August 28, 1998
To:Corporate Services Committee
From:Commissioner of Corporate Services and
Commissioner of Community and Neighbourhood Services
Subject:A preliminary review of the twelve surplus properties, directed by Council, to be held in abeyance for 120 days
pending a review to determine the feasibility of development for affordable housing.
Purpose:
To respond to a Council directive of July 29, 30 and 31, 1998, to delay for a period of 120 days, the marketing of the 12
surplus properties, identified in a report from Councillor Layton (July 30, 1998), and further that staff examine the
"Ellesmere Road Site" separately. (Corporate Services Committee Report 11, Clause 2).
Funding Sources, Financial Implications and Impact Statement:
At this time no funding is required and there are no funding implications. In the event that any of the 12 sites referenced in
Councillor Layton's report are used for a pilot housing project the contributory value of the property will be estimated and
reported at that time.
Recommendations:
It is recommended that:
(1)That the Commissioner of Corporate Services be directed to proceed with sale of the following surplus sites, as
identified in this report: Wilson Heights Blvd (6 sites) and Ellesmere Road (1 site between Kennedy and Midland).
(2)That marketing continue to be delayed for the following surplus sites, pending a staff report, by the end of 1998,
through the Council Strategy Committee for People Without Homes, on their potential for affordable housing purposes;
Grand Avenue (2 sites), Legion Road and Lawrence Avenue/Allen Road.
Council Reference/Background/History:
At the meeting held on July 29, 30 and 31, 1998 Council considered a Corporate Services Committee Report describing
various programs underway to expedite the disposal of land and reduction of leases (Clause 2, Report 11 of Corporate
Services Committee). Councillor Layton submitted a companion report (July 30, 1998) which was considered in
conjunction with the Corporate Services Committee report. The objective of the Layton report was to delay the marketing
of 12 specific surplus properties to enable the Council Strategy Committee for People Without Homes to develop a
business plan for the utilization of the sites as potential affordable housing projects. Council amended and approved both
reports and directed that the "Ellesmere Road Site" be examined separately.
While we have been asked to report to the Corporate Services Committee for September 14th regarding the Ellesmere Road
site, we would also like to comment at this time on the other sites withheld from sale, at the Council meeting of July 29, 30
and 31. A staff workgroup from the Shelter, Housing and Support Division of Community and Neighborhood Services,
from Urban Planning and Development Services, and from Corporate Services, Real Estate Division has met to review
these sites with regard to their potential for affordable housing development. In addition, this workgroup will be
considering other City-owned sites, not yet scheduled for disposition. The objective of these reviews is to identify those
sites that are most suitable for affordable ownership, rental or transitional housing demonstration projects. As described in
the Affordable Housing Strategy report adopted by Council on July 29-31, the challenge is to find sites (or buildings) where
it may be feasible for non-profit or private groups to create affordable housing, without ongoing government subsidy.
Based on this assessment, we would recommend that only four of the 12 sites be retained for further investigation as
potential for affordable housing (Grand Avenue - two sites, Legion Road, and Lawrence Avenue/Allen Road), while the
other eight be released for sale because they have limited feasibility. This report reviews the 12 sites and, for the four with
the greatest potential, describes the steps required to test their feasibility for affordable housing development through
further investigation and/or calls for proposals. Part of this investigation will include discussions with local planning staff
and the local councillors. We would propose that the four sites be held from sale until staff report back later this year on
their feasibility for affordable housing. In terms of other sites that are not yet declared surplus, the staff workgroup will be
reporting through the internal real estate management process.
Comments and/or Discussion and/or Justification:
Ellesmere Road Site, Scarborough (Ward 15)
Located on the north side of Ellesmere Road about one hundred and twenty-five metres east of Kennedy Road, the site has
an area of approximately 2.9 acres. Access is via a service road which parallels Ellesmere Road. Ellesmere is grade
separated at the CNR/LRT line. As a result, parallel "slip roads" were constructed to provide access to the adjoining
properties.
Land Use
The Official Plan designation of the site is, General Industrial with High Performance Standards. The current zoning of the
site is, M-Industrial.
Immediately adjacent on the east side of the Ellesmere site is the LRT and CNR line which run in a north/south direction.
To the north are a series of multi-tenant industrial buildings, to the west along Kennedy Road, development is a mix of
commercial and industrial, south of Ellesmere Road, development is predominately industrial.
Planning staff from the Scarborough District office advise that residential uses at this location are not compatible with the
surrounding industrial development and the objectives of the former City of Scarborough Official Plan to encourage
additional employment uses in this vicinity. The location of the property in the centre of an industrial area, would separate
residents from amenities such as schools and parks. A secondary issue is the safety of pedestrians, particularly children,
having to traverse major arterials or industrial streets to reach these facilities. In addition, surrounding land uses could have
potentially significant noise, visual and environmental impacts on abutting residential uses.
Transportation Division staff advise that there is a long term goal to provide a road connection between Ellesmere Road
and Progress Avenue to the north at this location. While there is no formal Council policy in this regard, staff view this
connection as an important long term component in the effort to provide relief to the problematic Ellesmere Road/Kennedy
Road intersection.
Grand Avenue, Etobicoke (Ward 2)
This is a large site (approx. 7.5 acres), with residential development to the east and west. It is south of the recently occupied
Mystic Pointe development which converted the former McGuiness property to residential uses. Its southern limit is a park
abutting the rail corridor. Based on the surrounding uses, residential development appears to be an appropriate use.
However, the site was a former sewage treatment plant and incinerator. While there are extensive environmental analyses
on hand, more work will have to be done to determine the level of clean-up required to reach either an industrial or a
residential standard, and to estimate the cost of each. This work will be required prior to disposal for either purpose.
Therefore the site should be held while this work is carried out. Depending on the estimated costs of clean-up, and the
likely recovery based on the intended future use, a determination can be made as to the more feasible alternative. While this
environmental work is underway, planning staff can consider possible residential development scenarios, exploring various
densities and forms. Then, assuming that the clean-up costs are manageable, staff can undertake a proposal call for
appropriate residential development. The site is designated as High Density Residential in the Etobicoke Official Plan.
However it is zoned for industrial uses. A re-zoning of this site prior to offering it for development is recommended.
Legion Road, Etobicoke (Ward 2)
The site is zoned Class 1 Industrial and is designated as Open Space in the Official Plan. It is south of the Grand Avenue
property, and north of Lakeshore Boulevard. Residential development is immediately to the west with office and
commercial uses to the south. The Mimico creek to the east may be a source of flooding and further investigation with the
Toronto and Region Conservation Authority is required. Consideration must also be given to contamination which may
have flowed south from the former sewage treatment plant north of the tracks. Given the environmental concerns raised, the
property may not be suitable for residential development and further investigation is recommended.
Wilson Heights Blvd. (Ward 8)
There are six sites in this group, irregular parcels formed at the ends of blocks where Wilson Heights crosses the east/west
streets at an angle. The surrounding neighborhood is fully developed with good quality singles and semis. While the zoning
is residential, the North York Bylaw only permits singles and semi-detached houses. The median price for single family
houses in the area is $246,000. There are no recorded sales of attached row units. Condominium townhouses have a median
of $195,600. This is apparently an asking price as no sales are recorded. Units which are $20 - 30,000 below market would
still be priced too high to require or justify public intervention in their creation. Staff therefore concludes that these sites,
which could only yield a small number of units, would be better sold for full market value. Efforts could more effectively
be devoted to sites with the potential for achieving a greater number of units.
N/E Corner of Bayview and York Mills (Ward 9)
There is no surplus property at this location.
S/E Corner, Lawrence W. and the Allan Road (Ward 22)
This site appears to be in a suitable location for the proposed residential use. The community to the east and south is
residential. A shopping center is located at the north-west corner of the intersection, and public transit is nearby.
The property has been designated as an Arterial Corridor Area under the North York Official Plan. This Particular
designation does permit residential development. While North York Council had approved the development of the property
for social housing purposes in 1994, the project was canceled when the Province ended the funding for such ventures in
1995. As a result the zoning was never changed and it appears that a re-zoning of the site would be necessary.
Staff are investigating the status of the original proposal, i.e. whether the design is specific to the original user group or
would be suitable for a general market, who owns the drawings, etc. This is an opportunity that should be pursued.
Conclusions:
The Wilson Heights and Ellesmere Road sites should be released for immediate sale by the Commissioner of Corporate
Services. The remaining sites should be retained, and staff directed to report further on the preferred development options,
through the Council Strategy Committee for People Without Homes, once the required information has been gathered and
various strategies considered.
Contact Name:
R. Mayr, AACI, Director of Real Estate, Telephone (416) 396-4930, Fax (416) 396-4241
rmayr@city.scarborough.on.ca
R. Cressman, A/Director of Policy and Programs, Shelter, Housing and Support Division,
Telephone (416) 392-0601, Fax (416) 392-0548, rcressma@city.toronto.on.ca
Margaret RodriguesShirley Hoy
Commissioner of Corporate ServicesCommissioner of Community and
Neighbourhood Services
