July 3, 1998

 To:Scarborough Community Council

 From:Lorne Ross, MCIP, RPP.

Commissioner of Planning and Buildings

 Subject:Zoning By-law Amendment Application Z97054

Purpose:

 Larry Dekkema on behalf of Zaph Avenue Holdings Incorporated, 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. The lands are zoned "Single Family Residential". The owner proposes to amend the Zoning By-law to permit the development of twenty-two single-detached dwellings on individual lots.

 Recommendations:

 It is recommended that Council:

(A)amend the Highland Creek Community Zoning By-law, with respect to the lands owned by Zaph Avenue Holdings Incorporated, being Part of Lot 5, Concession 2 and Part of Lots 58 and 59, Registered Plan 2129, by deleting the existing zoning and applicable development standards and replacing them with the following:

 (1)one single-family dwelling per lot as shown on the Registered Plan;

 (2)minimum building setback 3 metres (10 feet) from the street line except that the garage main wall containing the vehicle access shall be set back a minimum of

6 metres (20 feet);

 (3)minimum side yard 0.9 metres (3 feet) from each side;

 (4)an attached garage shall be erected with each dwelling unit;

 (5)chimneys, pilasters, projecting columns, balconies, unenclosed porches and canopies shall not project into any required side yard;

(6)the provisions of Clause VI, Section 16.3 (maximum total floor area per dwelling unit restriction) shall not apply (Exception No. 35);

 (B)authorize any unsubstantive technical, stylistic or format changes to the Zoning By-law as may be required to properly carry out the intent of this resolution;

 (C)Draft Plan of Subdivision:

 recommend the Draft Plan of Subdivision T97016 by Larry Dekkema on behalf o Zaph Avenue Holdings Inc., as shown on Figure 2, subject to the following conditions:

 (1)Plan as stamped "Recommended" this date (Figure 2);

 (2)the owner shall make satisfactory arrangements with the City regarding:

 (2.1)the provisions of all services, easements, payment of Development Charges;

 (2.2)contribution to the City for the cost of street tree planting at $300.00 per lot;

 (2.3)the applicant will be required to pay to the City $40.00 per lot to cover geodetic and aerial surveys;

 (2.4)the applicant will be required to pay to the City $300.00 per installed hydrant for maintenance purposes;

 (2.5)dedication of all streets, 0.3 metre reserves to the City at no charge free and clear of all encumbrances;

 (2.6)the owner will be required to pay 3 percent of the estimated cost of servicing to the City to cover engineering and inspection, as determined by the Commissioner of Works and Emergency Services;

 (2.7)the owner will be required to deed lots 12 and 21 to the City for a temporary road access. These lands will be returned to the applicant when the temporary road access is, in the opinion of the Commissioner of Works and Emergency Services, no longer required;

 (3)the applicant to submit a Stage 2 Stormwater Management Report with the submission of the engineering drawings, implementing stormwater management techniques to the satisfaction of the Commissioner of Works and Emergency Services;

 (4)the applicant will be required to submit an adjacency report with the submission of the engineering drawings, for review and acceptance by the Works and Emergency Services Department, Planning and Buildings Department and the Ward Councillors;

 (5)the owner shall make satisfactory arrangements with the Toronto Public Utilities Commission (Scarborough) regarding the supply of underground electrical, street lighting and water distribution systems for the proposed development;

(6)the owner to pay a 5 percent parkland contribution as cash-in-lieu of land;

 (7)the owner to construct a sidewalk on one side of Goldene Way only and the temporary road access;

 (8)the owner to make satisfactory arrangements with Bell Canada regarding services and required easements;

 (9)development of this subdivision is dependent on the development to the south, (subdivision T93004) for servicing. The construction of this development cannot proceed until such time as the Subdivision Agreement for the development to the south has been signed and fully secured;

 (10)the owner to submit an arborist report prepared by a Certified/Registered Consulting Arborist or Registered Professional Forester. The report to contain information regarding the overall health and condition of the privately owned and City trees and indicate appropriate measures of protecting and/or preserving these trees for approval by the Parks and Recreation Services Department;

 (11)the subject lands are to be zoned in accordance with the proposed development standards prior to the registration of the plan; and

 (12)prior to registration of the plan the owner to receive approval of the Environmental Impact Study from the Toronto and Region Conservation Authority.

 Background:

1.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 m² (4,865 square feet) to 529 m² (5,694 square feet) on Goldene Way, with two of the lots having frontage on Zaph Avenue.

 2.Council considered a Preliminary Evaluation Report for the proposed plan of subdivision on May 13, 1998 and directed staff to convene a public meeting targeted for 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.

 3.The lands are located south of Highway 401 west of Zaph Avenue. Amendment No. 988 pending before the Ontario Municipal Board designates the lands Low Density Residential providing for single-family dwellings on lots having minimum lot areas of 450 m² (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 m² (7,500 square feet). The subject property has a total area of 1.4 ha (3.5 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.

4.A variety of large trees and shrubs exist on the property, unfortunately many are located within the future building envelopes and the proposed road allowance and cannot be saved. An arborist's report will be required to be undertaken by the owner in the hope of identifying and retaining as many of the mature healthy trees as possible. However, the introduction of municipal services in combination with the grading of the site will alter the existing environmental conditions on site. The result of which will be the deterioration of a number of trees in spite of preservation and protective measures. The arborist report is recommended for submission prior to the issuance of a building permit for the development. This will provide staff with the opportunity to assess the feasibility of preserving as much of the existing vegetation as possible.

 Comments:

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 watercourse. The owner had an Environmental Impact Study prepared for this site to ensure that the proposed development is sensitive to the natural environment.

 2.An Environmental Impact Study (EIS) has been prepared for this property. The purpose of the study was to look at the natural features of the site and recommend measures to minimize any potential impact that may result from this development. Staff reviewed the study and with minor revisions are in support of the protective measures proposed. The Toronto and Region Conservation Authority has not yet provided their comments on the EIS. The applicant will therefore be required to obtain their approval prior to registration of the plan of subdivision.

 3.The draft plan of subdivision (Figure 2) proposes the further extension of Goldene Way, which is identified on the Highland Creek Community Tertiary Plan. The Tertiary Plan which was adopted by the former City of Scarborough Council, provides a basis for assessing a rational street pattern and efficient lotting of new lots being created from the rear yards of existing single-family lots. The proposed road allowance for this development will be dedicated to the City of Toronto and constructed to full municipal standards by the developer. Lots 12 and 21 (Figure 2) will be deferred from development to provide temporary access to Zaph Avenue.

 4.The zoning proposed for this development will reflect the same development standards as the approved development to the south. This will allow for complementary development in terms of dwelling siting, mass and height.

 5.The new lots will provide for additional housing stock to the City's inventory.

 6.The extension of Goldene Way will provide for the development of largely vacant land.

 Conclusion

 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 m² (4,843 square feet).

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