April 21, 1998

To:Scarborough Community Council

From:Lorne Ross, MCIP, RPP

Commissioner of Planning and Buildings

 Subject:PRELIMINARY EVALUATION REPORTS

Zoning By-law Amendment Applications SZ98009, SZ98010, SZ98015

Mondeo Developments Inc.

Mondeo - Phase II, 740 Ellesmere Road

Part of Lots 30 and 31, Concession 2

Dorset Park Community

Ward 14 - Scarborough Wexford

Purpose:

These applications deal with the various components of Phase II (as shown on the attached Figure 2) of the Mondeo development at the northeast corner of Birchmount and Ellesmere Roads. Last year, Scarborough Council granted Draft Plan of Subdivision Approval and Zoning By-law Approval to various components of the Phase II lands. The developer now wishes to modify various components, and has submitted three separate applications to amend the Zoning By-law for three separate components of the Phase II lands. These applications can be broken down as follows:

SZ98009

This application requests approval to permit the development of a 152-unit seniors residence within the southwest quadrant of the Phase II lands. The proposed building is 10 storeys in height at the south end, terracing down to six storeys at the north end. Vehicular access would be off Birchmount Road. The Zoning By-law would have to be amended from "Industrial Zone" (M) and "Residential/Employment" (R/E) to permit the development.

SZ98010

This application requests approval to permit the development of two apartment buildings on the north side of Ellesmere Road. The proposed Building A is 14 storeys in height and contains 190 dwelling units. Proposed Building B is 16 storeys in height and contains 210 dwelling units and 2,015 square metres (21,700 square feet) of ground floor commercial space. Commercial access would be off Ellesmere Road, while residential access would be off Mondeo Drive. The Zoning By-law would have to be amended along the southerly portion of Ellesmere Road from the remnant "Industrial Zone" (M) to "Apartment Residential" (A) in order for the two apartment buildings to proceed.

SZ98015

This application applies to the low-density residential development within the interior of the Phase II lands. The applicant's overall number of units has been reduced from 117 down to 107, while improving the quality of the units through refinement to the applicant's proposed housing design. This application requests approval to permit semi-detached dwellings along the south side of Street B, requiring a change from "Street Townhouse Residential" (ST) to "Two-Family Residential" (T). It also requests modifications to the Zoning By-law for the Single-Family Dwellings backing onto the rear lane to allow for a greater range of house designs. Finally, this application requests approval to increase the height restriction on all Single- and Two-Family Dwellings from 9 metres (29.5 feet) to 10 metres (33 feet) to allow for more dramatic rooflines proposed by the developer.

Recommendations:

It is recommended that staff process these applications expeditiously, yet separately, to address the various issues raised by each application, as follows:

SZ98009:

(1)that Scarborough Community Council target a Public Meeting following the summer recess to consider this component of the overall development, subject to:

1.1.staff convening a community information meeting to present the development proposal for a seniors residence to the community. Notice of the meeting to be provided to all property owners within 120 metres (400 feet) of the Mondeo development;

1.2.staff negotiating with the owner to achieve an appropriate height and massing, respecting the adjacent low density residential dwelling being proposed, roof-top design , as well as the urban design objectives of the City of Toronto; and

1.3.a Traffic Impact Study to demonstrate how the proposed development can be accommodated within existing traffic constraints.

SZ98010:

(2)That staff process this application in the normal manner and report back with a status report, subject to:

 2.1.the overall height and massing being reduced and redesigned to create a more appropriate built form along this section of Ellesmere Road;

 2.2.a Traffic Impact Study to identify necessary transportation improvements to support the proposed development, and a strategy to secure the necessary transportation improvements; and

2.3consideration being given to application of a Holding Provision (H) in the Zoning By-law as a mechanism to ensure the provision of necessary transportation improvements.

SZ98015:

(3)That Scarborough Community Council convene a Public Meeting to consider this application prior to the summer recess, subject to:

3.1.staff negotiating with the applicant to ensure the highest quality of design for the Single- and Two-Family dwellings.

Background:

The "Mondeo" community at the corner of Ellesmere and Birchmount Roads is developing much more quickly than anticipated. The Official Plan Amendment has been approved by the Province, and Draft Plan of Subdivision approval has been granted. The majority of units in phase one are now under construction or occupied, and the 0.8 hectare (2 acre) public park has been secured by the City. Last fall, Council granted general Zoning approvals to the various blocks on the Phase II lands to implement Council's vision for the Mondeo Community. That vision for Phase II included low density residential freehold dwellings designed around the principles of new urbanism, creating a sense of community, and encouraging a range of housing forms to attract many segments of society. With respect to built form, the approvals anticipated that more intensive development would be encouraged along the Ellesmere and Birchmount Road frontages, with more intensive residential development along Ellesmere Road and with residential/employment opportunities along Birchmount Road.

The developer is maintaining these guiding objectives for the Phase II lands, including the commitment to new urbanism and the rear lane. More flexibility is required, however, as Tridel finalizes and markets the Phase II components of Mondeo. This can be achieved while at the same time ensuring that municipal objectives are satisfied.

Comments:

SZ98009

Potential Benefits

The concept of a seniors' complex dates back to the original evaluation of the Mondeo concept, and would provide housing to yet another segment of society. The building placement towards the north, into the area originally identified for Residential/Employment could resolve an access problem plaguing the original concept. This portion of Birchmount Road, and the underground services makes access to this area difficult. The proposed building siting and driveway access takes advantage of the probable access location and general layout of the parking facilities.

Potential Concerns

The proposed height and massing of the building does not respect the abutting low-density development. Further work is necessary to achieve an appropriate transition from the two-storey residential uses to the seniors' apartment. Further work is necessary to achieve to City=s objectives of high quality design, particularly in the area of building façade and roof top design.

A Traffic Impact Study is necessary to ensure that sufficient capacity exists at this time to allow for the development of the seniors' component.

SZ98010

Potential Benefits

This represents the final chapter in the Mondeo Development. It is an opportunity to provide a transition from the low-density interior of Mondeo to the active Ellesmere Road. It is also an opportunity to provide signature, landmark buildings for the Mondeo community.

Potential Concerns

The general height and massing of the two proposed apartment buildings do not reflect the character of the Mondeo community, nor do they respect the built form established along Ellesmere Road. The overall height needs to be substantially reduced and the general massing of the two buildings must be modified to provide transition from the surrounding, much less intensive development.

Substantial road improvements will be necessary to accommodate the anticipated traffic generation from this component of the Mondeo development. These necessary improvements must be identified, and a strategy to deliver these transportation improvements must be secured prior to considering approvals of these two apartment buildings.

SZ98015

Potential Benefits

The amendments proposed by this application, on the interior component of Phase II, are primarily technical in nature. The concept of dwellings adhering to the principles of ANew Urbanism@ with access off the rear lane has been maintained. The proposed amendments to the Zoning By-law will accommodate better-designed dwellings, and a greater mix of housing units.

Potential Concerns

None.

Contact Name:

Edward S. Watkins, P. Eng., MCIP, RPP, Manager

(416) 396-7013

(416) 396-4265 Fax Number

watkins@city.scarborough.on.ca

Lorne Ross, MCIP, RPP

Commissioner of Planning and Buildings

RJD/rjd