February 4, 1998

To: Scarborough Community Council

From: Lorne Ross, MCIP, RPP.

Commissioner of Planning and Buildings

Subject: PRELIMINARY EVALUATION REPORT

North East Corner of Markham Road and Ormerod St.

Lots 13, 15 and 17, Registered Plan 217

Malvern Community

Scarborough Malvern

Purpose:

Stephen Bernatt on behalf of 1130260 Ontario Ltd. has submitted an application to rezone

0.2 hectares ( 0.5 acres) from "Agricultural-Residential Uses" to "Multiple -Family Residential (MF)" in order to permit the development of 11 townhouse units having frontages of approximately 5.2 metres (17 feet) and areas of approximately 105 square metres (1130 square feet).

Recommendations:

That the Scarborough Community Council convene a Public Meeting to consider this application, targeted for the second quarter of 1998, subject to:

(a) the applicant submitting a noise impact report which addresses the noise impact from Markham Road and the projected noise impact from the future light rapid transit line;

(b) the applicant demonstrating an appropriate massing and layout of the buildings that contribute to a positive design image along Markham Road, mitigates the noise impact from the elevated transit line on the outdoor amenity areas in the interior of the project, and

responds to the visual impact of the proposed Rapid Transit line; and

(c) staff conducting a community information meeting, in conjunction with the Ward Councillors, with the meeting targeted for March 1998.

Background:

The site has been used until recently for parking and storage in conjunction with a garden centre on the abutting property to the north. Surrounding uses include a vacant site to the south, high rise apartments on Sheppard Avenue, single detached residences to the east on Ormerod Street, a small cemetery to the north of the former garden centre and a low rise office building. To the north and east of these uses are a mixture of single, semi-detached and street townhouse dwellings.

The lands are designated Medium Density Residential which provides for a variety of dwelling unit types including townhouses, low rise apartments and other such projects to a maximum height of four storeys and a maximum net density of 100 units per hectare (40 units per acre). In addition, single and semi-detached dwelling unit forms may also be permitted. The present proposal complies with these provisions.

The site is not subject to site plan control.

Comments:

Potential Benefits

The proposed development would provide a suitable transition in height and density between the High Density Residential uses provided for between Sheppard Avenue and Ormerod Street and the Low Density Residential uses provided for to the north and north-east of the site.

The development would be compatible with the narrow lot single detached housing immediately to the east of the site. The design concept has the potential for creating attractive streetscapes with units fronting on both Markham Road and Ormerod Street.

Potential Concerns

The future light rapid transit line is proposed to be extended in close proximity to the south west corner of the site. This would impact on the future occupants of the proposed development from both a visual and a noise impact perspective. The applicant should submit a noise impact report as the results of the report may have an impact on the orientation of the proposed units and the overall layout of the proposal.

The development concept submitted by the applicant schematically indicates the proposed unit layout, access and open space components of the development. Further review of these aspects of the development is required to ensure the site can function efficiently. In addition, a high level of urban design is required in order to ensure that an attractive streetscape is provided along the Markham Road frontage, similar in quality to recent developments such as at Port Union and Lawrence, Birchmount and Ellesmere and Harmony Village at Sheppard and Meadowvale.

These issues can be addressed through the imposition of appropriate conditions of the development=s approval.

Contact Name:

David Beasley

Principal Planner

Telephone: (416)396-7026

Facsimile: (416)396-4265

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

Lorne Ross, MCIP, RPP

Commissioner of Planning and Buildings

DB/mk