March 19, 1998
To:Scarborough Community Council
From:Lorne Ross, MCIP, RPP.
Commissioner of Planning and Buildings Department
Subject:PRELIMINARY EVALUATION REPORT
Zoning By-law Amendment Application Z97045
Goce Kokarevski
20 Meadowcliffe Drive
Lots 161 & 162, Registered Plan M-440
Cliffcrest Community
Ward 13 - Scarborough Bluffs
Purpose:
The applicant proposes to amend the Zoning By-law for a 15,600 square metres (168,000 square feet) residential property
located on the south side of Meadowcliffe Drive, to permit the development of the land with three single-family dwellings,
each with a minimum frontage of 30 metres (100 feet) and a minimum lot area of 5,057 square metres (54,000 square feet).
A Consent Application (B56/97) to create a third lot, a Site Plan Control Application (S97133), and a Ravine Protection
By-law Application (RB97012) have also been submitted.
Recommendations:
It is recommended that Council refuse the application by Goce Kokarevski (Z97045) to amend the Zoning By-law to
permit the development of the land with three single-family dwellings. There are significant concerns about the viability of
the proposed rezoning that have not been addressed by the applicant. The subject property is within an environmentally
fragile area of the Scarborough bluffs, susceptible to soil erosion. A very large portion of the applicant=s land is within the
Open Space designation and the Open Space zone extends within 76 metres (250 feet) of the top of the bluffs. The By-law
prohibits any buildings within the Open Space zone. The remaining table land will be within approximately 40 to 50 metres
(130 to 164 feet) of the Meadowcliffe street line, necessitating future dwellings to be located close to the street, thus
affecting the character of the area.
Background:
(1)The site is designated Low Density Residential and Open Space in the Official Plan. Part of the land is within the
Environmental Impact Zone.
The land is zoned Single-Family Residential and Major Open Space. The By-law provides for one Single-Family dwelling
per lot as shown on the Registered Plan. Under the present zoning a new home could be built on each of the two existing
lots on the Registered Plan. Minimum frontage and area requirements are not specified in this By-law. Major Open Space
extends within 76 metres (250 feet) of the top of the bluffs.
(2)The site comprises two lots on Registered Plan M-440. The property has a frontage of approximately 102 metres (335
feet) on Meadowcliffe Drive, a lot depth of approximately 216.4 metres (710 feet) on the east side and 229 metres (750
feet) on the west side. The applicant=s survey indicates approximately 40 metres (132 feet) of water frontage on Lake
Ontario. Approximately 35 percent of the site appears to be below the top of bank of the Scarborough Bluffs.
The site is located in a very distinctive and unique Aexecutive style@ community, abutting Lake Ontario and the
Scarborough Bluffs, and is surrounded by single-family homes on large lots overlooking the lake. While the area is
designated Low Density Residential in the Official Plan, the executive nature of this part of the community can cause one
to refer to the City=s policies for executive residential housing where the policies support Aprestige@ accommodations
and enhancement of existing neighbourhoods of this character. A large bungalow is situated in the middle of the lot, set
back approximately 90 metres (300 feet) from Meadowcliffe Drive. The applicant proposes to demolish the bungalow and
build three new houses.
(3)Registered Plan M-440, the original plan of subdivision of this area, generally provided for 30 metre (100 feet) wide
lots. The lots on the south side of Meadowcliffe Drive are very deep and extend to Lake Ontario.
The Consent application proposes to create two 30 metre (100 feet) lots and one 41 metre (135 feet) lot.
(4)The Zoning By-law Amendment and Consent applications were filed in August, 1997, by the applicant, but were
incomplete. The applicant was requested to provide more detailed information showing the location of the proposed
dwellings. Also, because the land is situated within the Environmental Impact Zone, it is under Site Plan Control and the
Ravine Protection By-law would apply to the site. The Ravine Protection By-law and Site Plan Control applications were
subsequently filed by the applicant. However, the applicant did not submit detailed drawings showing the location and
siting of the proposed dwellings and the septic tank areas required to service these dwellings, as was requested. In the
absence of detailed site plan information, it is difficult for staff to fully assess the applications.
The applications have been circulated to Departments and agencies, and comments received have been forwarded to the
applicant. The Toronto Region Conservation Authority requested a geotechnical engineer=s report to confirm that the
proposed development of the subject property is viable. Works and Environment requested that top of bank be staked.
Recreation, Parks and Culture requested an arborist report. The Works and Environment Department report that there are
no existing storm or sanitary sewers on Meadowcliffe Drive. The applicant would need to confirm the feasibility of
servicing the site with septic systems, as this is fundamental to any new development in this area.
(5)In accordance with the Toronto Region Conservation Authority request, the applicant has undertaken a geotechnical
report, prepared by Alston Associates Inc. Authority staff have reviewed the consultant=s report and found the report to be
incomplete and the assumptions made by the consultant do not meet the Authority=s minimum requirements for
development in this area. The Toronto and Region Conservation Authority are not supporting the application under the
present findings of the applicant=s geotechnical survey. The Authority has also indicated that while they have long term
plans for a waterfront trail in this area, and would be interested in hazard lands, there are no plans to acquire tableland.
(6)The applications have generated significant interest in the Community and five letters in opposition to the applications
have been received, expressing concern about potential erosion of the bluffs, removal of trees, and increased density
affecting the character of the area.
Conclusion:
There are significant concerns about the viability of the proposed rezoning that have not been addressed by the applicant.
The subject property is within an environmentally fragile area of the Scarborough bluffs, susceptible to soil erosion. Also,
the proposed development may necessitate removal of mature trees. A very large portion of the applicant=s land is within
the Open Space designation and the Open Space zone extends within 76 metres (250 feet) of the top of the bluffs (Figure
3). The remaining table land will be approximately 40 to 50 metres (130 to 164 feet) from the Meadowcliffe Drive street
line, necessitating future dwellings to be located close to the street, significantly closer than other houses on the street.
The applicant=s geotechnical report does not satisfactorily address the issues and concerns raised by the Toronto and
Region Conservation Authority that the significant environmental concerns can be adequately addressed, and that on-site
septic servicing can be provided.
Contact Name:
Aristotle Christou, Senior Planner
(416) 396-5228
(416) 396-4265 Fax No.
christou@city.scarborough.on.ca
Lorne Ross, MCIP, RPP
Commissioner of Planning and Buildings
ATC/KS/atc
