April 20, 1998

To:Scarborough Community Council

From:Lorne Ross, MCIP, RPP

Commissioner of Planning and Buildings

 Subject:PRELIMINARY EVALUATION REPORT

Official Plan Amendment Application P98007

Zoning By-law Amendment Application Z98008

1600 Pacific Place, et al

4200 Kingston Road

Part of Lot 13, Concession D

West Hill Community

Ward 16 - Scarborough Highland Creek

Purpose:

The applications are seeking to amend the Official Plan and the West Hill Community Zoning By-Law to permit the development of this vacant property with 20 condominium townhouses. The applications are seeking to delete the existing High Density Residential designation in the Official Plan, replacing it with a Medium Density Residential designation, and to rezone the property from Apartment Residential Zone (A) to Multiple-Family Residential Zone (M).

Recommendations:

It is recommended thatThe Scarborough Community Council convene a Public Meeting to consider these applications, targeted for the fourth quarter of 1998, subject to the following:

(1)the applicant submitting a formal Site Plan Control application for the proposed development which addresses the concerns raised in this report;

(2)staff, in consultation with the Ward Councillors, conducting a Community Information Meeting in mid-June to discuss the proposal with the surrounding community;

(3)staff providing notice for the Public Meeting to all owners within 120 metres (400 feet) of the property and to all attendees of the Community Information Meeting; and

(4)staff being directed to investigate the possibility of consolidating the subject property with the immediate property to the east and to incorporate this abutting property into the proposed Official Plan and Zoning By-Law Amendments.

Background:

The property under application has an area of 0.32 hectares (0.8 acres) and is presently vacant and fenced. The property is abutted to the west by a commercial property, to the east by two vacant properties and to the north by single and semi-detached housing. A mix of retail commercial uses front the south side of Kingston Road.

While a formal Site Plan Control application has not been submitted, the applicant has filed a preliminary concept plan as illustrated on Figure 2. This concept plan proposes to develop the property with two linear blocks of three-storey condominium townhouses. Each block would contain 10 units. Resident parking would be provided below grade, with 8 at-grade spaces provided for visitor parking. The applicant advises that a Site Plan Control application will be submitted should the current applications be positively received by Scarborough Community Council.

Residential uses were first provided on the property in 1970 to recognize a proposed nursing home which was never constructed. In 1988, a site plan for a 9-storey, 48 unit apartment building was approved, but again not constructed. In 1990, Glenellen Homes Limited submitted applications to develop the property with a 10-storey apartment building containing 105 units, and subsequently appealed these applications to the Ontario Municipal Board. The Board approved Official Plan and By-Law Amendments in August, 1992 providing for a 9-storey, 85 unit apartment building.

The property was never developed and has been on the market for some time. The current applicant apparently has an offer to purchase the property under power of sale.

The previous proposals for apartment development raised significant concern in the surrounding community and heightened the profile of the subject property. As such, it is recommended that staff host a Community Information Meeting to brief the community and seek input regarding this new proposal for townhouses. In consultation with the Ward Councillors, notice for this meeting will be provided to the immediately surrounding residential streets on the north and south side of Kingston Road, as well as to the Guildwood Village Community Association and the Cedar Ridge Neighbourhood Action Group.

The property is presently designated High Density Residential in the Official Plan. While this designation generally provides for townhouse and apartment development, the site specific Board Order implemented in 1992 does not provide for townhouses. As such, an Official Plan Amendment application is required for the current proposal. To ensure greater certainty regarding the development of the property with townhouses, the Plan designation would be amended to Medium Density Residential.

Comments:

Potential Benefits

(1)The proposal should result in the development of a property which has been a long term problem for the surrounding community. It would resolve the land use issue and address a number of the concerns expressed by residents regarding the previous development proposals. It would also replace an unsightly vacant property fronting on a major arterial roadway with a residential development.

(2)The proposal represents a more sensitive building form than that approved by the Ontario Municipal Board. The proposed three-storey townhouses are more sympathetic to the scale of abutting development than would a 9-storey apartment building on this small infill lot.

Potential Concerns

(1)A review of the preliminary concept plan for the proposal indicates there are a number of development issues which must be addressed. For example, significant attention will be required to ensure an appropriate relationship is developed between the proposed townhouses and the low density residential community to the north. In addition, the proposal for 20 units results in the end units being located very close to the north lot line and the provision of relatively small backyard amenity spaces for the individual units. It would therefore be appropriate to examine a reduction in the number of units proposed. Other issues include the location and design of the visitor parking area, potential safety issues regarding the proposed underground parking and the lack of design articulation on the townhouse blocks.

(2)The abutting vacant properties are the only properties in the vicinity which are designated and zoned Highway Commercial. These permissions provide for a wide range of commercial land uses, including vehicle service operations. The potential therefore exists for conflicts between the proposed townhouses and any abutting commercial uses. It would be appropriate for staff to investigate the possibility of consolidating the subject property with the immediate property to the east, and to include this property in the proposed Official Plan and Zoning By-Law Amendments.

Contact Name:

Neil Cresswell, Senior Planner

(416) 396-4927

(416) 396-4265 Fax Number

cresswel@city.scarborough.on.ca

Lorne Ross, MCIP, RPP

Commissioner of Planning and Buildings

NC/KS/nc