October 21, 1998
To:Scarborough Community Council
From:Ted Tyndorf, MCIP, RPP
Director-Community Planning East District
Subject:PRELIMINARY EVALUATION REPORT Zoning By-law Amendment
Application SZ98030 Connie Realty Limited 33 - 39 Andover Crescent Lots 4 and 5, R.P.
M-617 West Hill Community Scarborough Highland Creek
Purpose:
Condeland Engineering Ltd., on behalf of Connie Realty Limited, has applied to amend the
Zoning By-law to permit a 16 lot street townhouse development on Andover Crescent in the
Lawrence Avenue/Galloway Road area. The subject site is currently zoned "Single-Family
Residential" (S).
Recommendation:
That Scarborough Community Council convene a Public Meeting to consider this
application targeted for the second quarter of 1999 with notice of the Public Meeting to be
provided to all assessed persons within 120 metres (400 feet) of the subject property.
Background:
In 1997, Council for the former City of Scarborough enacted a Zoning By-law Amendment
pertaining to this property which reduced the minimum performance standards for
single-family residential development. The minimum lot frontage requirement was reduced
from 15 m (50 feet) to 7.4 m (24 feet), and the minimum lot area requirement decreased
from 696 square metres (7,500 square feet) to 274 square metres (3,000 square feet). The
rezoning provided for the development of 11 single-family residential lots on the subject
lands.
Subsequently, the site was acquired by Connie Realty Ltd., the current owner, which has
experienced market resistance to a single-family project in this location. The owner is
therefore seeking to rezone the subject lands to provide for townhouse development
consistent with the 56 unit condominium townhouse development recently constructed on
the west side of Andover Crescent.
Other land uses in the vicinity of the subject site include a townhouse development to the
immediate south, older single-family homes to the north, and an institutional low-rise
apartment building on the west side of Andover Crescent.
The applicant's proposal consists of two street townhouse blocks each containing 8 units as
shown on Figure 3. The proposed lots have a minimum 4.8 m (16 feet) of frontage on
Andover Crescent and a minimum lot area of 178 square metres (1,920 square feet).
During the review of the 1997 rezoning application, Scarborough Council determined that
the Medium Density Residential Official Plan designation which applied to the townhouse
development on the west side of Andover Crescent also applied to the subject lands. This
designation provides for townhouse and low-rise apartment dwelling units to a maximum
density of 100 units per hectare (40 units per acre). Accordingly, the current application
would conform to the Official Plan.
It is anticipated that the creation of the 16 lots will be accomplished through an application
for Part Lot Control Exemption.
Comments:
Benefits
The proposed development has the potential to create an attractive streetscape on Andover
Crescent and contribute positively to the rejuvenation which is occurring in this area. It will
add to the supply of affordable ownership housing in this neighbourhood and increase the
utilization of existing neighbourhood services and facilities.
Concerns
The narrow frontages being proposed combined with front yard garages will not generate a
desirable streetscape treatment. The applicant has recently provided preliminary elevation
drawings which will be assessed through the review process. The result of the staff review
will be reported in the Recommendation Report on this application.
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
JN/en
