March 18, 1999

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

Subject:PRELIMINARY EVALUATION REPORT

Official Plan Amendment Application P97009

Zoning By-law Amendment Application Z97027

The Omni at the City Centre Inc.

Part of Block B, Registered Plan M-1410

City Centre

Scarborough City Centre

Purpose:

This report provides preliminary information regarding applications to redesignate and rezone the subject lands to provide for an increase in the number of residential dwelling units from 1,080 to 1,300 units. Staff also seek authorization to schedule a Community Meeting, work with the applicant to improve the site plan, and report back to Community Council with a Status Report.

Financial Implications:

None.

Recommendations:

That the Scarborough Community Council direct staff to:

1.Hold a Community Information Meeting. Notice for this meeting to be provided to the nearby Community Associations, residents within the Omni development, and residents south of Ellesmere Road who live within 120 metres (400 feet) of the site; in consultation with the local Ward Councillors.

2.Require the applicant to submit the following studies in support of these applications; Site Plan Control, Traffic Study, Pedestrian Wind Level Study and Hydrogeological/Soils Study.

3.Process the applications in the normal manner and work with the applicant to a achieve a high quality site plan appropriate for the City Centre, having regard for building location, massing, design and roof design to achieve the City Centre Design objectives including a strong identifiable image for the overall Omni development and to provide an attractive addition to the Scarborough City Centre skyline.

4.Report back with a Status Report to Scarborough Community Council on the items listed in 1, 2 and 3 above, prior to scheduling a public meeting of Council.

Background:

The subject property was redesignated and rezoned by Scarborough Council in September 1988. The Official Plan and Zoning By-law amendments, at that time, provided for a residential development containing up to 1,080 dwelling units. The zoning permitted 660 units and 420 units on the south and north blocks respectively. The applicant and the City entered into a Section 37 agreement, pursuant to the Planning Act, which secured community improvements in exchange for an increase in density on the subject lands. Collectively, the approval of the "Omni" development contemplated a high quality, luxury condominium development with large units.

The subject lands are designated City Centre Uses in the Official Plan providing for a maximum density of 366 units per hectare (146 units per acre). The lands are zoned City Centre Residential permitting a maximum of 660 and 420 units on the south and north blocks respectively.

The first phase of this overall development has been built. An existing 26 storey point block tower containing 204 units is situated at the southeast corner of Brimley Road and Omni Drive. Forty-two casitas are also located to the south of the tower. Site Plan Control approval for a second phase, consisting of a 22 storey, 277 unit residential building is being finalized by staff.

Tridel has advised staff that the buildings, as designed in 1988, no longer respond to the market demand today for smaller sized units. Therefore, Tridel proposes to develop more dwelling units, which will be smaller, within approximately the same gross floor area and building height as previously approved.

When this site was dealt with by Council in September 1988, the site area was 2.95 hectares (7.3 acres). The approved residential density of 366 units per hectare (146 units per acre) has effectively capped the site at 1,080 units. Following this original approval, lands have been dedicated to the City for the construction of Omni Drive. The "net" density (excluding Omni Drive) is now 417 units per hectare (167 units per acre).

The proposal for an additional 220 units, would result in a density of 501 units per hectare (200 units per acre) on the existing site. All the additional 220 units being proposed will be located on the northerly block only. As a result, the north block will have a density of 677 units per hectare (271 units per acre). The accompanying statistics show the change in density on the site as follows:

South BlockNorth BlockTotals

Site Area-1.647 ha (4.07 ac)0.946 ha (2.34 ac)2.593 ha (6.41 ac)

Permitted Density*-401uph (160 upa)444 uph (178 upa)417 uph (167 upa)

Permitted Units-6604201,080

Proposed Density*-same677 uph (271 upa)501 uph (200 upa)

Proposed Units-same6401,300

*The Density shown is net because the lands for Omni Drive have been excluded from the calculation.

Comments:

Concerns

Site Design (North Block)

The original concept had one 30 storey slab type building running along the Brimley Road streetline with street level townhouses to help create a pedestrian friendly street edge. The modified proposal has 2 buildings, one a slab type building and the other a point block tower. The building massing has been modified to provide for a better design treatment along the street edge, as well improving the relationship between the building form and the open space on the site. The modified massing provides a better overall relationship between this site and the adjoining site to the south, thereby providing a coordinated and consistent design for the overall Omni project.

Staff have reviewed and discussed the current submission with Tridel and will continue to negotiate the design details with respect to the edge treatment, architectural elements and the pedestrian environment.

Technical Studies and Services

Given the request for an additional 220 residential dwelling units, an increase of approximately 20 percent over the original approval, an updated traffic impact study is required to assess the impact of these additional units and to recommend suitable site access design.

A pedestrian wind level study was submitted for the original approval in September 1988. Given the built form changes proposed by the applicant, further wind and micro-climate assessment is required.

There is also a need to address school capacity and servicing for the proposed additional units for this site.

Hydrogeology

The new proposal includes three levels of under ground parking. Ground water problems have previously been identified in other City Centre locations. Therefore, the applicant should submit a hydrogeological study/soils study to verify that the proposed underground parking can be safely provided and to propose appropriate de-watering systems if required. Given the importance of this location and the small size of the parcel, it is important to ensure that a sufficient amount of parking can be accommodated on this site without the necessity of above grade parking structures.

Official Plan Policies

Section 4.1.2.3 of the Official Plan states "in considering development proposals in the City Centre, the City will ensure that the total amount of residential floor space, but not including hotel space, does not exceed the total amount of office floor space throughout the entire City Centre". Precise floor area data is not available for all properties at this time, but undoubtedly we are approaching the ceiling on this ratio. Based on the information provided, comparing the development approved in 1988 with the current proposal, there is a marginal increase of 5 percent or approximately 3 270 square metres (35,200 square feet) of floor space. The resultant increase is due to the development of 2 buildings, thereby increasing the amount of floor space dedicated to the common areas and recreation space. In the opinion of staff, the net increase is relatively minor and the proposal can be deemed to fall within the intent of Council's policy.

Benefits

The subject site is located within the Scarborough City Centre, near the Scarborough Centre RT station and bus terminal, and is situated adjacent to Scarborough's most prominent shopping centre. A high quality development on this block will continue the development of the City Centre skyline and contribute to the growth of a vibrant active City Centre for the Scarborough Community.

The additional units would be in keeping with the overall development scheme for the Omni site and would also provide additional dwelling units to the City's overall housing stock.

Contact Name:

Bill Kiru, MCIP, RPP

Planner, Community Planning Division

Scarborough Civic Centre

Telephone:(416) 396-7014

Fax: (416) 396-4265

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

Respectfully submitted,

Ted Tyndorf, MCIP, RPP.

Director of Community Planning, East District

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