November 16, 1998

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP

Director-Community Planning East District

Subject: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:

This report presents recommendations to amend the Rouge Community Secondary Plan and Zoning By-law for the vacant site on the north side of Sheppard Avenue, west of Hedge End Road, as shown on the adjacent map. The amendments propose to change the Official Plan from Office Use to Medium Density Residential, and to rezone from Office Uses to Medium Family Residential, 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 presently under construction to the east, by Harmony Developments Ltd. The approval of the amendments will permit completion of the development of all lands at the north-west quadrant of Sheppard Avenue East and Meadowvale Road.

Financial Implications:

None.

Recommendations:

It is recommended that City Council:

(1)Official Plan

Amend the Rouge Community Secondary Plan with respect to the property located on the north side of Sheppard Avenue East, west of Hedge End Road, being Block 5, Registered Plan M66-2308, by redesignating the land from Office Use to Medium Density Residential, and by deleting the following words " in the Office Use designation, restaurants uses shall be permitted as a secondary use" from existing Numbered Policy No. 18.

(2)Zoning By-law:

amend the Rouge Community Zoning By-law No. 15907, as amended, with respect to the property located on the north side of Sheppard Avenue East, west of Hedge End Road, being Block 5, Registered Plan M66-2308, by deleting the existing zoning and replacing it with the Multiple-Family Residential (MF) Zone, with the following development standards:

(a)Maximum 27 dwelling units;

(b)Minimum 3 metre (10 foot) building setback from the street line;

(c)Minimum 4.1 metre (13 foot) building setback from the north property line;

(d)Maximum height of buildings 13 metres (43 feet); and

(e)Minimum 1.6 parking spaces per dwelling unit to be provided on the basis of 1.4 spaces per unit for residents and 0.2 spaces per unit for visitors. Notwithstanding Clause VII, 1.4, Location of Parking, one parking space may be provided on Block 2, R.P. 66M-2308 (abutting site to the east).

(3)Miscellaneous

That Council authorize such unsubstantive technical, stylistic or format changes to the Official Plan and Zoning By-law amendments as may be required to properly carry out the intent of this resolution.

(4)The applicant to amend the existing Subdivision Agreement to provide for noise abatement measures with respect to the site (Block 5, R.P. 66M-2308) prior to issuance of building permits.

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 took place on November 3, 1998, with notice mailed out to approximately 230 households, the Old Lansing Cut-Off Ratepayers' Association and Save the Rouge Valley System. In addition to Ward Councillors, the applicant and city staff, a representative of Save the Rouge Valley System attended the meeting. No concerns were identified regarding the proposal.

On November 12, 1998, Scarborough Community Council endorsed a Preliminary Evaluation report and directed the Community Planning to target Public Meeting on these applications for

December 9, 1998, provided that community consultation and technical review by public agencies have been addressed by the applicant.

Comments:

In support of the proposed amendments, the applicant has submitted a Site Plan Control application illustrating the new development (Figures 3, 4 and 5). 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. The site layout allows access by service and emergency vehicles. The proposed architectural design and landscaping provide for the extension of the same treatment used on the adjacent development under construction.

The applications were circulated to various agencies involved in the review process. With the exception of the Economic Development, Culture and Tourism Department, none of the agencies objected to the proposal. The Economic Development, Culture and Tourism Department does not support the proposed redesignation from office uses to residential uses as it would decrease the amount of employment generating land. While recognizing that the site is not in a major employment area and the proposal complements the residential development to the east, the economic staff is concerned with a steady erosion of the employment land in favour of other uses.

With respect to the economic comments, the lands on the north side of Sheppard Avenue East, between Meadowvale Road and the hydro corridor were designated for industrial uses in 1967 as part of the new Rouge Industrial District Secondary Plan. Since that time, this area has been redesignated to "Zoo Related Commercial Uses" in 1976, to "General Mixed Use" in 1983, to "Commercial Mixed Use" in 1984, and to "Office Uses" in 1995, all with a view to secure employment uses. In 1983, the lands were moved from an industrial district to the Rouge Community. During all these years the site has remained vacant. This suggests it is not considered attractive or desirable for commercial and office uses. The surrounding residential community is well served by commercial, office and service facilities located in the commercial centres located at the corner of Morningside Avenue and Sheppard Avenue East, Meadowvale Road and Dean Park Road, Sheppard Avenue East and Durnford Road, Kingston Road and Rylander Boulevard, in addition to a modest neighbourhood shopping plaza abutting the site to the west.

The current proposal is the first serious attempt to develop this serviced property. 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 would not have a negative impact on the local schools and community services. It would also support local convenience and service uses.

To address the noise concern related to the site's proximity to the Ontario Hydro transfer station and traffic on Sheppard Avenue, a noise report has been submitted by Valcoustics Canada Ltd. The proposed measures, similar to the controls required for the adjacent residential development, are satisfactory and will ensure that the new development accommodates adequate indoor and outdoor residential space in accordance with the Ministry of Environment's noise guidelines. To ensure that the measures are properly implemented, it is recommended that the existing subdivision agreement be amended to incorporate the noise abatement measures as specified in the Valcoustics report.

It is intended that this site be amalgamated with the abutting townhouses under construction on the north and west sides of Hedge End Road, to form one condominium corporation, so the entire area will function as one development. The proposed zoning by-law standards are similar to the provisions applicable to the abutting residential blocks. The parking rate of 1.6 parking space per unit requires the provision of 44 spaces. The proposal incorporates 43 parking spaces. More parking could be accommodated on the site, but the required space would take away from the central landscape court that would be a very attractive focal feature for these units. Since the abutting townhouse block has more parking spaces than required by the by-law, staff is in agreement with the applicant's suggestion that one additional parking space, as required by the proposed by-law, be provided on the adjacent block.

Conclusion:

The proposed amendments would permit the extension of the residential uses on this relatively small parcel of land. As this is the only vacant site at the north-west quadrant of Sheppard Avenue East and Meadowvale Road, the completion of the proposed townhouses would provide for a long term stability in this area. The proximity of the Toronto Zoo and the Rouge Valley lands further enhance this site as a desirable location for a ground-related, family oriented residential housing.

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 Community Planning, East District

AC/