STAFF REPORT

December 20, 1999

To: Scarborough Community Council

From: Ted Tyndorf

Director of Community Planning, East District

Subject: PRELIMINARY EVALUATION REPORT

Tapscott Employment District

Scarborough Malvern

Purpose:

This report provides a preliminary evaluation of the applications to amend the Official Plan and Zoning By-law, and to approve a draft plan of subdivision for the lands extending along the south side of Steeles Avenue, west of Markham Road. The proposal includes the creation of four blocks and the extension of State Crown Boulevard to Steeles Avenue. At the present time, the subject lands are designated for industrial uses in the Official Plan. The applicant is seeking an amendment to permit commercial uses, in addition to the permitted industrial uses, on two blocks having frontages on Steeles Avenue. The other two blocks fronting onto the State Crown Boulevard extention will support industrial uses in accordance with the Official Plan designation. The applicant also requests rezoning from Agricultural Zone (AG) to industrial and commercial uses to reflect the proposed Official Plan.

Financial Implications and Impact Statement:

None.

Recommendations:

It is recommended that Council d

irect staff to:

(1) process these applications in the normal manner, subject to the applicant:

(a) submitting a traffic study to address the impacts the proposal will have on the surrounding area; and

(b) resolving the provision of services for the subdivision, to the satisfaction of the Works and Emergency Services Department;

(2) prepare a By-law to designate the proposed two blocks fronting onto Steeles Avenue as a Site Plan Control Area, for Council's consideration concurrently with the proposed amendments and the draft plan of subdivision; and

(3) that Scarborough Community Council convene a Public Meeting to consider the applications after the above requirements have been satisfied with a target date for the second quarter of 2000. The notice of the Public Meeting is to be provided to all assessed persons within 120 metres (400) feet of the subject property.

Background:

This approximately 11 hectare (27 acres) vacant site with a 346 metre (1,136 feet) frontage on the south side of Steeles Avenue East extends southerly to State Crown Boulevard. The land, which has been used for agricultural purposes on an interim basis, slopes down from the southerly boundary towards the north-east. The area is not subject to the Site Plan Control By-law.

The Official Plan designates this area General Industrial Uses with High Performance Standards providing for a variety of industrial, scientific, technical research and development uses, training and educational facilities, offices, recreational uses, manufacturing and warehousing uses other than those which by reason of noxious characteristics are declared to be Special industrial Uses. Limited retailing which is subordinate and incidental to and not independent of a principal use, is permitted ancillary to manufacturing, assembling and processing. High Performance Standards may include special requirements for: limitation of uses, siting, landscaping areas, parking, external building materials, signs, prohibition or screening of outside and open storage. Places of Worship are also permitted subject to the Employment District Policies of the Plan.

Lands are zoned for agricultural uses. Fish, meat or poultry processing as an industrial use is prohibited within 100 metres (328 feet) of the north streetline of Steeles Avenue.

The neighbouring lands along the south side of Steeles Avenue remain vacant. A residential community within Town of Markham exists to the north of Steeles Avenue.

Comments:

The requested amendments would implement the existing industrial policies for the Tapscott Employment District, while also expanding the range of employment and service uses offered to local businesses and residential community to the north. There is a shortage of serviced vacant industrial/employment land in the north-east section of the City, so the proposal provides an opportunity to bring to the market more industrial land that is easily accessible from major arterial roads.

There are no municipal sewer services available to service the subject land. In support of the proposed subdivision, the applicant has submitted a servicing report presenting a possible scheme to service the land in absence of the direct service connections at the site boundary. The report is being reviewed by the Works and Emergency Services staff.

The applicant has been requested to submit a traffic study to identify impacts that the proposed uses and the State Crown Boulevard extension may have on the existing road network. Any improvements necessary to support the proposal will be secured through the subdivision approval process. It is anticipated that a road widening will be required across the Steeles Avenue frontage of the property.

In accordance with the relevant Official Plan policies, the proposed blocks fronting onto Steeles Avenue should be designated under Site Plan Control by-law.

Contact:

Anna Czajkowski, MCIP, RPP

, Senior Planner

Scarborough Civic Centre

Telephone: (416) 396-7022

Fax: (416) 396-4265

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

Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

List of Attachments:

- Tapscott Employment District Secondary Plan

- Zoning Map

- Plan of Subdivision, Figure 1

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