Official Plan Amendment Application SC-P1998007

(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 December 3, 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 January 18, 2000, in accordance with Section 17 and Section 34 of The Planning Act and the regulations thereunder.

The Scarborough Community Council submits the following report (December 3, 1999) from the Director of Community Planning, East District:

Purpose:

To recommend approval of applications to amend the Official Plan and the West Hill Community Zoning By-law for a vacant property at 4200 Kingston Road, to permit the development of 19 condominium townhouses.

Financial Implications and Impact Statement:

None.

Recommendations:

It is recommended that City Council:

(A) Official Plan:

amend the West Hill Community Secondary Plan with respect to the property located on the north side of Kingston Road, east of Overture Boulevard, by deleting the High Density Residential (RH) designation and Numbered Policy 17, replacing it with a Medium Density Residential (RM) designation;

(B) Zoning By-law:

(1) amend the West Hill Community Zoning By-law Number 10327, as amended, with respect to 4200 Kingston Road, being Part of Lot 13, Concession D, as follows:

(i) uses Permitted: Multiple-Family Residential (M) Zone;

(ii) one dwelling unit per 161 square metres (1,730 square feet) of lot area;

(iii) an enclosed refuse storage room shall be provided on the site;

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

(v) minimum building setback of 5.6 metres (18 feet) abutting the Two Family Residential (T) Zone;

(vi) maximum building height 3 storeys;

(vii) a minimum of one parking space per dwelling unit shall be provided as enclosed parking for residents and a minimum of 0.3 parking spaces per dwelling unit shall be provided for visitors;

(viii) minimum side yard building setback 4.5 metres (15 feet); and

(ix) maximum building coverage 45 percent of the lot area; and

(C) Miscellaneous:

authorize such unsubstantive technical, stylistic or format changes to the Official Plan and Zoning By-law Amendments as may be necessary to give effect to this resolution.

Background:

In 1970, the subject site was designated for residential uses in response to a proposed nursing home which was never constructed. In 1988, a site plan for a 9-storey, 48-unit apartment building was approved, but again not constructed. In 1990, Glenellen Homes Ltd. submitted applications to develop the property with a 10-storey, 105-unit apartment building. The applicant subsequently appealed the applications to the Ontario Municipal Board. In 1992, the Board approved an Official Plan Amendment permitting apartments and senior citizen apartment buildings at a maximum density of 264 units per hectare (107 units per acre), nursing homes, amenity facilities such as day nurseries, recreational uses, and Places of Worship. The Zoning By-law was amended to permit a 9-storey, 85-unit apartment building at a density of 2.6 times the lot area.

In 1998, the current applications were submitted proposing a 20-unit townhouse development with underground parking. The Preliminary Evaluation Report was presented to Council in May of 1998. Council directed Planning staff to process the applications subject to:

(1) conducting a community information meeting to discuss the proposal with the surrounding community;

(2) investigating the possibility of consolidating the subject property with the property to the east and to incorporate the abutting property into the proposed Official Plan and Zoning By-law amendments; and

(3) requesting the applicant to submit a formal Site Plan Control application for the proposed development that addresses the relationship between the proposed townhouses and the existing single-family dwellings to the north; improves the level of private amenity space; improves the design of the project; and addresses potential safety issues regarding the proposed underground parking.

Comments:

On June 11, 1998, staff and the local Councillors convened a Community Information Meeting to solicit community input. About 10 residents attended the meeting. In general, the proposed townhouse development was received favourably. The issues raised included the need for traffic lights at Overture and Kingston Roads, adequacy of on-site visitors parking and safety concerns with the underground parking.

The former Metro Transportation Department investigated the need for traffic control signals at the Kingston Road and Overture Road/Payzac Avenue intersection and concluded that this intersection does not meet the minimum technical requirements for traffic lights.

In May 1999, the owners submitted a Site Plan Control application (SC-S19990044) for the proposed development. Planning staff have worked with the applicant's architect to address relevant site planning issues raised by the proposal and also to resolve the concerns raised by area residents. The revised proposal is for nineteen townhouses, each containing an enclosed garage. In addition, there are seven surface visitors parking spaces and a landscaped playground area at the rear of the property. Therefore, the revised proposal addresses the community's concerns and also provides a housing development more in character with the community. To enhance the Kingston Road frontage, a significant landscape treatment is to be provided.

The abutting lands to the east are designated and zoned Highway Commercial. Planning staff have contacted the owner of 4206 Kingston Road, which is presently occupied by a used car sales operation, to investigate the possibility of consolidating his property with the applicant's property and to incorporate it into the proposed Official Plan and Zoning By-law amendments. The owner indicated that he is satisfied with the existing commercial land use designation and zoning and would not be interested in the proposed changes at this time.

Conclusions:

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

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

Contact:

Aristotle Christou,

Senior Planner

Telephone: (416) 396-5228

Fax: (416) 396-4265

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

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Mr. K. Nathan, the applicant, appeared before the Community Council and indicated concurrence in the staff recommendations.