May 5, 1999
To:Scarborough Community Council
From:H.W.O. Doyle
Subject:Ontario Hydro Corridor - Maryvale - OMB decision (Scarborough Wexford)
Purpose:
This report addresses the Ontario Municipal Board decision respecting Norstar's development proposal for the Maryvale
portion of the Ontario Hydro Corridor lands.
Funding Sources, Financial Implications and Impact Statement:
The decision has no financial impact on the City.
Recommendations:
It is recommended that this report be received for information.
Council Reference/Background/History:
Norstar applied to amend Scarborough's Official Plan and Zoning By-law and subdivide and develop Corridor lands in
Maryvale (Highway 401 to Warden) and Dorset Park (Birchmount Road to just past Wye Valley Road). Norstar appealed,
and a hearing was set for February 22, 1999. Because of City Council's impending consideration of purchasing the Dorset
Park lands, the Board proceeded with the hearing only for the Maryvale lands. On March 2, 1999, Council authorized the
purchase, following which the hearing for the Maryvale lands was completed.
Comments and/or Discussion and/or Justification:
Norstar's original proposal for the Maryvale lands called for:
- ten street townhouses northwest of Crocus Drive;
- a double-loaded, through street joining the two legs of Crocus having 44 semi-detached dwellings and nine single
detached houses on shallower than typical lots;
- an increase in the height limit from 9 metres to 11 metres for these dwellings; and
- 15 townhouse units and a parkette between the south leg of Crocus and Warden Avenue.
At its meeting of February 2, 3 and 4, 1999, City Council, upon the recommendation of the Scarborough Community
Council, authorized staff to attend the hearing in support of an alternative plan providing for single detached houses only
and a single-loaded cul-de-sac running northwest from the south leg of Crocus Drive.
Norstar revised its plans further before, and again during, the hearing in an attempt to come closer to the City's position. Its
final proposal called for:
- eight 9.5 metre high semi-detached dwellings northwest of the north leg of Crocus Drive;
- a double-loaded cul-de-sac running northwest from the south leg of Crocus, having 37 single detached houses;
- an 11 metre height limit for units south of the north leg of Crocus with no rear-facing windows above 9 metres replacing
the 9 metre dwelling height limit, permitting 2-1/2 storey houses;
- a park between the end of the cul-de-sac and the north leg of Crocus, as requested by the City and the Association;
- 18 street townhouses in three blocks of six units each southeast of the south leg of Crocus Drive; and
- a net residential density of 39 units per hectare replacing the existing limit of 37.
The City presented a case in support of Council's position. The Terraview-Willowfield Residents Association, several of
whose members testified, requested the Board to refuse any development.
The Board's decision approves development consisting of:
- eight semi-detached dwellings northwest of the north leg of Crocus Drive;
- a double-loaded cul-de-sac running northwest from the south leg of Crocus having 37 single detached houses;
- no exemption from the 9 metre height limit, which limits houses to two storeys;
- a park between the end of the cul-de-sac and the north leg of Crocus Drive, as requested;
- no more than 5 dwellings per block, should Norstar wish to proceed with townhouses southeast of the south leg of
Crocus, on a street not connecting to Warden; and
- maximum net residential density remaining at the Maryvale limit of 37 units per hectare.
Conclusions:
A copy of the decision has been forwarded to the Ward Councillors and is on file with the City Clerk. The decision has
been carefully reviewed and, in my opinion, provides no grounds for appeal.
Contact Name:
John A. Paton, Legal Services
telephone: 392-7230
e-mail: jpaton@toronto.ca
H.W.O. Doyle
City Solicitor
Legal Services
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