June 25, 1998

 To:Scarborough Community Council

 From:Lorne Ross

Commissioner of Planning and Buildings

 Subject:Official Plan Amendment P97025

Zoning By-law Amendment Z97063

Saul Goldberg

2815 Kingston Road

Part of Lots 7, 8, 9 & 10, Registered Plan M-475

Cliffcrest Community

Scarborough Bluffs

  Purpose:

 This report presents recommendations to amend the Cliffcrest Community Secondary Plan and the Cliffcrest Community Zoning By-law, for the lands located at the south-west corner of Kingston Road and Eastville Avenue as shown on Figure 1, to accommodate a three storey building with commercial units at the street level and 16 residential units on the second and third floors.

 The Official Plan Amendment proposes to change the existing Highway Commercial designation to Commercial Mixed Use. The Zoning By-law Amendment proposes to change the zoning from 'Highway Commercial' to 'Neighbourhood Commercial' with an exception to permit residential dwelling units.

 Recommendations:

 It is recommended that Council:

 A.Official Plan

amend the Cliffcrest Community Secondary Plan, with respect to the property located on the south-west corner of Kingston Road and Eastville Avenue, known municipally as 2815 Kingston Road, being Part of Lots 7, 8, 9 & 10, Registered Plan M-475, as shown on Figure 1 as follows:

 1.Remove the Highway Commercial designation and replace it with a Commercial Mixed Use designation.

 2.Add the following Numbered Policy:

 Southwest Corner of Kingston Road and Eastville Avenue

The Commercial Mixed Use designation shall permit a maximum of 87 residential units per hectare and a maximum overall density of 1.9 times the lot area. Retail Commercial uses are provided for as a Primary Use.

 B.Zoning By-law

That Council amend the Cliffcrest Community Zoning By-law Number 25265 as amended with respect to the property located on the south-west corner of Kingston Road and Eastville Avenue, known municipally as 2815 Kingston Road, being Part of Lots 7, 8, 9 & 10, Registered Plan M-475, as shown on Figure 1 as follows:

 1.Remove the 'Highway Commercial' zoning and replace it with a 'Neighbourhood Commercial' zoning.

 2.Add the following development standards:

 -Gross floor area for commercial shall not exceed 1 205 m² (12,970 square feet) and must be contained entirely on the ground floor.

 -Total gross floor area shall not exceed 3 505 m² (37,730 square feet).

 -Maximum 16 residential units.

 -Minimum 1.2 parking spaces per residential unit.

 -Maximum height of 3 storeys.

-Minimum south side yard setback 5 m (16 feet).

 -Exempt this property from the requirement for a 1.5 m landscape strip abutting the adjacent single family residential

 3.Add an exception to permit dwelling units and prohibit Automobile Service Stations.

 C.That Council authorize such unsubstantive technical, stylistic or format changes to the Official Plan and Zoning By-law amendments as may be required to properly carry out the intent of this resolution.

  Background:

 The site has a lot area approximately 1 915 m² (20,613 square feet) with a Kingston Road frontage of approximately 52 m (170 feet) and an Eastville Avenue frontage of approximately 37 m (121 feet). The property is currently vacant and was used as overflow parking during the recent redevelopment of the Canadian Tire store to the north. Prior to this, the site was occupied by the White Star Motel until its demolition in 1996.

 The applicant is proposing to develop the site with a mainstreet style three storey building with approximately 1 110 m² (11,950 square feet) of commercial space at the street level and 16 residential units on the second and third floor (Figure 2). All residential units are two storeys in height with the living room, dining room and kitchen on the second floor and either two or three bedrooms and a private outdoor courtyard on the third floor. A total of 57 parking spaces are provided below the building and are accessible directly at grade from Eastville Avenue as both Eastville Avenue and the site drop about a storey in grade through the depth of the property.

 The lands are subject to Site Plan Control and a Site Plan Control Application (S98029) has been submitted in conjunction with the Official Plan and Zoning By-law amendment applications.

 The property at the south-east corner of Kingston Road and Eastville Avenue contains an existing two storey building which has recently been redesignated to Commercial Mixed Use to accommodate residential units on the second floor. The Zoning, which was already 'Neighbourhood Commercial', was modified to allow dwelling units.

 The property to the west is designated and zoned 'Highway Commercial' and contains a Mister Transmission outlet and a Kentucky Fried Chicken restaurant. To the north is the recently redeveloped Canadian Tire store which is also designated and zoned 'Highway Commercial'. Directly south of the property is an approximately 4.6 m (15 foot) wide City owned right of way which is grassed and contains a sanitary sewer line. South of this right of way are single family dwellings.

 A Preliminary Evaluation Report was before Scarborough Community Council on February 18, 1998 at which time it directed staff to convene a Community Information Meeting and to bring these applications back to Scarborough Community Council during the second quarter of 1998 for the Public Meeting under the Planning Act.

 Comments:

1.The Community Information Meeting was held on April 8, 1998 and was attended by Councillors Altobello and Ashton, City staff and approximately ten members of the community. The community response was generally positive but some issues were raised. Subsequently, those who attended the first meeting were invited to attend two more meetings to address these specific issues. Two community members attended the second meeting and one neighbour was in attendance at the final meeting.

 2.In response to concerns raised at the community meetings, the architect has; modified the facade treatment to break up the massing of the building (Figures 3, 4 and 5), removed the third floor rear balconies and all the balconies on the front of the building and provided a balance of two and three bedroom units thus increasing the size of the private residential courtyards.

 3.On March 23, 1998, a letter was received from Mr. Kevin Brillinger, the owner of the property at 2803 Kingston Road expressing concerns regarding visibility of, and access to, Mister Transmission which is located on his property. He also expressed concerns regarding traffic, parking and the removal of the setbacks required by the current 'Highway Commercial' zoning. Mr. Brillinger was informed that this proposal meets the City's parking standards and is in keeping with the form of redevelopment recommended for this area in the Kingston Road Study. He was invited to attend all three community meetings but did not appear at any.

 4.The applicant has agreed to be financially responsible for an ornamental trellis to be constructed on the parkette at the apex of the Canadian Tire property, directly to the north. This trellis was originally proposed by the Landscape Architect for the Canadian Tire site but was not able to be included as part of the final site plan.

 5.The application was circulated to various technical review agencies, none of which expressed concern for the proposed mixed use development. The former Metropolitan Toronto Transportation Department requested an approximate 1.2 m (5 foot) road widening and an adjustment to the building and parking south of this new property line. Boulevard landscaping in keeping with Metro standards was also requested. The development has been modified to meet these requirements.

 6.In order to meet the parking standards, the applicant is unable to provide the standard 1.5 m (5 foot) wide landscape strip required when Commercial abuts Single Family Residential uses. Instead the applicant has agreed to provide landscaping on the 4.6 m (15 foot) wide City owned right of way, and a wooden fence along the south side of this right of way (Figure 2). Both the neighbours directly to the south and the Works and Environment Department are prepared to accept this arrangement.

 Conclusions:

 This proposal takes a property that has a been a neighbourhood concern for years and provides a development which will be a strong asset to the community. In keeping with the vision, endorced by Scarborough City Council through the Kingston Road Study, this proposal will continue the efforts to revitalize this area through the strengthening of its mainstreet character. The development will result in new business and residential opportunities within the Kingston Road/St. Clair Avenue node while remaining in keeping with the scale and character desired for this community.

 Contact Names:

 Peter Swinton, Acting Senior PlannerJayne Naiman, Senior Planner

Phone: (416) 396-7025Phone: (416) 396-7040

Fax: (416) 396-4265Fax: (416) 396-4265

E-Mail: swinton@city.scarborough.on.caE-Mail: naiman@city.scarborough.on.ca

Lorne Ross, MCIP, RPP

Commissioner of Planning and Buildings