Zoning By-law Amendment Application SC-Z1997055

Draft Plan of Subdivision Application SC-T1998602

Hopewell Contracting Ltd.

4585 Kingston Road

West Hill Community

Ward 16 - Scarborough Highland Creek

The Scarborough Community Council, after considering the deputations and based on the finding of fact, conclusions and recommendations contained in the report, dated September 12, 1999, from the Director of Community Planning, East District, recommends that the report of the Director of Community Planning, East District, be adopted, subject to adding a further condition No. (14) under "B. Draft Plan of Subdivision", viz:

"(14)the Director of Transportation Services, District 4, be requested to investigate the installation of traffic signals and/or a pedestrian crosswalk at this location, and if such is recommended, the cost of installation be at the applicant's expense."

The Scarborough Community Council reports having held a statutory public meeting on October 12, 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 (September 12, 1999) from the Director of Community Planning, East District:

Purpose:

This report recommends approval of applications for a draft plan of subdivision and corresponding Zoning By-law amendment to permit a 38 unit freehold street townhouse development on a 0.92 hectare (2.27 acre) property. The subject site is located on the south side of Kingston Road east of Morningside Avenue and is currently zoned "Highway Commercial."

Financial Implications:

None.

Recommendations:

It is recommended that City Council:

(A)Zoning By-law:

amend the West Hill Community Zoning By-law No.10327, as amended, with respect to Part of Lot 10, Concession 1, known municipally as 4585 Kingston Road, by deleting the "Highway Commercial" (HC) zoning and replacing it with a Street Townhouse Residential" (ST) zoning with the following Performance Standards:

(1)maximum one dwelling unit per 158 square metres ( 1,700 square feet) of site area;

(2)a garage shall be attached to each dwelling unit and be setback a minimum distance of 6 metres (20 feet) from the street line;

(3)minimum building setback 3 metres (10 feet) from the Kingston Road street line;

(4)maximum building height: 3 storeys and 14 metres (46 feet);

(5)maximum building coverage 50 percent of the site area;

(6)minimum rear yard building setback 7.25 metres (24 feet);

(7)general provisions relating to maximum height, basement height, storeys, floor area and a minimum rear yard setback shall not apply.

(B)Draft Plan of Subdivision:

grant draft plan approval to application SC -T1998016, Hopewell Construction Limited, for the lands described as Lot 10, Concession 1, known municipally as 4585 Kingston Road, subject to the following conditions:

(1)Plan as stamped approved this date as shown on Figure 3;

(2)the owner to make satisfactory arrangements with the Toronto Hydro Electric Commission for Water and Electrical Distribution Systems including a street lighting system;

(3)the owner to make satisfactory arrangements with Bell Canada regarding any Bell Canada facilities required to service this development;

(4)the owner to dedicate all streets, corner roundings and road widenings as shown on the draft plan;

(5)all road reserves and road widenings shall be deeded at no charge to the City;

(6)the owner to make satisfactory arrangements with the City regarding all services and easements;

(7)the owner to construct at its sole cost all external services required to service its lands;

(8)the owner to construct Street "A" as a fully serviced municipal road;

(9)the owner to provide adequate privacy fencing at the turning circle to screen vehicular lights as well as a landscaped island/or alternative landscaped feature at the turning circle to the satisfaction of the Works and Emergency Services Department, in consultation with Urban Planning and Development Services Department;

(10)the owner to obtain the approval of the Works and Emergency Services Department regarding streetscaping of the Kingston Road boulevard;

(11)the owner to agree to practice Storm Water Management in the development of these lands;

(12)the owner to agree to pay:

(i)$300.00 per hydrant for fire hydrant maintenance;

(ii)$40.00 per unit for geodetic surveys and aerial mapping;

(iii)$300.00 per dwelling unit for planting and maintenance of street trees on the public road allowance;

(13)prior to the registration of the plan and lot grading, the owner to obtain the approval of the Tree Conservation By-law Co-ordinator, Scarborough Region of a tree preservation plan for this development; and

(C)Miscellaneous

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

Background:

The subject site is currently vacant with limited perimeter vegetation. It is surrounded by a restaurant on the west side and various retail stores on the east side. To the southwest, on Collingsgrove Road, is a condominium townhouse development. On the southeast boundary, on West Hill Drive, are single-family homes.

The development concept is shown on Figures 3 and 4. The development consists of a number of freehold townhouse blocks based on an 18.5 metre (60 feet) public road with 8 metre (26 feet) pavement width. Each of the proposed lots is a minimum of 6 metres (20 feet) frontage except for the lots fronting onto the cul-de-sac which are on average 6 metres in frontage. The proposed dwellings are three storeys in height ranging in size from 109 square metres to 154 square metres (1174 square feet. to 1660 square feet). The proposed elevation treatment is shown on Figure 5.

The subject site is designated Highway Commercial in the Official Plan which permits Medium Density Residential uses to a maximum density of 100 units per (net) hectare (40 units per acre). The proposed development represents a net density of 63 units per hectare (26 units per acre) and conforms to the Official Plan.

Comments:

The applications have been circulated to the affected city departments and agencies. No objections were received although the Scarborough Separate School Board noted serious overcrowding concerns in the local elementary and high school. Standard conditions requested by the Works and Emergency Services Department, Toronto Hydro Electric Commission and Bell Canada are reflected in the recommended conditions of draft approval. A tree preservation plan is currently under review by the Tree Preservation By-law Co-ordinator, Scarborough District and as required by Condition No. 13 of the recommended conditions of draft approval, approval will be required prior to the registration of the plan and before any grading is undertaken.

The actual division of the proposed lots within the blocks being created under this subdivision plan will be achieved by an application for Part Lot Control Exemption at the time the foundations of the proposed dwellings are constructed.

Conclusion:

The proposed development represents an appropriate development scheme in conformity with the Official Plan for this area. A townhouse development is compatible with the mix of land-uses in this neighbourhood and would add to the supply of medium density housing in this neighbourhood. The site plan and elevation plans together with the proposed landscaping treatment indicate a quality development which should have a positive impact on the desirability of this neighbourhood. There are similar vacant and underutilized properties in the vicinity of the subject site and the standard of development established on this site may act as a catalyst for the (re)development of these properties and lead to an overall upgrading of this section of Kingston Road.

Contact Name:

Ms. Jayne Naiman, Senior Planner

Scarborough Civic Centre

Telephone: (416) 396-7040

Fax: (416) 396-4265

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

The following persons appeared before the Community Council in connection with the foregoing matter:

-Mr. Gary Templeton, representing the applicant, and expressing support for the staff recommendations; and

-Mr. Brad Grant, owner of the property immediately to the east of the subject site, expressing concerns respecting inadequate setback of the proposed buildings from Kingston Road; the proposal to use masonry, as opposed to wooden, fence materials; potential ingress/egress traffic difficulties, and insufficient parking provisions which may result in overflow parking onto his property.