Official Plan Amendment Application SP1999002

Zoning By-law Amendment Application SZ1999004

Metron Developments Ltd.

Kingston Road and Brinloor Boulevard

Scarborough Village Community

Ward 13 - Scarborough Bluffs

The Scarborough Community Council, after considering the deputations and based on the finding of fact, conclusions and recommendations contained in the report, dated June 10, 1999, from the Director of Community Planning, East District, recommends that the report of the Director of Community Planning, East District, be adopted.

The Scarborough Community Council reports having held a statutory public meeting on July 15, 1999, in accordance with Section 17 and Section 34 of the Planning Act and the regulations thereunder.

The Scarborough Community Council submits the following report (June 10, 1999) from the Director of Community Planning, East District:

Purpose:

This report presents recommendations to amend the Official Plan and Zoning By-law for the vacant property at the southwest corner of the Kingston Road service road and Brinloor Boulevard, to permit the construction of one single-family dwelling, two semi-detached dwellings and 11 street townhouses.

Financial Implications:

None

Recommendations:

It is recommended that City Council:

(A)Official Plan:

amend the Scarborough Village Community Secondary Plan with respect to the southwest corner of the Kingston Road service road and Brinloor Boulevard, to redesignate the land from Low Density Residential (RL) to Medium Density Residential (RM).

(B) Zoning By-law:

amend the Scarborough Village Community Zoning By-law No. 10010, as amended, with respect to the lands at the southwest corner of the Kingston Road service road and Brinloor Boulevard, being Block B and Part of Block C, Registered Plan 4235, as follows:

(1)Permitted use: Multiple-Family Residential (M) Zone;

(2)one dwelling unit per 199 square metres (2,140 square feet) of lot area;

(3)minimum building setback 3 metres (10 feet) from the street lines;

(4)main walls containing the vehicular access to the garage shall be set back not less than 6 metres (20 feet) from all street lines;

(5)minimum side yard set back 600 millimetres (2 feet) from each side;

(6)minimum rear yard set back 7.5 metres (25 feet);

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

(8)maximum building height 11 metres (36 feet);

(9)minimum set back of 1.4 metres from side wall to the street line for buildings erected on corner lots;

(10)the provisions of this By-law shall apply collectively to this property notwithstanding its division into two or more parcels;

(11)delete Exception Number 4; and

(C)Miscellaneous:

authorize such unsubstantive technical, stylistic or format changes to the Official Plan and Zoning By-law Amendments as may be required to properly carry out the intent of this resolution.

Background:

This 0.35 hectare (0.86 acre) property is vacant. To the west of the subject site is a used car lot and the Momiji seniors apartment building. To the south and east are single-family dwellings on lots with 18 metres (60 feet) frontage. On the north side of Kingston Road is Markington Square with commercial uses and apartments and also the Scarborough Village Recreation Complex and the Campbell Farm property.

The land is presently designated Low Density Residential in the Scarborough Village Secondary Plan. This designation provides for detached and semi-detached dwellings only.

Most of the land is zoned Single-Family Residential, which permits Single-Family Dwellings, Group Homes and Correctional Group Homes. The westerly 9.14 metres (30 feet) of the property is zoned Highway Commercial, which permits Automobile Sales, Service and Maintenance Uses excluding auto body repair and/or auto-wrecking yards, Funeral Homes, Fraternal Organisations, Hotels and Motels, Places of Worship, Professional and Business Offices, Recreational Uses, Specialized Commercial Uses and Day Nurseries.

The applicant originally proposed a development comprising 16 street townhouses and one single-family dwelling. Staff have worked with the applicant to reconfigure the proposal to provide for two semi-detached dwellings fronting on Brinloor Boulevard. This has reduced the total number of units from 17 to 16 on this site, providing for a lower density form of housing on Brinloor Boulevard, more in keeping with the single-family character of the remainder of the street.

Comments:

On June 7, 1999, a community information meeting to discuss this proposal was held at the Scarborough Village Recreation Complex. This meeting was attended by Planning staff, the owner's solicitor and architect and 8 local residents. Issues of concern included the total number of units, the proposed building forms and the level of traffic generated by the proposal. The abutting neighbour to the south also expressed concern regarding the impact of the two storey single-family dwelling on the privacy of her property.

The property is within the area of the Kingston Road Study. The Vision for the Future Report identifies this site for residential uses. Both the Layout Plan Options and the Massing Plan Options of the study indicate that block-type housing forms such as townhouses or low-rise apartments would be appropriate for this site.

As illustrated on Figure 2, the applicant proposes to develop eleven street townhouse units fronting on the Kingston Road service road, and two semi-detached dwellings and one single-family dwelling on Brinloor Boulevard immediately abutting the existing singles. The proposal provides for a gradual transition from the predominantly single-family residential neighbourhood to the south, to the more intensively built forms along Kingston Road and will implement the City's objective to encourage the intensification of development along major roads. Staff support this revised proposal.

With respect to the traffic concerns, Transportation staff have reviewed the proposal and are of the opinion that the development will not significantly impact the operation of the service road or lead to substantial vehicular infiltration into the community to the south. The proposed single-family dwelling is compatible with other two storey dwellings in the vicinity and is permitted under the current Zoning by-law.

The applications were circulated to all technical agencies and departments for their comments. There were no concerns raised to the proposed applications and the development of the property.

Conclusions:

The proposed development will provide street-related residential uses on a site that has been vacant for many years. The proposed development would address the street frontage of one of the City's major thoroughfares and provide a link between existing uses. It will also provide for construction employment and additional assessment to the City.

The amendment will also provide for housing stock at an appropriate scale to provide a transition from the predominantly single-family residential neighbourhood to the south, to the more intensively built forms along Kingston Road and will implement the City's objective to encourage the intensification of development along major roads .

Contact Name:

Aristotle Christou

Senior Planner

Telephone: (416) 396-5228

Fax: (416) 396-4265

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

The Scarborough Community Council submits, for the information of City Council, the following communication (June 26, 1999) from Mr. Coleridge Ford:

With respect to the subject proposal we wish to register our objections thereto.

The lands to be developed lies within an area of single family homes and was conveyed by the Executors and Trustees of the estate of James G. Cornell, deceased, by deed dated July 5, 1950 and registered as Scarborough No. 86392 with several covenants as to what type of buildings could be erected thereon.

Scarborough Official Plan and Zoning By-laws designate the residential portion of the lands for single family homes in conformity with the general area including the lands with frontage on the Service Road to the east of the development site.

Caveat emptor applies today as in the past. The developer it is assumed purchased the lands with full knowledge of its density restrictions and legal uses to which it could be put, and is now asking for radical changes to existing regulations.

The proposal calls for 16 housing units, a mixture of a single family unit, two semi-detached, and eleven townhouses on an land area that at best could accommodate 11 housing units after amendments to the Official Plan.

The Metron Developments Ltd. proposal before Council does not call for a minor variance to existing Official Plan and Zoning regulations, and the questions to be raised in this instance are:

(a)is the proposal in conformity with the area.

(b)what would be the impact of the proposal on the residents in the area and on vehicular and pedestrian traffic and also parking on the Service Road and other streets in the immediate area.

(c)is strip rezoning a desired feature for development of residential lands.

We are of the opinion that Council should give consideration to the stable structure and quality of residential areas and By-laws passed for the regulation of land use should not be rescinded for the benefit of a developer, and such measures as it considers desirable and appropriate to improve and maintain the quality of low density residential areas should be adopted.

In conclusion, it is felt that the proposed development is out of character and is not in conformity with the area or the regulations and restrictions established for development of the site. We are also of the opinion that the proposal would have a deteriorating effect on the area and therefore raise our objections thereto.

Mr. Peter Pitino, agent for the applicant, appeared before the Community Council in support of the foregoing recommendations and filed with the Administrator a six-signature petition from area residents in support of the application, a copy of which is on file in the Office of the City Clerk, Scarborough Civic Centre.

Mr. Coleridge Ford appeared before the Community Council and reiterated his concerns expressed in his foregoing communication.