Scarlett Gate Developments, 542 Scarlett Road

Supplementary Report - File No. Z-2262

 The Etobicoke Community Council recommends the adoption of the following report (July 22, 1998) from the Commissioner of Urban Development, Etobicoke District:

 Purpose:

 To review revised plans submitted in response to concerns expressed by Staff and the Etobicoke Community Council.

 Funding Sources, Financial Implications and Impact Statement:

 City funding is not required. There are no impacts on capital or operating budgets.

 Recommendation:

 It is recommended that this report be received for information and that the following be added to the Conditions to Approval outlined in the Staff report dated May 27, 1998:

1.(vi)Submission of grading plans to the satisfaction of the Works Department and the Staff Advisory Committee on Development Control.

 Background:

 On June 24, 1998, a public meeting was held to review the plans for a proposed 12 unit freehold townhouse development on the west side of Scarlett Road, north of La Rose Avenue (Exhibit No. 1). During the meeting concerns were expressed by area residents and staff with respect to private rear yard amenity space, a suitable children's play area, walkway connections and the location of parking and service areas. Etobicoke Community Council recommended approval of the townhouse development in principle, subject to the redesign of the project to address site design concerns and confirmation from the applicant that the project will be developed as a condominium.

 Comment:

 The applicant has submitted a revised site plan (Exhibit No. 2) indicating a reduction in the number of units from 12 to 11 and a reconfiguration of the parking, loading and service functions. The original scheme is attached as Exhibit No. 3.

 The applicant has increased the rear yard setback of the westerly block of townhouses from 4.5 m (14.7 ft.) to 7.5 m (23.6 ft.), an increase of 3.0 m (10 ft.), which would be consistent with the standards exhibited by townhouse projects recently approved by Council. This increased setback also improves the relationship of the project with the adjacent residential properties to the west and provides sufficient area to allow for landscape screening of the project. To address the concerns of area residents regarding overlook, the applicant has agreed to restrict the location of windows to the first and second floors of the affected westerly elevation of the project.

 The visitor parking spaces have been relocated away from the street line and are now situated adjacent the northerly lot line with an area available for landscape screening. Although a turn-around area for service vehicles would still be provided within the building setback from Scarlett Road, the surface of the turn around could be treated with decorative landscape materials and separated from the main driveway functions with a rolled curb. A limited area has been provided for landscape screening. The Traffic and Transportation Planning Section of the Works Department has advised that the revised site layout is acceptable from an operational standpoint.

 The applicant has agreed to develop the project as a condominium and is in the process of fulfilling Council's conditions to approval prior to enactment of amending by-law. Outstanding items include confirmation from the Works Department that the environmental information as submitted is satisfactory and the execution of a Development Agreement. Urban Development staff request that grading plans submitted in connection with the execution of the Agreement be subject to review by the Staff Advisory Committee on Development Control. Once these conditions have been satisfied, staff will forward the by-law to City Council for adoption.

 Additional details with respect to landscaping, building elevations, fencing, safety and security measures would be required for review during the Site Plan Control process with financial guarantees submitted to ensure compliance with the approved plans.

 Conclusion:

 Staff are of the opinion that the revised site plan provides a functional site layout and recommend that grading plans be submitted to the satisfaction of the Works Department and the Staff Advisory Committee on Development Control prior to the enactment of an amending by-law.

 Contact Name:

 Jacquelyn Daley, Planner, Development and Design

Tel: (416) 394-8229; Fax: (416) 394-6063

 (Copies of Exhibit Nos. 1-3, referred to in the foregoing report were forwarded to all Members of Council with the agenda of the Etobicoke Community Council meeting of July 22, 1998, and copies thereof are on file in the office of the City Clerk.)