May 12, 1999

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

Subject:PRELIMINARY EVALUATION REPORT

Official Plan Amendment Application SP1999005

Zoning By-law Amendment Application SZ1999008

The T. Eaton Company Limited

Part of Lot 25, Concession 2

City Centre

Scarborough City Centre

Purpose:

This report provides preliminary information regarding applications to redesignate and rezone the subject lands to provide for a mixed use development containing residential, commercial/retail and office uses. Staff also seek authorization to schedule a Community Meeting, and work with the applicant to achieve a high quality site plan which is appropriate for the City Centre.

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, and property owners within 120 metres (400 feet) of the site, in consultation with the local Ward Councillors.

2.Require the applicant to submit the following in support of these applications: Site Plan Control Application, Traffic Impact Study, Wind and Micro-Climate Study and Hydrogeological 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 to provide an attractive addition to the Scarborough City Centre skyline.

4.Target the Public Meeting of Council in the fourth quarter of 1999, subject to the conditions listed above.

Background:

The subject site, comprising 1.79 hectares (4.4 acres) of vacant land, are designated City Centre Uses in the Official Plan which provides for "all land uses appropriate to form a ... regional centre to serve primarily Scarborough..." The site is currently zoned Industrial (M) permitting a variety of industrial and non-industrial uses.

The details of the current permissions and the proposed development are as follows:

Note:

Uuph- represents units per hectareupa- represents units per acre

This proposal consists of 2 high-rise buildings and 2 mid-rise buildings situated on a 2 level podium, as well as some townhouse units which may be built as live/work units. The residential component will be located in the high-rise and mid-rise buildings, while the office and commercial/retail component wiill be contained in the 2 level podium.

Comments:

Benefits

The subject site is located in close proximity to 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. It also provides for a sense of "entry" or "gateway" on a major approach to the City Centre as envisioned by your Plan.

The proposal represents a major step in urbanizing the westerly portion of the City Centre and would provide additional dwelling units to the City's overall housing stock.

Concerns

Site Design

The concept presents the building massing close to the Brimley Road and Progress Avenue streetline to assist in creating a pedestrian friendly street edge. The building massing also achieves a good relationship between the high-rise building form and the lower interior components of the site.

While a positive street edge treatment has been developed, the elevations facing west and south indicate exposed parking garage walls. This aspect of the project design needs to be reviewed more thoroughly to ensure a positive relationship with adjoining properties.

Technical Studies and Services

A traffic impact study is required to assess the effect of this development. The study should address site access and capacity of the nearby street network, in particular, having regard for the Brimley/Progress and Brimley/Triton Gate intersections. The study should also take into account other planned developments in the vicinity, such as the Omni development to the south.

The Design Policies of the City Centre Secondary Plan state "buildings shall be designed to be climatically comfortable." A wind and micro-climate assessment study should be submitted in order to ensure that the proposal creates a positive environment for the future occupants of a high-rise development such as the one proposed.

School capacity and hard services for the proposal also need to be addressed. These issues will be dealt with in the usual manner with the School Board and the Works and Emergency Services Department.

Hydrogeology

The new proposal includes two levels of underground 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 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 constructing a large above grade parking structure.

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". Current zoning permissions in the City Centre for office use exceed current zoning permissions for residential use by approximately 166 870 square metres (1,796,230 square feet). This proposal therefore is in conformity with the City Centre Secondary Plan.

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

VBK/TT/vbk