April 23, 1998

To:Scarborough Community Council

From:Lorne Ross, MCIP, RPP.

Commissioner of Planning and Buildings

Subject:PRELIMINARY EVALUATION REPORT

Purpose:

Larry Dekkema, on behalf of Zaph Avenue Holdings Limited, has submitted an application for an amendment to the Highland Creek Zoning By-law and an application for approval of a proposed plan of subdivision.

Recommendations:

It is recommended that The Scarborough Community Council convene a Public Meeting, targeted late in the second quarter of 1998, subject to the applicant submitting an Environmental Impact Study to assess the potential impact the development may have on the stream corridor and Category 1 lands.

Background:

The plan of subdivision provides for the extension of Goldene Way and the creation of 22 lots having lot frontages ranging from 13.5 metres (44 feet) to 15.8 metres (52 feet) and lot areas of approximately 452 square metres (4,865 square feet) to 529 square metres (5,694 square feet) on Goldene Way and two lots fronting onto Zaph Avenue are to be rezoned and are included in the proposed plan.

The Zoning By-law amendment proposes to rezone the ownership for single-family dwellings, permitting one dwelling unit per lot as shown on the Registered Plan, and to rezone Part of Lot 5 having frontage on Zaph Avenue, to permit two single-family dwelling lots to each have a minimum frontage of 15.5 metres (51 feet) on Zaph Avenue and a minimum lot area of 573 square metres (6,168 square feet).

 The lands are located south of Highway 401 west of Zaph Avenue. Amendment No. 988 pending Ministerial approval designates the lands Low Density Residential providing for single-family dwellings on lots having minimum lot areas of 450 square metres (4,844 square feet). 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 lot area of 696 square metres (7,500 square feet). The subject property has a total area of 1.3 hectares (3.2 acres) and originally formed the rear yards of the existing lots having frontage on Zaph Avenue. The surrounding land uses consist of single-family residential to the east and north, open space to the north west and an approved plan of subdivision to the south. Lots 12 and 21 (Figure 2) will be deferred from development to provide temporary access to Zaph Avenue.

Comments:

Potential Benefits

(1)The subject property is to be developed in accordance with the recommendations contained in the Highland Creek Secondary Plan Study adopted by Council on April 15, 1997. As part of that study Council also adopted the recommendations of the Centennial Creek Subwatershed Study to designate the Centennial Creek watercourse as Open Space. The objective was to ensure that development adjacent to the watercourse is sensitive to the natural environment. A number of the proposed lots are adjacent to the area designated as Open Space. The owner has agreed to provide an Environmental Impact Study of these lots to ensure that development on these parcels is sensitive to the natural environment.

(2)Approval of this draft plan of subdivision and amending zoning by-law will allow for the further extension of Goldene Way, thus providing for the creation of single-family lots similar in size to those of the recently approved plan of subdivision on the abutting lands to the south and other existing lots in the vicinity, which have frontages of 12.2 metres (40 feet) and lot areas of 450 square metres (4,843 square feet).

(3)The proposed plan of subdivision provides for a road pattern that is consistent with the Highland Creek Community Tertiary Plan. This plan illustrates how existing roads could be extended and new lots created from the rear yards of existing single-family lots.

(4)The new lots will provide for additional housing stock to the City=s inventory.

(5)The extension of Goldene Way will provide for the development of largely vacant land.

Potential Concerns:

The south west corner of the property is located within the Centennial Creek corridor Category 1 and 2 lands as indicated on Figure 2. Lands in Category 1 are subject to no development. Category 2 represents a buffer between the stream corridor and the development. The applicant will therefore be required to provide an Environmental Impact Study (EIS) in accordance with the Official Plan in order to enable staff to assess any potential impact to the stream corridor that may arise as a result of this development.

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

Functional Lead - Planning

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