STAFF REPORT

December 17, 1999

To: Scarborough Community Council

From: Ted Tyndorf

Director of Community Planning, East District

Subject: PRELIMINARY EVALUATION REPORT

Zoning By-law Amendment Application SC-Z19990048

Draft Plan of Subdivision SC-T19990015

1385917 Ontario Limited

1471 Neilson Road

Part Lot 14, Concession 4

and

Zoning By-law Amendment Application SC-Z19990049

Draft Plan of Subdivision Application SC-T19990016

Trans-Gate Inc.

Part Lot 11, Concession 4

Part 2, Plan 66R-8370

Morningside Heights Community (formerly Tapscott Employment District)

Scarborough Malvern

Purpose:

This report provides a preliminary evaluation report for two applications for amendment to the Zoning By-law and two subdivision applications. These applications follow from the Ontario Municipal Board approval of the Official Plan Amendment for the Morningside Heights Community.

Financial Implications and Impact Statement:

None.

Recommendations:

That Scarborough Community Council direct the Director of Community Planning, East District, to continue to process the applications in the normal manner and to convene a Public Meeting, targeted for the first quarter of the year 2000.

Background:

Both properties are within the Morningside Heights Community.

Official Plan

In February 1999, the Ontario Municipal Board approved an Official Plan Amendment establishing Morningside Heights, a new residential community consisting of approximately 2,500 detached, semi-detached, street townhouse and multiple dwellings, with schools, parks, neighbourhood and community shopping facilities and a 26 hectares (65 acres) business park. The community plan also includes a 100 metre (330 feet) greenspace corridor centred on the Morningside Tributary as well as a 30 metre (100 feet) buffer along the top-of-bank of the Rouge River Valley and 30 metre (100 feet) greenspace corridors along the Neilson and Pitchfork sub-tributaries.

The secondary plan approved by the OMB is shown on Figure 1.

The OMB reserved issuing its final order pending the resolution of secondary plan policies relating to the business park; this is anticipated shortly.

1385917 Ontario Limited

The OMB approved land use for a small portion of the northern part of the property is "Residential - Low Density" with an "Open Space-Valley" designation coinciding with the realigned Neilson sub-tributary, with a width of approximately 30 metres, west of the proposed residential development.

Trans-Gate Inc.

The OMB approved land use for most of the property is "Residential - Low Density" with an "Open Space - Neighbourhood Park" designation for the top-of-bank buffer from the Rouge River.

Lands above the valley and within 10 metres (33 feet) of the top-of-bank of the Rouge River Valley fall within the Upper Rouge Secondary Plan, as established by Official Plan Amendment No. 721. Although approved by both Scarborough Council and the OMB, final approval of OPA 721 is awaiting Cabinet approval. The valley lands are proposed to be designated Regional Natural Environment providing primarily for conservation, agricultural and limited recreation uses.

Zoning

1385917 Ontario Limited

This property is zoned "Agricultural Zone (AG)" in the Employment Districts Zoning By-law No. 24982 (Tapscott Employment District) permitting a variety of agricultural uses such as, berry crops, day nurseries, field crops, market gardens, orchards, tree cops, kennels, greenhouses, apiaries, aviaries, hatcheries, fur farms, poultry raising, sod farms, horse training, etc.

Trans-Gate Inc.

The property is zoned for "Agricultural (AG)" under both the Agricultural Holding By-law and the Minister's Agricultural Order.

In 1997, Scarborough Council passed the Upper Rouge - Hillside Community Zoning By-law No. 25278 encompassing lands east of a line running 10 metres (33 feet) above the top-of-bank of the Rouge River Valley. This property is zoned "Natural Environment Zone (NE)" by this By-law allowing recreational uses which do not require the provision of potable water or sanitary sewage disposal. This By-law remains under appeal.

Site Description

1385917 Ontario Limited

The site is bounded by the Neilson Tributary to the south and includes the Neilson Tributary to the west and north of the property. Two single family dwelling units and a parking lot for construction equipment are located immediately west of the property with vacant land to the east of the site. The balance of the lands owned by 1385917 Ontario Limited immediately west of the subject property is designated as "MD" Residential-Medium Density; no application has been submitted for this part of the property. Lands east of the site are owned by 554056 Ontario Limited which is proposing approximately 1052 low density residential units on 79 hectares (195 acres).

Trans-Gate Inc.

The site is bounded to the south by the Canadian Pacific Railway (Belleville Subdivision) and to the west by lands owned by Silvercore Properties which is proposing approximately 274 residential units on 22 hectares (54 acres). The Rouge River Valley is to the south and east.

Proposal

The plan of subdivision submitted by 1385917 Ontario Limited, as shown on Figure 2, proposes a total of 27 single residential dwelling units (25 dwellings with 9.5 metre (31 feet) frontages and 2 dwellings with 12.5 metre (41 feet) frontages, a walkway, an open space block and reserve blocks for future residential development. The total area of the site is 2.1 hectares (5.2 acres).

The plan of subdivision submitted by Trans-Gate Inc., as shown on Figure 3, proposes a total of 40 single residential dwelling units (20 dwellings with 9.7 metre (31.8 feet) frontages, 20 dwellings with 12.5 metre (41 feet) frontages), 28 street townhouses with 7.3 metre (23.9 feet) frontages, a linear park and reserve blocks for future residential development. The total area of the site is total of 4.9 hectares (12 acres).

Comments:

Potential Benefits

1. The plans of subdivision will secure public dedication of significant environmental features including:

(a) an approximate 30 metre (100 feet) top-of-bank buffer along the Rouge River Valley, in addition to the lands within the valley;

(b) 30 metre (66 feet) corridors along the Neilson sub-tributary; and

(c) trail and hedgerow dedications.

2. The dedications to the Toronto and Region Conservation Authority and to the City will protect environmentally significant lands identified in the Rouge Park Management Plan and the Morningside Tributary Subwatershed Study.

Potential Concerns

Stormwater management techniques will have to achieve the objectives of the Morningside Tributary Subwatershed Study.

Conclusions:

The layout of the proposed plans of subdivisions conform to the Secondary Plan approved by the OMB for the Morningside Heights Community. Their implementation will enable public acquisition of environmentally important lands with the Community.

Contact:

Ted Tyndorf, MCIP, RPP

Director of Community Planning, East Distric

List of Attachments:

Location Map

Secondary Plan for Morningside Heights, Figure 1

- Proposed Plan of Subdivision for 138517 Ontario Limited, Figure 2

- Proposed Plan of Subdivision for Trans-Gate Inc., Figure 3