June 28, 1999

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

Subject:PRELIMINARY EVALUATION REPORT

Official Plan Amendment Application SC-P1999010

Zoning By-law Amendment Application SC-Z1999018

Teblie Enterprises Inc.

2899 Eglinton Avenue East

Parts 1 to 7 and 23 on Plan 66R-16051

Eglinton Community

Scarborough City Centre

Purpose:

This report provides a preliminary evaluation of applications to amend the Official Plan and Zoning By-law to permit a 397 unit residential development on a 1.2 hectare (3 acre) property at the south-west corner of Eglinton Avenue and McCowan Road. The overall density of the project represents a gross floor area of 2.7 times the lot area. The current Official Plan and zoning of this site allow for this intensity of use. This is based on a formula linking construction of residential development to the provision of office space. The number of residential dwelling units is presently capped at 215 units.

Recommendation:

That Scarborough Community Council direct staff to process the applications in the normal manner and convene a Public Meeting to consider these applications targeted for the fourth quarter of 1999, subject to the resolution of the issues/concerns identified in this report. Notice of the Public Meeting is to be provided to all properties within 120 metres (400feet) of the subject property.

Background:

Efforts to introduce residential development on this property date back to 1984 when Heathcliffe Developments sought and obtained an amendment to the Official Plan to designate the subject lands Commercial Mixed Use. Under this designation, High Density Residential Uses could be developed to a maximum density of 150 units per hectare (60 units per acre) in addition to the available permissions for office and commercial uses. Heathcliffe Developments also owned the abutting lands to the south, and between 1985 and 1989 constructed two high-rise apartment buildings each of which is 19 storeys in height and contains 300 apartment units.

In 1989, Reemark McCowan Commercial Ltd. submitted applications to amend the Official Plan and Zoning By-law for the subject lands to permit an increase in residential density from 150 units per hectare (60 units per acre) to 181 units per hectare (73 units per acre) and an increase in the overall permitted gross floor area from 1.9 times the lot area to 2.7 times the lot area. In 1993, the former Scarborough Council enacted Official Plan and Zoning By-law amendments which provided for this increase in density. However, the By-law was tailored to require the provision of a minimum 7965square metres (85,740 square feet) of office development in order to construct the maximum 215 residential units permitted. During this period, the subject lands came into the ownership of Teblie Enterprises Inc.

Commercial Devco Inc., the current applicant, has entered into an Agreement of Purchase and Sale for the acquisition of the subject lands. In substantiating their request for an exclusively residential project, Commercial Devco Inc. submits that the opportunity to develop office uses on the site has existed for over 15 years with no take-up. A primary impediment identified by the applicant is the absence of a direct link to access the site from Highway 401. The absence of a critical mass of office development in the surrounding area is another factor cited by the applicant.

The applicant contemplates a three phase development consisting of a variety of residential products including small apartments, loft units, terraced apartments and townhouses, all in condominium ownership. A preliminary site plan and elevation plan for the Eglinton Avenue frontage are presented in Figures 3 and 4.

Comments:

Potential Benefits

The applicant indicates that they are targeting the first phase of this development at potential purchasers looking for affordable ownership housing. They are hoping to deliver a product which in the current mortgage environment would allow local Scarborough residents to move out of rental apartments and into home ownership with very little, if any, in the way of increased monthly expense. This objective is desirable given the current market impediments hampering the provision of affordable ownership housing.

The mix and variety of housing types proposed by the applicant adds to the appeal and interest of the project as well as providing opportunities to achieve good quality urban design. The applicant advises that they envision a very exciting streetscape for the Eglinton Avenue frontage. Staff share this view and also see potential for a strong corner feature at the intersection of Eglinton Avenue and McCowan Road.

This development, following the recent construction of a Home Depot store at the south-east corner of the intersection, has the potential to contribute substantially to the enhancement of the area and act as a catalyst for the renovation and improvement of the Eglinton Avenue streetscape, particularly to the west of the site.

Potential Concerns

Although the applicant is not seeking an increase in the overall intensity of use currently applying to this property, an increase in the permitted residential density from 181 units per hectare (73 units per acre) to approximately 330 units per hectare (132 units per acre) is being requested. Given this increase in density, a contribution to the City's Capital Revolving Fund for funding future affordable housing projects under the authority of Section 37 of the Planning Act is likely to be required.

Consultation with staff from the Economic Development Division of the Economic Development, Culture and Tourism Department will be required regarding the applicant's request to remove the tie-in between office and residential development.

The applicant is also seeking the elimination of the current indoor recreation requirement of 3 square metres (32 square feet) per dwelling unit. It is the applicant's submission that this area is well-served by indoor and outdoor recreational facilities. Moreover, the elimination of the requirement for providing recreational space on site will aid in the affordability of the project by reducing the cost of providing these facilities and maintaining them. The staff review will focus on the impact of eliminating this space on the needs of future residents. At the same time, the applicant is currently investigating whether arrangements can be made to share the existing recreation facility of the two apartment buildings to the south.

Contact Name:

Ms. Jayne Naiman

Scarborough Civic Centre

Telephone: (416) 396-7040, Fax: (416) 396-4265

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

Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

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