Ontario Municipal Board Hearing

Appeal by the University of Toronto

Scarborough Official Plan Amendment 988

Ward 16 - Scarborough Highland Creek

The Scarborough Community Council recommends that City Council receive the following report for information.

The Scarborough Community Council submits the following report (May13, 1999) from the Director of Community Planning, East District:

Purpose:

On May 10, 1999, a public information meeting was held at the Highland Creek Elementary School to discuss the University of Toronto proposals which will be the subject of an Ontario Municipal Board hearing on May 31, 1999. The presentations and the comments by the public are the subject of this report.

Financial Implications:

None.

Recommendations:

For the information of City Council.

Background:

City Council, at its meeting of April 13, 14 and 15, 1999, directed the Director of Community Planning, East District, to convene a community information meeting of community associations, residents and property owners within the area bounded on the north by Highway 401, on the south by the Highland Creek and 300 metres (1,000 feet) east and west of the subject lands.

This meeting was held on May 10, 1999 at the Highland Creek Elementary School. Over 2,600 notices were mailed out. Approximately 100 members of the public were in attendance, almost all from the Highland Creek Community. The University of Toronto was represented by Mr.S.Makuch, solicitor.

After brief comments from Councillor Ron Moeser and planning staff, Mr. Makuch made a presentation of the most recent draft of the official plan proposals for the Scarborough Campus and abutting lands owned by the University.

The most significant change from previous drafts is the introduction of height limits for four of the five "Special Use Areas". These range from 3 storeys adjacent to existing residential development to 7 storeys; no height limit is proposed for the Morningside-Ellesmere-Military Trail triangle. The previously proposed intensity limits of 1x, 2x and 3x site area are deleted.

Comments:

There were numerous questions from the public concerning:

(a)the University's immediate and long-term development plans;

(b)the process by which the University's proposals were going directly to the Ontario Municipal Board;

(c)opportunities for the public to participate in the process;

(d)land uses and density;

(e)the University's plans to deal with the future increase in enrolment;

(f)impact of the proposed retail development on the existing community retail centre;

(g)the history of lands previously expropriated by University of Toronto but not used for University purposes;

(h)preserving the character of the Highland Creek Community;

(i)the desirability of trees and greenspace in the area to be developed;

(j)traffic impacts;

(k)lack of details in the University of Toronto proposal;

(l)the process being unduly rushed;

(m)lack of height limit in the triangle, a visually prominent site;

(n)preference for single detached housing adjacent to existing developments;

(o)preference for a three storey limit elsewhere; and

(p)loss of property value, increased crime and the potential for assisted housing.

There were few concerns about the development of facilities and residences for University uses, even if this resulted in substantial intensification. Similarly, there were few concerns regarding Centennial College, public/private research facilities or "clean" industry.

Planning staff advised the meeting that Scarborough Community Council and Toronto City Council did not support the University's proposal. Staff further commented on several aspects of the current version of the proposals, in particular the absence of a central planning vision, the lack of density controls, the extensive permission for retail uses through most of the subject lands, and the process which would have the Ontario Municipal Board rather than Council approve plans for the subject lands.

Councillor Moeser commented on the Scarborough Campus Plan referring to the need to respect the City's planning process and undertake the planning of the peripheral areas of the University lands in consultation with the community.

Mr. Makuch noted that a number of meetings had been held with staff and the Highland Creek Community Association. In his view the need for community consultation was being met.

Professor Ted Relph, newly appointed Associate Vice Principal of Campus Development for the Scarborough Campus, responded to a number of questions regarding the University's plans to deal with future enrolment increases. He noted that enrolment projections and allocations between campuses were still under review but that an increase of 2,500 students, in addition to the present 4,500, could be accommodated in the "Inner Campus", i.e., south of Military Trail. He also said he supported a height limit such as five storeys throughout the subject lands.

Mr. Makuch indicated that there were no "concrete" proposals at the present time, but that the University was seeking the ability to respond quickly to any future possibilities. A number of residents questioned the urgency to approve the University's Official Plan proposals in the absence of any definite projects. Requests were made for the University to ask the Ontario Municipal Board to defer hearing the matter to allow time for meaningful community consultation.

Councillor Moeser undertook to advise those attending the meeting of the status of the proposals prior to the May 31, 1999 hearing.

Conclusion:

Community concerns focused on the rushed process, lack of opportunity for public consultation, the vagueness of the University's plans and proposed development controls. There was, however, a willingness to dialogue with the University to achieve consensus on a plan.

Contact Name:

David Beasley, MCIP, RPP

Principal Planner

Scarborough Civic Centre

Telephone: (416) 396-7026

Fax: (416) 396-4265

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