STAFF REPORT
November 12, 1999
To: Scarborough Community Council
From: Ted Tyndorf
Director of Community Planning, East District
Subject: PRELIMINARY EVALUATION REPORT
Zoning By-law Amendment Application SC-Z19990040
MSPB Investments Ltd.
3132 Eglinton Avenue East and 22-42 Beachell Street
Part of Block D, Plan 1094 and Part of Lot M, Plan 1098
Scarborough Village Community
Scarborough Bluffs
Purpose:
This report provides a preliminary evaluation of an application by MSPB Investments Ltd. for an amendment to the
Scarborough Village Community Zoning By-law to rezone three parcels of land and to remove an existing Holding
Provision (H) on the majority of the lands. The application would provide for the development of 187 stacked townhouse
units on two blocks of land on this 2.63 hectares (6.51 acres) site.
Financial Implications and Impact Statement:
None
Recommendations:
It is recommended that staff process this application in the normal manner, and that Scarborough Community Council
convene a public meeting, targeted for the first quarter of the new year, subject to:
(1) Staff convening a Community Information Meeting in January 2000 to discuss the development proposal with all
owners within the triangle formed by Eglinton Avenue East, Markham Road and the CNR line.
(2) Staff providing Notice of the said public meeting to all property owners within 120 metres (400 feet) of the subject
property and the attendees of the Community Information Meeting.
Background:
The subject lands are irregular in configuration having approximately 150 metres (490 feet) frontage on Beachell Street and
a lot area of approximately 2.63 hectares (6.51 acres). The site consists of an assembly of nine single-family residential
lots, a triangular shaped parcel of land owned by the City and the northerly portion of the Marvin Starr vehicle dealership
lands. The site is bounded by the Canadian National Railways line to the north, single-family dwellings and the
Scarborough Village Public School on the east side of Beachell Street, the Marvin Starr dealership to the south, and vacant
lands to the west.
The site contains eight dwellings along the Beachell Street frontage with the remaining rear portion of the property being
vacant with shrubs scattered throughout. The dwellings will be demolished to accommodate the proposed development.
The southerly portion of the site is temporarily used for vehicular storage by Marvin Starr.
The lands are designated in the Scarborough Village Community Secondary Plan as Medium Density Residential, which
provides for a variety of dwelling unit types including townhouses and low-rise apartments to a maximum height of four
storeys and a maximum net density of 100 units per hectare (40 units per acre). As illustrated on the attached zoning map,
the majority of the site is zoned Multiple-Family Residential (Holding) - (M)(H), which permits correctional group homes,
day nurseries, group homes, multiple-family dwellings, nursing homes, single-family dwellings and two-family dwellings.
The proposed development complies with the Official Plan designation and the density permissions of the By-law.
The remainder of the lands consist of a Single-Family Residential (S) zoned lot fronting on Beachell Street, the small
Community Commercial (CC) parcel of City-owned land on the west and a parcel of Apartment Residential - Holding
(A)(H) and Community Commercial - Holding (CC)(H) zoned land on the south. The application seeks to rezone these
parcels to Multiple-Family Residential (M), to reflect the zoning on the balance of the site, and to remove the existing
Holding Provision (H) on these lands.
The owner proposes to construct 187 stacked townhouse units on two blocks of land on either side of a proposed new
public road with 262 parking spaces. These units are intended to be condominium in tenure. A proposed new 17 metre (56
foot) wide public road will be constructed as an extension of Luella Street, which generally runs in an east-west direction.
The proposed road will terminate at the westerly end of the development and is intended to continue south to the signalized
intersection of Eglinton Avenue East and Mason Road at such time as the remaining lands fronting Eglinton Avenue East
are redeveloped.
In support of this application, the owner has submitted an application for Consent (SC-B19990067) to divide the property
into four blocks of land, as shown on Figure 4. Blocks 1 and 3 to be severed will accommodate the development of two
residential blocks. Block 2 to be created will be dedicated to the City to accommodate the proposed new road. Block 4, the
parcel to be retained will continue to be used by the Marvin Starr car dealership. A Minor Variance application
(SC-A19990287) has been submitted to address the immediate issues of reducing the building setback from the railway
property and the parking requirement for this townhouse development. An accompanying Site Plan Control application
(SC-S19990092) has been submitted illustrating the proposed location of eight townhouse complexes on Block 1 and one
complex on Block 3, along with the parking for residents and visitors. Extensive landscaping is proposed throughout the
site to enhance the appearance of the development and to provide screening from the railway and commercial uses to the
north and south, respectively.
Concerns:
The property is subject to a Holding Provision (H), which maybe removed by "amending the By-law when Council is
satisfied that servicing capacity is available and that the necessary financially secured agreements between the applicant
and the City have been entered into, to provide for the capacity as well as to provide for the required dedication and/or
reconstruction of roads to support the development". The owner has submitted a stormwater management report to address
the servicing capacity issue for this proposed development and has proposed to dedicate the new road to the City in support
of the removal of the Holding Provision (H). This material is being reviewed by staff.
Another concern relates to the layout of the townhouse complexes, parking and other minor design issues. The applicant is
working with staff to resolve the design issues in order to achieve a quality development on this site
Benefits:
This proposed plan will implement the objective of the Scarborough Village Community Secondary Plan to encourage
development of multiple-family dwellings on this under-utilized site, thereby helping to revitalize the immediate residential
neighbourhood. The new townhouse units will provide additional assessment and housing stock to the City's inventory.
The extension of Luella Street will provide greater development opportunity for the lands to the south with future
extension to Eglinton Avenue East.
Contact:
Euken Lui
Scarborough Civic Centre
Telephone: (416) 396-7015
Fax: (416) 396-4265
E-mail: lui@city.scarborough.on.ca
Ted Tyndorf, MCIP, RPP
Director of Community Planning, East District
