STAFF REPORT

November 25, 1999

To: Scarborough Community Council

From: Ted Tyndorf

Director of Community Planning, East District

Subject: PRELIMINARY EVALUATION REPORT

Malvern Community

Scarborough Malvern

Purpose:

This report provides a preliminary evaluation of an application to amend the Zoning By-law and an application for draft approval of a plan of subdivision for 34 single detached residential lots.

Financial Implications and Impact Statement:

No immediate implications. Approval of the applications and development of the property would impact on the possibility of acquiring the property for the Rouge Park, should this be considered in the future.

Recommendations:

(1) That Council direct the Director of Community Planning, East District to:

(a) Process the applications in the normal manner;

(b) Schedule a community information meeting, in consultation with the ward councillors for the first quarter of 2000.

(2) That Council request that Province of Ontario consider the acquisition of the Anndale lands and their conveyance to the Toronto and Region Conservation Authority as part of the Rouge Park.

Background:

The property is designated in the Malvern Secondary Plan for Low Density Residential Uses, providing for single semi-detached and street townhouses at an average density of 30 units per hectare. It is also subject to a Special Uses Area designation "strictly for non-residential uses". This designation is, however, modified by a numbered policy which provides that the area "may develop for Low Density Residential Uses if the EMTC is not required." (The status of the EMTC is discussed at length in the report on Official Plan Amendment (OPA) No. 722, also on this agenda.)

The property is zoned "AG - Agricultural Uses" under the Agricultural Holding By-law No. 10217. It is within the boundary of the Rouge Park .

The property abuts the top of bank of the Rouge Valley and is part of an old apple orchard. .

Comments:

Anndale Properties Limited has submitted applications for rezoning and approval of a draft plan of subdivision for a 3.36 hectare (8.3 acres) property on the east side of lands owned by the Ministry of Transportation for the East Metro Transportation Corridor (EMTC). The draft plan is for 34 single detached residential lots with a minimum frontage of 14 metres (45 feet).

As illustrated on the ownership map "Anndale's property is "sandwiched" within Rouge Park. Any development on the tableland fronting on Finch Avenue would be isolated from the Malvern Community fabric to the west. Anndale has expressed an interest in a land exchange with the Province for part of the EMTC corridor contiguous to existing development, with a Low Density Residential designations in place, so that the park would enjoy a contiguous expansion and the new development could become part of the Malvern Community. City and Rouge Alliance staff support such a land exchange.

The report on OPA 722 proposes a numbered policy covering the Anndale property as follows:

South Side of Old Finch Avenue, west of Sewells Road

Low Density Residential uses are permitted on these lands unless the privately-owned property is acquired for Rouge Park, in which case a Regional Natural Environment designation will apply and the lands will be incorporated into the Upper Rouge Community without further amendment to this plan.

This proposed policy is intended to accommodate a possible acquisition by the Province of Ontario or alternatively permit the proposed plan of subdivision.

Potential Benefits:

The proposed subdivision would be similar in character and density to existing residential development to the west in Malvern Neighbourhood 3.

Potential Concerns

(1) Approval of the rezoning and subdivision plan would decrease the possibility of its potential public acquisition for incorporation into the Rouge Park.

(2) Although the proposed 10 metres (33 feet) top of bank dedication in the draft plan of subdivision complies with the 1995 OMB decision on OPA 721 for the Upper Rouge Secondary Plan, it is much less than the 30 metre (100 feet) dedication obtained through negotiation in Morningside Heights, north of Finch Avenue.

(3) The subdivision will be physically isolated from the nearest residential neighbourhood.

Conclusions:

The Anndale proposal represents a suitable intensity of development of the property should it not be acquired by the Province of Ontario.

Contact:

David Beasley, MCIP, RPP

Principal Planner

Scarborough Civic Centre

Telephone: (416) 396-7026

Fax: (416) 396-4265

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

Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

List of Attachments:

- Existing Official Plan Consolidation: Malvern Community and Upper Rouge

- Proposed Plan of Subdivision