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STAFF REPORT

October 20, 1999

To: Scarborough Community Council

From: Ted Tyndorf

Director of Community Planning, East District

Subject: PRELIMINARY EVALUATION REPORT

Official Plan Amendment Application SC-P19990017

Zoning By-Law Amendment Application SC-Z19990034

Bahadur Premji

960 Markham Road

Part of Block E, Registered Plan M-1020

Woburn Community

Scarborough Highland Creek

Purpose:

This report requests approval to schedule a public meeting of Council regarding amendments to the Official Plan and Zoning By-Law. The owner of the subject property and the existing fifteen-storey apartment building, proposes conversion of space on the ground floor, previously used for a Day Nursery facility, into ten apartment units. The applicant has submitted Official Plan and Zoning By-Law amendment applications to permit the additional units.

Financial Implications and Impact Statement:

None.

Recommendations:

It is recommended that:

(1) Scarborough Community Council convene a Public Meeting, targeted for the first quarter of 2000, subject to:

a) staff convening a Community Information Meeting, in consultation with the Ward Councillors; and

b) staff providing Notice of said meeting to all properties within 120 metres (400 feet) of the subject property.

Background:

The property comprises 1.15 hectares (2.84 acres) of land containing a fifteen-storey apartment building with 171 units and 16 611 square metres (178,800 square feet) of gross floor area.

Immediately abutting the site to the south is a Hydro Corridor and single-family residential dwellings are located to the east and west. To the north at 555 Brimorton Drive is another fifteen-storey apartment building, which was originally developed in conjunction with the subject property. These properties were severed in 1990 but continue to share an underground parking structure with assigned parking spaces for each building.

There are three existing residential suites, an office, utilities rooms and the vacant space formerly used as a Day Nursery on the ground floor of the building. The proposal is convert this vacant space into ten additional residential units as follows:

1. seven bachelor suites with gross floor area ranging from 30 square metres (330 square feet) to 38 square metres (415 square feet); and

2. three 1-bedroom suites with gross floor area ranging from 40 square metres (435 square feet) to 48 square metres (520 square feet).

The subject property has 268 parking spaces comprised of 123 underground and 145 surface parking spaces.

Official Plan and Zoning:

The Official Plan designates the subject lands High Density Residential OR Medium Density Residential. The High Density Residential designation under which the site is developed, permits townhouse and apartment development to a maximum net density of 150 units per hectare (60 units per acre).

The Woburn Community Zoning By-Law zones these lands Apartment Residential OR Multiple-Family Residential. The Apartment Residential zone permits apartment buildings subject to certain performance standards.

Planning Status:

In accordance with the density provisions of the Official Plan, a maximum of 172 units would be permitted on this site. With the addition of ten more units resulting in a total of 181 units on this site, the subject proposal would require an amendment to the Official Plan to permit a net density of 158 units per hectare (64 units per acre).

In addition, in order to permit the subject proposal, some performance standards in the Zoning By-Law applicable to this property will need to be amended as follows:

a) One suite (individual dwelling unit) per 63 square of lot area metres instead of the 67 square metres now required;

b) Minimum gross floor area (inside dimensions) for suites as follows:

Bachelor 30 square metres instead of the 37 square metres now required

1-Bedroom 40 square metres instead of the 48 square metres now required;

c) Maximum 60% of ground floor or first floor area to be utilized for dwelling units instead of the 50% now permitted; and

d) No recreation room be required instead of the requisite 164 square metres (1,765 square feet) recreation room, in keeping with the requirement for provision of a recreation room having a minimum area of 46 square metres plus 0.9 square metres for every suite in excess of 50.

Comments:

The subject proposal would add seven bachelor and three one-bedroom units but would not alter the existing external features of the building. The site presently contains sufficient parking to accommodate the additional units proposed. However, the impacts of additional density on this site need to be assessed.

The By-Law provisions dealing with minimum unit sizes reflect the development standards dictated by market conditions at the time the building was constructed. It will be necessary to address the impacts of changes to these provisions as well as the proposed deletion of the requirement for a recreation room. In this regard, we can gain some insight from the tenants of the building and from the neighbouring community.

The proposed increase of ten apartment units on this site would require the usual 5% cash-in-lieu of parkland dedication and the City may levy charges to pay for new services and infrastructure under the Development Charges Act.

Conclusions:

In light of the foregoing, it is proposed that a Community Information Meeting be held to assess

any community concerns with this proposal.

Contact:

Errol Chapman

Planner, Community Planning Division

Scarborough Civic Centre

Telephone: (416) 396-4250

Facsimile: (416) 396-4265

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

Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

ERC/EW

 

   
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