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January 29, 1998
To: Scarborough Community Council
From: Lorne Ross, MCIP, RPP.
Commissioner of Planning and Buildings
Subject: PRELIMINARY EVALUATION REPORT
Zoning By-law Amendment Application Z97049
Fred Schaeffer on behalf of Green Desk Developments Inc.
Claresholme Drive
Block 23, R.P. 66M-2276
Highland Creek Community
Scarborough Highland Creek
Purpose:
Fred Schaeffer on behalf of Green Desk Developments Inc. has submitted rezoning and consent applications to facilitate the development of two single family lots. The rezoning application proposes to amend the Highland Creek Zoning By-law by reducing:
- the minimum lot area from 696 m5 (7,500 square feet) to 500 m5 (5,382 square feet);
- the minimum front yard building setback from 6 metres (20 feet) to 4 metres (13 feet); and
- the minimum rear yard building setback from 7.5 metres (25 feet) to 3 metres (9.8 feet).
Approval of the application would provide for the development of two wide shallow lots.
Recommendation:
That Council refuse the rezoning application (Z97049) by Fred Schaeffer, on behalf of Green Desk Developments Inc. with respect to Block 23, Registered Plan 66M-2276 as approval of this application will prohibit the opportunity for future development of these lands in conjunction with the abutting lands to the north.
Background:
The lands are located on the north side of Claresholme Drive, west of Meadowvale Road. Amendment No. 988 pending Ministerial approval designates the lands Low Density Residential providing for single-detached dwellings. The current zoning for the property permits one
single-family dwelling per parcel of land with a minimum of 15 metres (50 feet) frontage on a public street and a minimum area of 696 m5 (7,500 square feet). The land is a vacant remnant parcel from a registered plan of subdivision registered on May 12, 1994. This parcel was included as a Block within the plan with the intent that the block would eventually be developed in conjunction with abutting lands to the north as the area of this block was seen as insufficient to permit the creation of lots that would be consistent with the existing lots in the vicinity as well as the lots within the proposed plan of subdivision. The subdivision agreement which included these lands notes that the lands are to be deferred for their future development with the abutting lands to the north. The development of Block 23 in combination with lands to the north would provide for the creation of four lots consistent in depth and area with existing lots.
Comments:
The applicant has also submitted an application for consent (B62/97) in conjunction with this application to permit the land to be severed into two lots. The consent has been appealed to the Ontario Municipal Board on the basis that the municipality has not made a decision on the application within 60 days of its receipt. The proposed division would result in the creation of lots having front and rear yard setbacks that are not consistent with existing lots, within both the immediate neighbourhood and the wider community. For the most part, lots within the Highland Creek Community have a front yard setback of 6 metres (20 feet) with a minimum rear yard setback of 7.5 metres (25 feet). These setbacks provide separation for the residents from street activities, together with providing a rear yard amenity area for outside activities.
While the proposed lots have lot areas that are consistent with existing lots in the vicinity, the orientation of the property to Claresholme Drive will result in the creation of two lots each having a depth of 15.8 metres (52 feet). There are no existing lots of this depth in the Highland Creek Community. Lots in the vicinity range in depth from 31 metres (103 feet) to 61 metres (200 feet). Lots within the plan of subdivision from which this parcel was a remnant have depths that range from 33 metres (108 feet) to 36 metres (118 feet). Council recently approved an infill development to the west of the subject lands. The lots within that development range in depth from
30.9 metres (101 feet) to 50 metres (164 feet), providing for the creation of lots that are consistent and compatible in depth with existing lots in the vicinity.
The development of the subject lands as proposed will prohibit the opportunity for future development in conjunction with the abutting lands to the north. The depth of this parcel is insufficient to provide for the creation of lots that are consistent with the existing lots in the community or the abutting plan of subdivision from which this is a remnant parcel.
Contact Name:
Theo Lawrence, Planner
Phone: (416) 396-7038
Fax: (416) 396-4265
E-Mail: lawren_t@city.scarborough.on.ca
Lorne Ross, MCIP, RPP
Commissioner of Planning and Buildings
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