April 14, 1999

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

Subject:PRELIMINARY EVALUATION REPORT

Official Plan Amendment Application SP1999006

Underwriters Laboratories of Canada

Crouse Road

Wexford Employment District

Scarborough Wexford

Purpose:

To provide a preliminary review of an application to amend the Wexford Employment District Secondary Plan to delete that portion of Crouse Road between Underwriters Road and the former CP Rail line.

Financial Implications:

Unknown at this time.

Recommendation:

It is recommended that Scarborough Community Council recommend to City Council:

(1)that submission of the application by Underwriters Laboratories of Canada pertaining to lands owned by the City of Toronto be authorized;

(2)that the application by Underwriters Laboratories of Canada be amended to provide for the deletion of the remaining westerly portion of Crouse Road between Crockford Boulevard and the subject lands from the Official Plan, and to also introduce a new road link to extend Underwriters Road southerly to Bertrand Avenue into the Official Plan;

(3)that Real Estate Services staff be directed, in consultation with appropriate staff, to report to the Corporate Services Committee on the status of discussions with all owners of lands abutting the portions of Crouse Road proposed for closure and a southerly extension of Underwriters Road, as set out in the above recommendations, regarding possible conveyances of land to or by the City of Toronto; and

(4)the Public Meeting for this application be scheduled subsequent to City Council's consideration of the report to Corporate Services Committee under Recommendation No. (3) above, with Notice to be provided within the standard 120 metre (400 foot) circulation area of all lands affected by the proposals.

Background:

Underwriters Laboratories of Canada (U.L.C.) operate offices, testing and storage facilities at 7 and 10 Crouse Road. The nature of its business involves frequent staff and vehicle movements between these various facilities on the north and south sides of Crouse Road. The company also requires fibre optic, cable and similar connections across the road allowance. In recent years the company has made various inquiries with Planning and Real Estate staff about the possibility of closing this portion of Crouse Road between the former CP Rail line and Underwriters Road for conveyance to U.L.C., however no formal actions in this regard were ever initiated.

The Wexford Employment Secondary Plan identifies a Crouse Road connection between Crockford Boulevard and Underwriters Road. Schedule "C", the "Roads Plan" of the Official Plan identifies this as a 20 metre (66 foot) road allowance. The portion of Crouse Road serving U.L.C. is constructed as, and appears to be, a public road, however it is not continuous through to Crockford Boulevard due to the former CP Rail line and a watercourse. The westerly portion of Crouse operates more as a driveway access serving the sides of the two flanking industrial operations. There are currently no approved plans for the City to complete Crouse Road as a through street.

Comments:

There have been no recent discussions between U.L.C. and City staff regarding the possible sale of this portion of Crouse Road. The subject Official Plan Amendment application, which was submitted unilaterally by U.L.C., will be necessary for the City to complete any road closure and conveyance. Should Council feel that there is some merit in considering the application, it would be appropriate to also authorize and direct Real Estate Services staff to initiate concurrent negotiations with U.L.C.

If this application is approved, it would be appropriate for the amendment to also delete the remaining portion of Crouse Road between Crockford Boulevard and the former CP Rail line from the Official Plan. This would enable possible conveyance of those lands to the abutting industrial operations as well, although staff are not aware of any such interest by those owners at this time. Any direction to Real Estate Services staff should also include instructions in this regard.

Accepted transportation planning principles typically endeavour to achieve new road linkages where opportunities arise to provide for greater driver choice and a better, more efficient distribution of traffic. Past discussions in this regard, however, have identified only marginal traffic benefits from completing Crouse Road as a through street. Current and anticipated traffic volumes do not appear justify the link.

It is important that potential future benefits not be precluded by deleting roads from the Official Plan unduly, however other opportunities may exist to realize even greater net benefits. In this regard, Transportation staff have previously identified that greater traffic improvements for this Employment District could be realized by extending Underwriters Road southerly across the Ontario Hydro Gatineau Transmission Right-of-Way, to connect to Bertrand Avenue. Such a road extension may require a portion of U.L.C.'s lands and/or the abutting lands on the south side of Crouse Road to the east, which are presently vacant and used only for parking. The current application to delete the Crouse Road extension represents an opportunity to now identify such a new road link in the Official Plan, and to provide appropriate direction to staff for further discussion and negotiation with U.L.C.

Discussions between Real Estate Services staff with all affected property owners can and should occur concurrently with the technical review and consideration of the proposed Official Plan amendment. The Public Meeting and passage of an Official Plan amendment in this regard should not occur, however, until suitable business arrangements for the closure and sale of a public road have been reached with the affected property owners that are acceptable to City Council. Accordingly, a report by Real Estate Services staff to the Corporate Services Committee, for consideration by Council, is recommended prior to issuance of the Notice for the Public Meeting. It would be reasonable to anticipate, however, that the necessary elements might be in place to conduct the Public Meeting following Council's summer recess.

Contact Name:

Rod Hines, MCIP, RPP

Scarborough Civic Centre

Telephone: (416) 396-7020

Fax: (416) 396-4265

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

Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

City Planning Division

RH/