March 12, 1999

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

Subject:Zoning By-Law Amendment Application Z95032

Proposed Modification to Zoning By-law 750-1998

Aspen Ridge Homes (Markham Gardens) Inc.

18 Rosebank Drive, at Markham Road

Block 3, Registered Plan 66M-2300

Malvern Community

Scarborough Malvern

Purpose:

This report presents recommendations with respect to the applicant's request for City Council's support for the Ontario Municipal Board to modify and approve the recently enacted zoning by-law amendment as it pertains to the lands located on the east side of Markham Road, between Rosebank Drive, Orchid Place Drive and Parkborough Boulevard, as shown on the adjacent map.

Financial Implications:

None.

Recommendations:

It is recommended that City Council direct:

(a)the City Clerk, to issue Notice of the pending Ontario Municipal Board Hearing of By-law 750-1998 to all persons who have been notified of passing of the by-law, with provision for the Board's consideration of Multiple Family (Townhouse) Residential (MF) Zone on Block 3, Registered Plan 66M-2300, including Performance Standard 405; and

(b)the City Solicitor and appropriate staff to support the proposed modification at the Hearing.

Comments:

In October, 1998, Council enacted a zoning by-law amendment to permit apartments on the subject site and on a block at the south-west corner of Sheppard and Progress Avenues. The implementing By-law 750-1998 was appealed by a resident of an apartment building on the north side of Sheppard Avenue, and is awaiting a hearing at the Ontario Municipal Board. No date has yet been set. The proposed modification would allow townhouses in addition to apartments as permitted uses on the subject site.

The subject block together with other lands on the east side of Markham Road, between Sheppard Avenue and Milner Avenue, with the exception of two service stations properties, are designated High Density Residential permitting townhouses and apartments at a net density of 150 units per hectare (60 units per acre) to a maximum of 1600 residential units. To date, 300 townhouses have been constructed at the north-west and south-west corners of Progress Avenue and Rosebank Drive (Blocks 5 and 6). These developments registered as two condominiums, are now occupied. An additional 154 townhouses are under construction at the south-east corner of Markham Road and Rosebank Drive.

The Council enacted Zoning By-law permits development of 417 apartment units on Block 3. The By-law restricts maximum building height to 12 metres within 30 metres (100 feet) of the streetline of Markham Road and 16 storeys on the balance of the block. A minimum of 1 square metre (10.76square feet) of enclosed recreation space is to be provided per unit. The conceptually approved site plan drawings provide for 417 apartments to be accommodated in three buildings, two of which are 12 storeys high with the third one being 16 storeys high, as shown on Figure 6.

Due to a very favourable market interest in the townhouse accommodation, Aspen Ridge Homes Ltd. would like to broaden the approved zoning to include the permission for multiple-family (townhouse) units. A similar zoning permission already applies to Block 4 which is located on the south side of Rosebank Drive, across from the subject site.

In support of the zoning modification, the applicant has submitted a Site Plan Control application to indicate how a townhouse development could be accommodated on the property (Figure 4). The proposed site organization is based on the provision of 100 townhouses, with an underground garage to accommodate parking for residents and visitors. Six additional visitor parking spaces are provided at grade. The north-east corner of the property is subject to a public easement reserved for the future extension of the Scarborough Rapid Transit line which is proposed to run within the Parkborough Boulevard right-of-way and then turn north-westerly towards the station close to the intersection of Markham Road and Sheppard Avenue. The easement area will be landscaped as no building or permanent structure can be constructed within its boundaries. The landscape architect is preparing the landscape plan which will include the similar treatment to the landscaping approved on the adjacent blocks. Detailed plans are required to enable staff to complete the evaluation of the site plan submission.

The application has been circulated to various technical agencies and the surrounding property owners. None of the comments received to date indicated objections. No response has been received from the public.

The proposed modification is consistent with the Official Plan policies which permit townhouses within the High Density Residential designation applicable to the Aspen Ridge lands. It is also compatible with the City's objectives to promote affordable family oriented housing forms.

Based on the preliminary review of the proposal and its comparison with the similar townhouse projects already built on the neighbouring blocks, staff are of the opinion that the proposed development could be accommodated on the site in accordance with all technical requirements and planning/urban design principles. In effect, the proposed townhouse blocks along the street lines, especially those fronting onto Markham Road, would provide for a continuous building edge along this street, making the streetscape more pedestrian friendly.

The addition of townhouses causes no servicing concerns, and students emanating from the development can be accommodated in the local schools.

The proposed modification has no impact on the density provisions in the applicable Official Plan policies as all blocks within the subdivision have already been zoned, including the maximum number of residential units permitted on any given block. Any zoning by-law changes with respect to density transfer would require Council's approval which includes public consultation process.

The proposed addition of the zoning standard No. 405 requiring the provision of the common enclosed recreation space based on the ratio of 0.3 square metres (3.2 square feet) per townhouse unit is consistent with the zoning standard applicable to the adjacent blocks. In addition, it is proposed that each unit would include basement area which could be used as private recreation amenity area.

Conclusion:

The proposed zoning modification is consistent with the Official Plan policies for the area and will allow for broadening of the available options for housing accommodation. The recently built townhouse condominiums in the vicinity began to form an attractive new neighbourhood. This form of housing seems to be in demand as it is affordable and creates an environment suitable to families and encourages the use of public streets. To be consistent with the existing zoning requirement for enclosed recreation floor area applicable to other townhouse developments within the subdivision, it is recommended that Performance Standard 405 apply to this site.

Contact:

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/