October 19, 1998

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP

Director-Community Planning East District

Subject:PRELIMINARY EVALUATION REPORT

Zoning By-law Amendment Application SZ98031

762294 Ontario Limited

3741 Kingston Road

Pt. Lot 1, R.P. 2425 and Lots 19 & 20, R.P. 3136

Guildwood Community

Scarborough Bluffs

Purpose:

762294 Ontario Ltd., on behalf of the Stephen Washington Foundation and Washington United Church, has applied to amend the Zoning By-law to permit a medium density residential development on a 0.48 hectare (1.2 acre) parcel currently zoned "Highway Commercial." The development consists of four single-family residential lots fronting onto Crestwood Drive with the remaining detached and street townhouse dwellings oriented to Kingston Road.

Financial Implications:

None.

Recommendation:

That Scarborough Community Council convene a Public Meeting to consider this application targeted for the second quarter of 1999. Notice of the Public Meeting is to be provided to all assessed persons within 120 metres (400 feet) of the subject property, the Scarborough Village Community Association and the Guildwood Village Community Association.

Background:

The subject lands consist of a portion of 3741 Kingston Road, which contains the existing manse dwelling, and vacant lands to the east which are in separate ownership. A consent application to sever the portion of 3741 Kingston Road to be incorporated into this development is expected to be filed shortly. The remaining portion of 3741 Kingston Road, shown as Parcel A on Figure 3, will be retained by the adjacent church ownership at 3739 Kingston Road.

In addition to the rezoning application, the applicant has submitted a Site Plan Control application and application for Part Lot Control Exemption for the land severance scheme shown on Figure 3.

The scheme provides for the creation of four freehold lots fronting on and obtaining access from Crestwood Drive. The remainder of the development is also intended as freehold with each lot having frontage on Kingston Road. Access is proposed by means of a single driveway with mutual rights-of-ways provided to all owners.

The proposal conforms to the Official Plan which designates this site Medium Density Residential providing for single, semi and street townhouses to a maximum density of 40 units per hectare (16 units per acre).

A Community Information Meeting on this application is currently being arranged by staff.

Comments:

Benefits

The proposal establishes a potential design treatment which is sensitive to its surroundings and appropriate for its location. Single-family residential lots are being proposed opposite the single-family properties on Crestwood Drive. The Kingston Road frontage provides for a more intensive building mass suitable for its arterial road frontage at a modest height and scale (maximum 3 storeys).

The proposed siting of the dwellings provides for rear garages facilitating the creation of an appealing front facade treatment both on Crestwood Drive and Kingston Road.

This proposal has the potential to further contribute to the rejuvenation of Kingston Road in this area. Across the road from this site at Kingston Road and Saunders Road, the recent redevelopment of a large property has resulted in a new attractive residential enclave. Similarly, an infill development at Markham Road and Kingston Road is currently under construction. These new developments are improving the appeal of Kingston Road and are helping to integrate the street with its surrounding residential neighbourhoods.

Concerns

The Condominium Act has not yet been amended to provide for condominium ownership of streets in a freehold development. While this tenure would perhaps be most desirable for the ownership of the driveway, the applicant is proposing a maintenance arrangement which mirrors the responsibilities and structure of a condominium corporation. The applicant is currently discussing this proposal with the Law Department. The Recommendation Report on this application will address this matter more fully once the proposal has been reviewed by the Law Department.

The creation of the interior lot (Part 5 on Figure 3) would not reflect customary land division practice in the former Scarborough. The proposed lot needs to be assessed in terms of precedent, its relationship to the street (eg. public access, identification of street address, safety) as well as its relationship to the rest of the development.

Contact Name:

Jayne Naiman

Scarborough Civic Centre

Telephone: (416) 396-7040

Fax: (416) 396-4265

E-mail: naiman@city.scarborough.on.ca

Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

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