November 26, 1998

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP

Director-Community Planning East District

Subject:Draft Plan of Condominium Application C97031

The Residences at Bamburgh Gate Inc.

Southwest corner of Kennedy Road and McNicoll Avenue

Part of Lot 29, Concession 4

Steeles Community, Scarborough Agincourt

Purpose:

The application is requesting approval of a Draft Plan of Condominium for a 285 unit, 15 storey residential apartment building currently under construction on the southwest corner of Kennedy Road and McNicoll Avenue. The commercial component of the proposal, totalling 1465 square metres (15 800 square feet), consists of 22 commercial units located on the ground floor of the apartment building and in a one-storey, free standing commercial building on the south side of McNicoll Avenue. A total of 397 parking spaces will be provided for the residential component including 58 surface visitor parking spaces. A total of 92 parking spaces will be provided for the commercial component consisting of 70 surface parking spaces reserved for the exclusive use of the commercial customers, and 22 underground spaces reserved for the commercial unit owners and tenants.

Recommendations:

That Scarborough Community Council That That Scarborough Community Council support the Draft Plan of Condominium C97031 by Elio Zoffranieri, on behalf of The Residences at Bamburgh Gate Inc., being Part of Lot 29, Concession 4, southwest corner of Kennedy Road and McNicoll Avenue, subject to the following conditions:

1.Plan as stamped "Recommended" this date (see Figure 1).

2.The owner to sign the City's Standard Tax Agreement for payment of taxes and local improvement charges.

3.The owner shall be responsible for distributing the Scarborough "Condominium" brochures supplied by the Works and Emergency Services Department.

4.The owner to make satisfactory arrangements with the Toronto Hydro-Electric Commission (Scarborough Office) and the Works and Emergency Services Department with regards to water and electrical servicing, their acceptable completion, including any agreements and/or easements that may be required.

5.The owner to make satisfactory arrangements with Bell Canada regarding any easements or relocation of Bell facilities that may be required.

6.The owner to complete all conditions of the Site Plan Control Agreement prior to registration, or enter into a financially secured development agreement with the City secured by a performance guarantee in a form and amount satisfactory to the City Solicitor, to guarantee completion of the site work if the owner choses to register the condominium prior to completion of the project.

7.Prior to registration, the owner shall submit the final Condominium Declaration and Description for the approval of the Director Community Planning, East District, with respect to the following:

7.1All 70 commercial surface parking spaces shall be reserved for common use by customers to the commercial development only.

7.2All 22 underground commercial parking spaces shall be reserved for exclusive use by the commercial unit owners and/or tenants and their employees.

7.3Easements and rights-of-way to ensure mutual access between the proposed condominium and Metropolitan Toronto Condominium (MTC) Plan 1136 and the future condominium to the south (Phase III), for vehicular and pedestrian movements, visitor parking, servicing and maintenance, and recreational facilities.

Comments:

Site Statistics

* 16 spaces on subject lands and 42 spaces on adjacent MTC Plan 1136.

** 70 surface customer spaces and 22 underground exclusive spaces.

The residential/commercial development has been constructed to date in accordance with the Site Plan Control Agreement registered in April, 1998 and represents the second phase of an overall Master plan as shown on Figure 2. Phase I has been completed and consists of 192 'casita' dwelling units (MTC Plan 1136). Phase III is also under construction and consists of a 12 storey, 131-unit residential apartment building. Mutual easements and rights-of-way between the three phases of development will be established for vehicular and pedestrian movements, visitor parking, servicing and maintenance, and recreational facilities.

All 70 surface commercial parking spaces will be reserved for the common use of customers to the commercial component of the project, and all 22 underground commercial parking spaces will be reserved for the exclusive use of the commercial unit owner and/or tenants and their employees. This will ensure the convenient surface parking is available for visitors to the commercial component and the underground commercial parking is utilized for the business operators. Visitor parking for the residential component consists of 58 parking spaces, 16 of which are on the Phase II lands and 42 of which are on the adjacent MTC Plan 1136. The resident parking is provided in two levels of underground parking with access from a driveway on McNicoll Avenue to the west.

All technical agencies circulated had no comments or their requirements have been incorporated into the recommendations. There are no concerns under the current High Density Residential provisions of the Official Plan raised by this application, and the development complies with the "Apartment Residential" (A) and "Office Uses" (OU) zoning requirements of the Steeles Community By-law as varied by the Committee of Adjustment.

Contact Name:

Joe Nanos

Acting Senior Planner

Scarborough Civic Centre

Telephone: (416) 396-7037

Fax: (416) 396-4265

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

Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

JMN/lb