March 9, 1998
To: Scarborough Community Council
From: Lorne Ross, MCIP, RPP
Commissioner of Planning and Buildings
Subject: PRELIMINARY EVALUATION REPORT
Zoning By-law Amendment Application SZ98007
Trustees of St. Stephen's Presbyterian Church
3817 Lawrence Avenue East
Lot 9, R.P. 3356
Woburn Community
Scarborough Highland Creek
Purpose:
The Trustees are proposing to sever the southerly most 1 336 m5 (14,400 square feet) of the existing Place of Worship property, and create three separate single-family dwelling lots with frontage on Shoredale Drive. This portion of the property has not been developed, and remains primarily grassed to this day. To facilitate this proposal, the land to be severed must be rezoned from "Place of Worship" (PW) to "Single-Family Dwelling" (S).
An associated Consent application (SB12/98) to create the three parcels is undergoing technical review.
Recommendations:
That the Scarborough Community Council target a Public Meeting to consider this application prior to the summer recess, subject to:
1. The application being amended to address setback and parking requirements on the retained parcel (the Place of Worship fronting onto Lawrence Avenue).
2. The lotting configuration being modified to create three lots with consistent frontages on Shoredale Drive.
Background:
The portion of the property with frontage on Lawrence Avenue is presently designated Place of Worship, with the interior portion being designated Low Density Residential Uses at a maximum density of 37 units per hectare (15 units per acre).
Comments:
Potential Benefits
1. The portion to be severed is presently a vacant, grassed area. This proposal is a terrific opportunity to implement the policies of the Official Plan, by creating additional housing stock reflective of the existing neighbourhood character, and providing "closure" between the single-family community on Shoredale Drive and the more active Lawrence Avenue. It is anticipated that the development standards applicable to other Single-Family Dwellings on Shoredale Drive will be applied to these proposed lots.
Potential Concerns
1. The three proposed lots have frontages of 16 m (52 feet), 11.7 m (38.5 feet), and 12.7 m (41.5 feet). However, the general character of Shoredale Drive to the south and east is that of two storey, two car garage single-family dwellings on 15 m (50 feet) of frontage. Abutting to the east of the subject property is an apartment building. Planning staff have already discussed with the applicant, modifying the plan to provide more consistent lot frontages. It is possible to create three similarly sized parcels each with 13.4 m (44 feet) of frontage, as indicated on Figure 4. It is recommended that this lotting pattern be utilized, to better match the existing the neighbourhood character. This would require some modification to the proposed house designs to ensure compliance with the typical development standards of the neighbourhood.
2. It appears that the remnant Place of Worship does not comply with the present Zoning By-law requirements concerning the number of parking spaces and the side yard setback. The Trustees have indicated that they have undertaken a parking count, and can verify that the existing number of parking spaces is adequate. The current side yard setback requirement is one-half the height of the building, and does not reflect the existing height of the Place of Worship. It would be appropriate to consider amending the Zoning By-law for the remnant parcel at this time, to ensure that the existing Place of Worship complies with the Zoning By-law.
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
