October 22, 1998

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP.

Director of Community Planning, East District

Subject:PRELIMINARY EVALUATION REPORT

Official Plan Amendment Application SP1998016

Zoning By-law Amendment Application SZ1998033

Site Plan Control Application SS1998090

Zooview Developments Ltd. and Zooview (East) Developments Ltd.

North Side of Sheppard Avenue, West of Hedge End Road

Block 5, Registered Plan M66-2308

Rouge Community

Scarborough Malvern

Purpose:

Harmony Developments Ltd, developer of the townhouse project under construction at the north-west corner of Meadowvale Road and Sheppard Avenue, has applied on behalf of the site owner for amendments to the Official Plan and Zoning By-law with respect to a site, as shown on the adjacent map. This vacant property abuts the Harmony project, and is designated and zoned for Office Uses. The applications seek Council's approval to change current land use provisions to permit the development of 27 townhouse units. The proposal provides for the extension of the private road pattern, the landscape treatment and the architectural design already established for the abutting townhouses.

As the development of the second phase of the Harmony project is now under way, and in view of the applicant's plans to extend the construction onto the subject site as soon as possible, should Council approve the requested amendments, Harmony Developments Ltd. has requested that a Public Meeting be held at Council on December 9, 1998.

Financial Implications:

None.

Recommendations:

That the Scarborough Community Council:

(1)direct the Director of Community Planning, East District, to process these applications in the normal manner, and

(2)convene a Public Meeting, targeted for December 9 , 1998, provided that community consultation and technical review by public agencies have been completed and addressed by the applicant in time to enable staff to prepare the Recommendation Report for the requested meeting.

Background:

The 0.47 hectare (1,16 acre) site was created as a block on the Zooview subdivision approved by the Ontario Municipal Board in May, 1995. While the residential blocks within the subdivision are nearing completion, this parcel has remained vacant. The applicant has indicated that due to a relative isolation of the site from the main commercial areas, the property owner has been unable to generate enough interest to warrant the construction of a small office building at this location.

A low density residential neighbourhood has been developed south of Sheppard Avenue, with a service station at the south-west corner of Sheppard Avenue East and Meadowvale Road. The Ontario Hydro Corridor borders the site to the north. To the west, there is a commercial plaza which accommodates a Coffee Time restaurant, a Pizza Pizza outlet, a dry cleaning facility and a sales office marketing the Harmony townhouses.

A community information meeting has been organized by staff, in consultation with Ward Councillors, for November 3, 1998 to give an opportunity to the applicant to present the proposal to the area residents and seek their input.

Comments:

Potential Benefits

The proposed use is consistent with the existing and approved development in the vicinity. The proposed townhouse construction would complete the development of lands along the north side of Sheppard Avenue East, between the hydro corridor and Meadowvale Avenue, thus providing a long term stability to the neighbourhood. The abutting Harmony project comprises 215 units, whereas the zoning by-law permits 233 units. Given the site organization of the project already under construction, it is unlikely that the residual 18 units permitted by zoning, but not provided for, could be accommodated in the Harmony complex. The proposed 27 units on the subject site should not have a negative impact on the local schools and community services.

In support of the proposed amendments, the applicant has submitted a Site Plan Control application illustrating the new development (Figures 3 and 4). The proposed units would be integrated with the adjacent townhouse project. Vehicular access to the site from the local road, Hedge End Street, would be accommodated via a private road, so no new direct access to Sheppard Avenue would be required.

Potential Concerns

Due to the proximity to the Ontario Hydro transfer station and associated noise, the Zooview subdivision incorporates noise abatement measures required to be implemented in conjunction with the residential development on the adjacent land. The City has to ensure that the impact of noise emanating from the Hydro facility and abutting roads is assessed and appropriate measures are incorporated into the subject proposal to ensure the project's conformity with the applicable noise protection guidelines for residential developments. The applicant has already requested Valcoustics Canada Ltd., the noise consultant for the original Harmony project to prepare the study which will be soon submitted. In the interim, the noise consultant has indicated that based on the preliminary review, the noise abatement measures provided for Harmony would be adequate for the current proposal.

Contact Name:

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

AC/