm is Counsel to 554056
Ontario Limited, the Neilson Development Corporation, M & R Holdings, the Staines Development Corporation and
Silvercore Properties Inc., which are the owners of the bulk of the lands known as "Morningside Heights"; and setting out
two requests for consideration by the Urban Environment and Development Committee.
The following persons appeared before the Scarborough Community Council in connection with the foregoing matter:
-Ray Simpson, Hemson Consulting, who made a presentation with respect to the report entitled: "Retaining Employment
Lands - Morningside Heights", dated May 1998, a copy of which was provided to all Members of Scarborough
Community Council and a copy thereof is on file in the Office of the City Clerk;
-Michael Bowman, Solicitor, Osler, Hoskin & Harcourt;
-Angelina Macri, Solicitor, Magna Developments;
-John MacKenzie, Save the Rouge Valley System;
-Glenn de Baeremaeker, Save the Rouge Valley System;
-Jeffrey L. Davies, Davies, Howe Partners, representing Silcore Properties, who also introduced the following
spokespersons for various landowners in the area:
-Barry Morrison, Barry J. Morrison & Associates Limited;
-Frank Clayton, Clayton Research;
-Randy Grimes, IBI Group, for M. & R. Holdings, who provided to Community Council, a report entitled: "Key Points
and Preliminary Response to Hemson Report", and a copy thereof is on file in the Office of the City Clerk;
-John Bousfield, Bousfield, Dale-Harris, Cutler & Smith, for Staines Development;
-Gary Watchorn for Brookside Golf Course, who made a presentation with respect to the document entitled: "A
Community Vision - Morningside Heights", 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.
-Jim Robb, for Friends of the Rouge Watershed;
-Michael Melling, Davies, Howe Partners, responding to Mr. Robb's comments; and
-Lois James, in support of Save the Rouge Valley System.
14
1998 Indianapolis-Scarborough Peace Games
Attendance by Senior Staff
(City Council on June 3, 4 and 5, 1998, adopted this Clause, without amendment.)
The Scarborough Community Council recommends:
(1)in the interests of facilitating an exchange of planning and development concepts and solutions to assist the City
of Toronto's transition to an effective and efficient administration, that Senior Staff of the Planning and Buildings
and Economic Development Departments be invited to attend the 1998 Indianapolis-Scarborough Peace Games
with a view to meeting with their respective peers in the City administration of Indianapolis; and
(2)that the Chair of the Scarborough Community Council communicate with the Mayor of Indianapolis to advise
him that Senior Staff will accompany Members of the Scarborough Community Council to this year's Games.
The Scarborough Community Council submits, for the information of Council, the following report (May 12,
1998) from the Commissioner of Parks and Recreation, Scarborough:
Purpose:
Scarborough Community Council, at its meeting of Wednesday May 6,1998, requested that staff provide information to
Council regarding arrangements for the 1998 Indianapolis-Scarborough Peace Games.
This report outlines planning to date for the 1998 Indianapolis-Scarborough Peace Games.
Funding:
1998 funds allocated and approved.
Recommendation:
It is recommended that this report be received for information.
Background:
As indicated, staff have been requested to provide Members of the Scarborough Community Council with a planning
update on the 1998 Indianapolis-Scarborough Peace Games being held in Indianapolis, Indiana from July 24 to July
27,1998.
To date staff have not received a formal itinerary for the weekend from Indianapolis organizers, however, a number of
items have been confirmed by Scarborough Region, Parks and Recreation staff.
Discussion:
1998 marks the 26th year of the Indianapolis-Scarborough Peace Games. As in past years, Members of the Council who
will be attending the Games will be provided with a specific weekend itinerary once all details have been finalized. In the
interim the following update is provided for the information of Council.
-The 1998 Peace Games will be held in Indianapolis from Friday July 24,1998 to Monday July27,1998. Participant buses
will depart from the Scarborough Centennial Recreation Centre on Friday July 24 at approximately 7:30 a.m. and return
to the same location at approximately 7:00 p.m. on Monday July 27, 1998.
-Opening Ceremonies will be held in Indianapolis upon arrival of the buses on Friday evening. Closing ceremonies will
be held in the evening on Sunday July 26,1998. Information regarding the location of and programs for the
opening/closing ceremonies will be provided to Council once details are received from Indianapolis.
-Staff have reserved 25 rooms for July 24, 25, 26, 1998 at the Embassy Suites, Downtown Hotel, for Members of Council
and for the Scarborough Peace Games Executive. Embassy Suites have requested that exact room requirements be
confirmed no later than June 24, 1998 as a major convention is taking place the same weekend as the Games and rooms
throughout the city are at a premium. For this reason, Members of the Scarborough Community Council who are planning
on attending the Games are requested to advise Paul Benson of their room requirements no later than Wednesday June 17,
1998. (Accommodation request form attached- Appendix A) As in the past, Members of Council are responsible for
co-ordinating all travel arrangements.
-Staff will be ordering Indianapolis-Scarborough Peace Games - Council Golf Shirts, Members of Council are requested
to complete and return the attached order form (Appendix B) to Paul Benson no later than June 5,1998. (Note: funds have
been allocated to allow one shirt per Councillor. Additional shirts may be purchased at cost. ($35.00 per shirt.)
-Traditionally, each City has presented the other with a gift at some point throughout the weekend. We are currently
exploring a number of gift options and will advise Council of specific options as determined.
-As in the past, funds have been allocated for Council to host a Council Dinner/Reception on the Sunday of the Games
following the Closing Ceremonies. Should the Scarborough Community Council wish to host such an event, and once the
Closing Ceremonies location has been finalized staff will explore options regarding location, menu, etc., and report back
to Members attending.
-A preliminary budget has been prepared for 1998 Council. As in the past, an allocation will be divided equally among
those Councillors attending the Games.
Conclusions:
Parks and Recreation staff will continue to work with Indianapolis organizers towards finalizing all outstanding issues
related to Council's involvement for the 1998 Peace Games and provide updates to Members of Community Council as
additional information becomes available.
Contact Name:
Paul Benson,Supervisor, Sports Services
Parks & Recreation, Scarborough
Tel. No. 396-7415; 396-4341 (fax)
15
Other Items Considered by The Community Council
(City Council on June 3, 4 and 5, 1998, received this Clause, for information.)
(a)Request for Fence By-Law Exemption
Mary Graham and Steve Duriancik, 109 Phyllis Avenue
Ward 13 - Scarborough Bluffs
The Scarborough Community Council reports having deferred the following report for consideration at its
meeting scheduled to be held on June 24, 1998, at the request of the applicant:
(April 7, 1998) from the Commissioner of Planning and Buildings, Scarborough, recommending that The Scarborough
Community Council approve the subject application to permit a 3.81 metre (12.5 feet) section of fence to remain at a
height of 3.0 metres (10feet) whereas By-law No. 24945, as amended, permits a maximum height of 2.0 metres (6.8 feet).
(b)Allowing Parking on the South Side of McLevin Avenue
Ward 18 - Scarborough Malvern
The Scarborough Community Council reports having deferred the following report to the meeting scheduled to be
held on June 24, 1998, at the request of Councillor Cho, in order to permit further consultation:
(May 13, 1998) from the Director of Road and Traffic Services, Scarborough, recommending that:
(1)the current parking regulations identified in Appendix 1 of this report be rescinded;
(2)the parking and stopping regulations identified in Appendix 2 of this report be adopted; and
(3)the appropriate by-laws be amended accordingly.
(c)Scarborough Tenants Association
Various Property Standards Issues
The Scarborough Community Council reports having:
(a)received the following report;
(b)approved a motion by Councillor Duguid:
"That the Director of Municipal Standards be requested to report to Community and Neighbourhood Services
Committee on the different service levels for property standards and Municipal By-laws with recommendations on
how to equalize the service levels across the City of Toronto."; and
(c)referred the foregoing motion to the Sub-committee on the Harmonization of By-laws:
(May 13, 1998) from the Director of Municipal Standards, Scarborough, responding to Community Council's request at
its previous meeting and providing for information, an update on the status of property standards issues at various
apartment building locations.
(d)Minor Variance Application A106/97
R. Crecouzos, 2329-2831 Kingston Road
Ontario Municipal Board Decision
Ward 13 - Scarborough Bluffs
The Scarborough Community Council reports having received the following report:
(May 7, 1998) from the Director of General Legal Services and Administration, Scarborough, advising of the Decision of
the Ontario Municipal Board with respect to the subject Appeal.
(e)Preliminary Evaluation Report
Official Plan Amendment Application P97024
Zoning By-Law Amendment Application Z97042
Paul Viaros, 381-383 Birchmount Road
Birchmount Park Employment District
Ward 13 - Scarborough Bluffs
The Scarborough Community Council reports having:
(a)referred the following report back to staff; and
(b)requested that the Commissioner of Planning and Buildings, Scarborough, consult further with the applicant
and report accordingly to the meeting of Community Council scheduled to be held on June 24, 1998:
(May 14, 1998) from the Commissioner of Planning and Buildings, Scarborough, recommending that Council refuse the
applications by Paul Viaros to amend the Official Plan (P97024) and the Employment District Zoning By-law (Z97062)
to permit 35 square metres (376 square feet) of the existing industrial building to be used for an automobile sales business
for the reasons outlined in the Commissioner's report.
Ms. Betty Skoutatis, representing the owner, appeared before the Community Council in connection with the foregoing
matter and in opposition to the staff recommendation.
Councillor Gerry Altobello, Scarborough Bluffs, declared his interest in the foregoing report, in that his family owns a
business on the same street.
(f)Preliminary Evaluation Report
Official Plan Amendment Application SP98006
Zoning By-Law Amendment Application SZ98014
Ontario Realty Corporation
South-East Corner of Kennedy Road and Highway 401
Progress Employment District
Ward 15 - Scarborough City Centre
The Scarborough Community Council reports having approved the following report:
(May 21, 1998) from the Commissioner of Planning and Buildings, Scarborough, recommending that the Scarborough
Community Council direct the Commissioner to process these applications in the normal fashion and that a Public
Meeting be targeted for July 22, 1998.
(g)Consent Applications - All Scarborough Wards
The Scarborough Community Council reports having received the following report:
(May 12, 1998) from the Commissioner of Planning and Buildings, Scarborough, advising of the Consent Decisions
granted by the Commissioner of Planning and Buildings, Scarborough, and recommending that this report be received for
information.
(h)Site Plan Control Approvals - All Scarborough Wards
The Scarborough Community Council reports having received the following report:
(May 12, 1998) from the Commissioner of Planning and Buildings, Scarborough, advising of the Site Plan Control
Approvals granted by the Commissioner of Planning and Buildings, Scarborough, and recommending that this report be
received for information.
(i)New Applications Received - All Scarborough Wards
The Scarborough Community Council reports having received the following report:
(May 14, 1998) from the Commissioner of Planning and Buildings, Scarborough, advising of the New Applications
received during the three-week period ending May 8, 1998, and recommending that this report be received for
information.
(j)Ontario Municipal Board Hearings - All Scarborough Wards
The Scarborough Community Council reports having received the following report:
(May 14, 1998) from the Commissioner of Planning and Buildings, Scarborough, advising of the status of current appeals
before the Ontario Municipal Board and recommending that this report be received for information.
(k)Recognition of Native Cemetery
Ward 15 - Scarborough City Centre
The Scarborough Community Council reports having:
(a)deferred the following report, at the request of Mr. Joe Johnson, representing First Nations, to its meeting
scheduled to be held on June 24, 1998;
(b)requested that the Commissioner of Parks and Recreation, Scarborough, report at that time on alternative
recreational venues in the surrounding area; and
(c)requested that staff attend the community meeting on this issue to take place on June 11, 1998, at William
Tredway Public School and make a presentation on the historical significance of this site:
(May 13, 1998) from the Commissioner of Parks and Recreation, Scarborough, recommending that:
(a)the location known as Taber Hill Park be recognized as a Native cemetery and ossuary; and
(b)staff be directed to consult with First Nations representatives in order to identify a suitable new name for the site and
to develop initiatives that will result in appropriate dignity and respect for this cemetery.
(l)Ontario Society for the Prevention of Cruelty to Animals
The Scarborough Community Council reports having:
(a)received a presentation by Victoria E.R. Earle, Chief Executive Officer of the Ontario Society for the
Prevention of Cruelty to Animals, on the work of the Society within Scarborough; and
(b)directed that the Manager of the Scarborough Animal Centre be requested to report to the next meeting of the
Community Council, scheduled to be held on June 24, 1998, on the operation of Animal Services in Scarborough in
relation to the new City of Toronto, and include in his report, comments on the relationship between local
organizations and provincially-chartered organizations:
(April 23, 1998) from the Chief Executive Officer, Ontario Society for the Prevention of Cruelty to Animals, requesting
an opportunity to address the Community Council with regard to the work of the Society in the Scarborough community.
(m)Request for Fence By-law Exemption
Wanita Deacur - 28 Greenhedges Court
Ward 18 - Scarborough Malvern
The Scarborough Community Council reports having deferred the following report, at the request of Councillor
Balkissoon, to the next meeting of the Community Council scheduled to be held on June 24, 1998:
(May 13, 1998) from the Director of Municipal Standards, Scarborough, recommending approval of the subject Fence
By-law Exemption request.
(n)City-Initiated Zoning By-law Amendment Application Z97021
585 and 587 Kennedy Road - Kennedy Park Community
Ward 15 - Scarborough City Centre
The Scarborough Community Council reports having deferred the Public Meeting under The Planning Act on the
following report to the next meeting of the Community Council, scheduled to be held on June 24, 1998, at 2:00
p.m., and directed that, in the interim, the Commissioner of Planning and Buildings, Scarborough, consult with
the community and report accordingly:
(April 28, 1998) from the Commissioner of Planning and Buildings, Scarborough, recommending that Council:
(A)amend the Kennedy Park Community Zoning By-law, as amended, with respect to 585 and 587 Kennedy Road, being
Part of Lot 3 and Part of Lot 4, Plan 3507, as follows:
(1)Permitted Use: Multiple Family Residential;
(2)one suite (individual dwelling unit) per 199 square metres (2,142 square feet) of lot area;
(3)minimum front yard setback 6 metres (20 feet);
(4)minimum side yard building setback:
-for single-family dwellings 0.9 metres (3 feet) from site lot lines;
-for semi-detached dwellings, 0.9 metres (3 feet) from side lot lines on one side only;
(5)minimum rear yard setback 7.5 metres (25 feet);
(6)maximum coverage: 50 percent of the area of the lot or parcel; and
(B)authorize any unsubstantive technical, stylistic or format changes to the Zoning By-law Amendment as may be
required to give effect to this resolution.
Mr. Michael Quinn, area resident, appeared before the Community Council in connection with the foregoing matter:
(o)Zoning By-law Amendment Application Z97061, Juhan Holdings Inc.
5739, 5741, 5743 and 5745 Finch Avenue East - Malvern Community
Ward 18 - Scarborough Malvern
The Scarborough Community Council reports having:
(a)deferred the Public Meeting under The Planning Act on the following report to the next meeting of the
Community Council, scheduled to be held on June 24, 1998, at 2:00 p.m.;
(b)directed that the Commissioner of Planning and Buildings, Scarborough, give notice of a community meeting
to undertake further consultation and report accordingly; and
(c)requested that the Director of Road and Traffic Services report on traffic calming measures that could be
implemented on Baldoon Road:
(April 20, 1998) from the Commissioner of Planning and Buildings, Scarborough, recommending that Council:
(A)amend the Malvern Community Zoning By-law Number 14402, as amended, with respect to the lands located at
5739-5745 Finch Avenue, being Block B, Registered Plan M-1667, as follows:
(1)delete the contents of the existing Exception and replace it as follows:
(a)only the following uses are permitted:
-Day Nurseries;
-Financial Institutions;
-Laundromats;
-Laundry and Dry Cleaning Pick-ups;
-Offices;
-Personal Service Shops;
-Restaurants;
-Sale of drugs, cosmetics, pharmaceuticals and tobaccos;
-Sale of household hardware;
(2)add the following development standards:
-minimum of 2.3 parking spaces per 100 square metres (1,076 square feet) of gross floor area for all uses except for Day
Nurseries and Restaurants;
-minimum driveway width shall be 5.8 metres (19 feet) for two-way traffic; 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.
The following persons appeared before the Community Council in connection with the foregoing matter:
-Mr. Henry Supier, representing Juhan Holdings, and expressing support for the staff recommendation;
-Ms. Flavia Dantos, area resident, in opposition to the recommendations;
-Mr. Peter Campbell, area resident, in opposition to the recommendations; and
-Mr. Selim Hajiani, area resident, in opposition to the recommendations.
(p)Ward Boundary Review Process
The Scarborough Community Council reports having deferred the following referral from Council for
consideration at its meeting scheduled to be held on June 24, 1998:
(May 7, 1998) from the City Clerk, referring a copy of Clause 1 contained in Report No. 4A of the Urban Environment
and Development Committee, adopted by Council at its Special Meeting held on April 28 and May 1, 1998, wherein it is
recommended that:
"Community Councils be requested to hold meetings to invite the public's input on the matter of ward boundaries, ward
division and governance, and report thereon through the Urban Environment and Development Committee."
(q)Fencing Issue - Ravine Park Plaza, Port Union Road
The Scarborough Community Council reports having directed:
(a)that the following communication be deferred to the next meeting of Community Council, scheduled to be held
on June 24, 1998; and
(b)in the interim, staff from Legal Services, By-law Enforcement and the Works and Environment Department
meet with Mr. William Brock and residents on Pendermere Parkway and Ravine Park Crescent and
representatives of Sun Life, to discuss the issues as they relate to noise, garbage and the fence at the rear of the
plaza, and report accordingly:
(May 22, 1998) from Councillor Ron Moeser, Scarborough, providing correspondence regarding Property Standards
issues at Ravine Park Plaza.
(r)Preliminary Evaluation Report
Official Plan Amendment Application SP98002
Zoning By-Law Amendment Application SZ98001
Draft Plans of Subdivision ST98002-ST98004
Ontario Hydro/Graywood Investments Limited
Ontario Hydro Corridor Between Warden Avenue and
Pharmacy Avenue/Highway 401 to McNicoll Avenue
Sullivan Community & L'Amoreaux Community - Wards 14 & 17
Scarborough Wexford and Scarborough Agincourt
The Scarborough Community Council reports having deferred the following report for consideration at its
meeting scheduled to be held on June 24, 1998:
(April 22, 1998) from the Commissioner of Planning and Buildings, Scarborough, responding to Community Council's
direction, at its meeting held on April 1, 1998, and recommending that this report be received for information.
(March 18, 1998) from the Commissioner of Planning and Buildings, Scarborough, recommending that:
(1)staff process the applications in the normal manner and convene community information meetings in consultation with
the Ward Councillors;
(2)the applicant be required to submit transportation, servicing reports and an environmental and ecological survey of the
corridor; and
(3)staff submit a further report not later than the June 24, 1998, meeting of the Scarborough Community Council on the
results of the above reviews and consultations.
(s)Disposal of Surplus Ontario Hydro Lands
in the New City of Toronto
The Scarborough Community Council reports having deferred the following referral from Urban environment
and Development Committee for consideration at its meeting scheduled to be held on June 24, 1998:
(May 20, 1998) from the City Clerk, advising that the Urban Environment and Development Committee, on May 19,
1998, directed that:
WHEREAS the Hydro Corridor lands from McNicoll Avenue to Lawrence Avenue have been the subject of a planning
study which recommends that the Corridor be disposed of for a number of land uses; and
WHEREAS the former City of Scarborough Council unanimously recommended that the Corridor be maintained as open
space; and
WHEREAS there are numerous other Hydro Corridors in existence in the new City of Toronto that may be declared
surplus;
NOW THEREFORE BE IT RESOLVED THAT the Scarborough Community Council:
(1)be advised that the redesignation of lands in the Hydro Corridor, from McNicollAvenue to Lawrence Avenue, from
Open Space to Residential may have City-wide implications with respect to planning and development and recreational
use; and
(2)be requested to submit any comments regarding urban planning and development and recreational use issues related to
the aforementioned lands to the next meeting of the Urban Environment and Development Committee, scheduled to be
held on June 15, 1998.
(t)Preliminary Evaluation Report
Official Plan Amendment Application SP98009
Ontario Hydro - Lands South of Highway 401
Maryvale and Dorset Park Communities
Scarborough Wexford, Scarborough City Centre
The Scarborough Community Council reports having deferred the following report for consideration at its
meeting scheduled to be held on June 24, 1998:
(April 27, 1998) from the Commissioner of Planning and Buildings, Scarborough, recommending that The Scarborough
Community Council defer consideration of this application until applications for rezoning and draft plan of subdivision,
site plan approval or condominium, together with supporting transportation and servicing reports as well as an
environmental and ecological survey of the corridor, are submitted to enable staff to thoroughly assess the impact of the
proposed Official Plan Amendment.
(u)Condominium Conversion and Demolition Control Policies
The Scarborough Community Council reports having deferred the following communication from the City Clerk
for consideration at its meeting scheduled to be held on June 24, 1998:
(May 20, 1998) from the City Clerk, advising that the Urban Environment and Development Committee, on May 19,
1998, recommended to Council the adoption of the report (May 1, 1998) from the Commissioner of Urban Planning and
Development Services, recommendation2(a) of which affects Community Councils, viz:
"(2)(a)when the Tenant Protection Act comes into effect, staff report to the Community Councils on condominium
applications that involve the conversion of rental housing, and the Community Councils hear deputations and make
recommendations to City Council;".
(v)Churchill Heights Baptist Church - Waiver of Fees
Ward 18 - Scarborough Malvern
The Scarborough Community Council reports having deferred the following referral from Council for
consideration at its meeting scheduled to be held on June 24, 1998:
Referral back from Council meeting of May 13 and 14, 1998 of Clause 9 embodied in Report No. 4 of The Scarborough
Community Council.
(w)Current Value Assessment
The Scarborough Community Council reports having received a briefing by the Chief Financial Officer and
Treasurer on the subject of Current Value Assessment.
The following persons appeared before the Community Council in connection with the foregoing matter:
-Mr. Linton Williams, Ward 18 resident
-Ms. Valerie Plunkett, Rosewood Taxpayers Association
-Ms. Anna Skof;
-Ms. Carol Petroff, Ward 15 resident
-Ms. Ruth Lunel, activist for senior citizens;
-Ms. Barb Daley, Ward 13 resident;
-Ms. Helen Jensen, Ward 13 resident; and
-Mr. Bob Kettering, Ward 15 resident.
(Councillor Altobello, at the meeting of City Council on June 3, 4 and 5, 1998, declared his interest in Item (e) embodied
in the foregoing Clause, entitled "Preliminary Evaluation Report Official Plan Amendment Application P97024, Zoning
By-law Amendment Application Z97042, Paul Viaros, 381-383 Birchmount Road, Birchmount Park Employment District;
Ward 13 - Scarborough Bluffs," in that his family owns a business on the same street.)
Respectfully submitted,
LORENZO BERARDINETTI,
Chair
Toronto, May 27 and 28, 1998.
(Report No. 5 of The Scarborough Community Counicl, including additions thereto, was adopted, as amended, by City
Council on June 3, 4 and 5, 1998.)
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