February 27, 1998
To: Scarborough Community Council
From: Lorne Ross, MCIP, RPP
Commissioner of Planning and Buildings
Subject: PRELIMINARY EVALUATION REPORT
Zoning By-law Amendment Application SZ98002
M., M., and P. Diciero
4 Lochleven Drive
Part of Block P, R.P. 1834
Scarborough Village Community
Scarborough Bluffs
Purpose:
The applicant wishes to demolish the exiting dwelling on the subject property, which has 15 metres (50 feet) of frontage on Lochleven Drive and a lot area of 725 m5 (7,800 square feet), and construct two new semi-detached dwellings, each with 7.6 metres (25 feet) of frontage on Lochleven Drive and minimum lot areas of 362 m5 (3,900 square feet). In order to faciltiate this proposal, an application to amend the Zoning By-Law from "Highway Commercial" Uses (HC) to "Two-Family Residential" (T) Zone has been submitted.
An associated Consent application (SB2/98) to create the two parcels is undergoing technical review.
Recommendations:
That the Scarborough Community Council target a Public Meeting to consider this application prior to the summer recess.
Background:
The property is presently designated Medium Density Residential, permitting a maximum density of 40 units per hectare (16 units per acre), however, the current "Highway Commercial" Uses (HC) zoning would permit a range of inappropriate and incompatible commercial uses.
Comments:
Potential Benefits
1. This proposal would implement the Official Plan policies for this property, which are intended to encourage the redevelopment of older commercial properties (typically used car sales lots) to a more appropriate land use and built form. This proposal would introduce new housing stock, at an appropriate scale to provide a transition from the predominantly single-family neighbourhood to the north to more intensive built forms as one approaches Kingston Road, as well as reflect the built townhouse form of development on the east side of the street.
2. The area topography is such that the subject land is situated at the "high point" on Lochleven Drive. This application represent an opportunity to examine existing grading on the subject and abutting properties, which has resulted in storm water run-off and retaining wall problems. Grading is an issue which will be examined further through the associated Consent process. There are no trees of any significance on the subject property.
3. This property is within the Kingston Road Study area. This proposal would result in the similar level of quality redevelopment providing a transition between the established low-density neighbourhood and the more active Kingston Road domain, such as the "The Classics at Guildwood" at Kingston Road and Cromwell Road, and 50 Markham Road.
The properties at 3370 and 3392 Kingston Road have redeveloped as cooperative apartments. The property at 3406 Kingston Road contains a small, one storey commercial building, and 2 Lochleven Drive contains a single-family dwelling. Planning staff are of the opinion that this proposal would not prejudice the opportunity to redevelop either of these two properties.
Potential Concerns
Contact Name:
Randal Dickie, MCIP, RPP, Senior Planner
Phone: 396-4250
Fax: 396-4265
dickie@city.scarborough.on.ca
Lorne Ross, MCIP, RPP
Commissioner of Planning and Buildings
RJD/KS/rjd
