Zoning By-law Amendment Application Z97060

Murray Pearson on behalf of Anne Lozinsky

30 Scarboro Avenue

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 March 17, 1998, from the Commissioner of Planning and Buildings, Scarborough, recommends that the report of the Commissioner of Planning and Buildings, Scarborough, be adopted.

 The Scarborough Community Council reports having held a statutory public meeting on May 6, 1998, in accordance with Section 17 and Section 34 of The Planning Act, and that appropriate notice of this meeting was given in accordance with The Planning Act and the regulations thereunder.

 The Scarborough Community Council submits the following report (March 17, 1998) from the Commissioner of Planning and Buildings, Scarborough:

 Purpose:

 The application proposes changes to the Highland Creek Community Zoning By-law in order to provide for the development of four single family dwellings on a proposed extension of Devonridge Crescent, and one lot with frontage on Scarboro Avenue. The specific changes to the Zoning

By-law are outlined in the recommendations of the report and apply to the land shown on Figures 1 and 2.

 Recommendations:

 It is recommended that Council:

 (A)amend the Highland Creek Community Zoning By-law Number 10827, as amended, with respect to Parts of Lots 19 and 20, Registered Plan 2098, for the lands proposed to have frontages on the Devonridge Crescent extension, by deleting the existing performance standards and adding the following performance standards:

 (1)maximum one single-family dwelling per parcel having a minimum of

14 metres (46 feet) frontage on a public street and minimum lot area of

435 square metres (4,680 square feet);

 (2)minimum street yard building setback 6 metres (20 feet);

 (3)minimum side yard building setback 0.9 metres (3 feet);

 (4)maximum floor area per dwelling unit 62 percent of the lot area;

 (5)a garage to be erected with each dwelling unit;

 (6)chimneys, pilasters, projecting columns, balconies, unenclosed porches and canopies shall not project into any required side yard of 1 metre (3 feet) or less; and

 (B)amend the Highland Creek Community Zoning By-law Number 10827, as amended, with respect to Parts of Lots 19 and 20, Registered Plan 2098, for the proposed lot with frontage on Scarboro Avenue, by deleting the existing performance standards except for front and side yard building setbacks, and adding the following performance standards:

 (1)maximum one single-family dwelling per parcel having a minimum of

14 metres (46 feet) frontage on a public street and a minimum lot area of

580 square metres (6,240 square feet);

 (2)minimum rear yard building setback is 11 metres (36 feet); and

 (C)authorize any unsubstantive technical, stylistic or format changes as may be required to the said By-law to properly carry out the intent of these recommendations.

 Background:

 Scarborough Community Council, on February 18, 1998, considered a Preliminary Evaluation Report on the application and directed the Planning and Buildings Department to target a Public Meeting to consider this application in the second quarter of 1998 and, to exclude Part 6 from the rezoning as shown on Figure 2.

 The proposal complies with the Low Density Residential designation and Numbered Policy 5 of the Highland Creek Community Secondary Plan (Amendment Number 988 pending Ministerial approval) which allows only single-family dwellings on minimum 420 square metres (4,521 square feet) lot areas along Devonridge Crescent and minimum 450 square metres (4,840 square feet) lot areas along Scarboro Avenue. The property is zoned ASingle-Family Residential Zone@ in the Highland Creek Community Zoning By-law which permits single-family dwellings on lots having minimum 15 metre (50 feet) frontages and a minimum lot areas of 696 square metres (7,500 square feet).

 The existing lots along Devonridge Crescent were created through plans of subdivision and consents and have frontages ranging between 9.5 metres (31 feet) to 17.5 metres (57 feet) and lot areas ranging between 427 square metres (4,596 square feet) to 559 square metres (6,017 square feet). Figure 3 illustrates the existing development along Devonridge Crescent.

 Consent application B87/97 to create the proposed lots, road extension and a part lot for future development has been submitted in conjunction with the rezoning and will be dealt with subsequent to Council=s decision on the proposed Zoning By-law Amendment application.

 Comments:

 The subject property has an existing frontage of 14 metres (46 feet) on Scarboro Avenue. The reduced lot frontage was recognized by a 1967 minor variance which included the two properties immediately to the south. The properties to the south were created in 1967 from a landholding which included the subject property. A single-family dwelling currently exists on the property and will be retained.

 The proposed Scarboro Avenue lot will have an area of 589 square metres (6,340 square feet). To date, other lots along Scarboro Avenue which have facilitated development along Devonridge Crescent have lot areas either conforming to the Zoning By-law or have had a minor variance to recognize a reduced lot area.

 The rear yard building setback proposed for the existing dwelling is approximately

11.5 metres (38 feet) which is less than the 12.6 metres (41.5 feet) required by the Zoning By-law. To ensure that a non-conforming setback is not created, the proposed rear yard setback has also been incorporated into the rezoning. Other development standards which are not applicable to this lot such as corner lot setbacks, setbacks from streets other than Scarboro Avenue and minimum ground floor area are proposed to be deleted.

 Part 6, shown on Figure 2, has been excluded from the rezoning as the lot area is substantially deficient compared to existing lots along Devonridge Crescent. Part 6 will be rezoned once additional land to the west is acquired in order to provide for two lots with similar lot frontages and areas to existing lots along Devonridge Crescent. In so doing, the orderly development of the land is maintained.

 The application was circulated to various technical review agencies. No objections were raised. Agency requirements such as servicing agreements, road dedication, and stormwater management will be addressed through conditions of the consent.

Conclusions:

The proposed lots will be consistent with the existing lots in the area in terms of frontages and lot areas and will provide for development that is compatible to the existing neighbourhood. The proposal provides for land use intensification to increase the low density housing supply within the Highland Creek Community and continues the established redevelopment pattern in the area. The application facilitates the completion of Devonridge Crescent.

 Contact Name:

 Sylvia Mullaste, Planner

Phone: (416) 396-4265

Fax: (416) 396-4265

E-Mail: mullaste@city.scarborough.on.ca

Mr. Murray Pearson appeared before the Community Council in connection with the foregoing matter, on behalf of the applicant, and expressed support for the recommendations contained therein.