February 14, 2000

To: Scarborough Community Council

From: Ted Tyndorf

Director of Community Planning, East District

Subject: Zoning By-law Amendment Application SC-Z1998010

Dorset Park Community

Scarborough Wexford

Purpose:

To recommend a Zoning By-law amendment for the property shown on the key map, to permit the construction of a maximum of 400 apartment units contained within two buildings having a height of not more than 16 storeys and the construction of a maximum of 475 square metres of retail convenience and personal service retail.

Financial Implications and Impact Statement:

None.

Recommendations:

It is recommended that City Council:

amend the Employment District By-Law No. 24982 (Ellesmere) and the Dorset Park Community Zoning By-law No. 9508 with respect to part of Block 114, Registered Plan 66M-2330, by deleting the lands from Employment District By-law (Ellesmere) and by adding the subject lands to the Dorset Park Community By-law with the following provisions and zoning standards:

(a) zone the lands Apartment Residential zone "A";

(b) setbacks:

(i) street yard 9.0 metres;

(ii) side yard 12.0 metres;

(iii) flankage side yard 12.0 metres;

(iv) rear yard abutting an "ST" zone 25.0 metres;

(v) rear yard abutting any other zone 7.5 metres;

(c) the maximum number of dwelling units shall be 400;

(d) the maximum building height shall be 16 storeys;

(e) limited retail uses, which shall not include the preparation of food, shall be permitted to a maximum gross floor area of retail 475 square metres. The permitted retail uses are:

(i) retail stores;

(ii) personal service shops;

(f) tenant parking space shall be at the rate of 1.2 spaces per unit;

(g) visitor parking space shall be provided at a rate of 0.2 spaces per unit;

(h) retail uses shall be permitted only on the ground floor;

(i) retail uses shall be set back 180 metres from Mondeo Drive;

(j) the frontage yard of the subject lands shall be deemed to be along Ellesmere Road; and

(k) the zoning standards are intended to apply collectively to the lands notwithstanding their division into two or more parcels.

Background:

Mondeo Developments Limited has been actively working with City staff to develop its plans for the Mondeo Community since Scarborough Community Council dealt with the three separate preliminary evaluation reports in 1998. The reports dealt with low density residential, seniors housing and high-rise apartments.

Since that time Council has approved the low density residential component. This report before Council focuses only on the high-rise component. This high-rise component is for the development of two high-rise apartment buildings fronting on Ellesmere Road east of Birchmount Road. The lands are also subject to Site Plan Control application SC-S19990079 and Consent application B018/00SC which are being actively processed.

The intent of the bylaw shall be to provide for development of 400 dwelling units contained within two buildings having a height not to exceed 16 storeys.

Comments:

To develop a street presence for this development, the proposed front yard setback along Ellesmere Road is proposed to be 9.0 metres (30 feet). To ensure an appropriate separation from the residential townhouse units to the north, the buildings shall have a proposed rear yard setback of 25.0 metres (82 feet). Where there are no townhouse units adjacent to the rear yard, a smaller 7.5 metre (25 feet) setback is proposed. The setback from Mondeo Drive to the east is proposed to be 12.0 metres (40 feet) as will the side yard setback on the west boundary of the site. The west side yard setback is also required to ensure that the preferred location of the access driveway to the commercial site to the west can be accommodated in this side yard area.

Consent application B018/00SC will provide for an easement for driveway access to the adjoining Neighbourhood Commercial property.

The bylaw permits a maximum of 475 square metres (5110 square feet) of ground floor, pedestrian-oriented retail and personal service shops, excluding food preparation with this development. A 180 metres (590 feet) setback from Mondeo Drive is proposed on this commercial component. This setback is required to ensure that the retail is situated in relative proximity to the neighbourhood commercial site to the west.

Staff is currently negotiating with the developer to ensure that an appropriate built form that provides for signature landmark buildings is achieved for the Mondeo community. Review of the site plan is now at a stage that staff is comfortable that the major development issues have been addressed and therefore are recommending that Community Council endorse enactment of the proposed By-law amendment.

Staff are satisfied that servicing and transportation aspects of the project have been adequately addressed. The Site Plan control process is adequate to address any potential matters that may arise during the final evaluation of the application. All Site Plan Control requirements will be incorporated into the final Site Plan Control Agreement and will be registered to ensure that the provisions necessary to implement the desired improvements and development are undertaken.

Conclusions:

The required submissions have been received and reviewed by City Staff. The site plans submitted show a building massing, scale and siting which is complementary to the surrounding community. The by-law will implement the next step in a phased development concept endorsed by Scarborough Council several years ago. Adoption of this By-law amendment is appropriate at this time. Accordingly, staff is recommending that Council endorse the zoning bylaw amendment for these lands.

Contact:

Klaus Lehmann

Planner, Community Planning Division

Scarborough Civic Centre

Telephone: (416) 396-7014

Fax: (416) 396-4265

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

Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District