Zoning By-law Amendment Application SZ98020

Green Desk Developments Inc., Claresholme Drive

Highland Creek 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 November 10, 1998, from the Director, Community Planning, East District, recommends that the report of the Director, Community Planning, East District, be adopted.

The Scarborough Community Council reports having held a statutory public meeting on December9, 1998, in accordance with Section 17 and Section 34 of The Planning Act and the regulations thereunder.

The Scarborough Community Council submits the following report (November 10, 1998) from the Director, Community Planning, East District:

Purpose:

Fred Schaeffer, on behalf of Green Desk Developments Inc., has submitted an application to amend the Highland Creek Community Zoning By-law to reduce the minimum lot frontage and area for the lands shown on the adjacent map. The proposed amendment would reduce the minimum lot frontage from

15 metres (50 feet) to 12.7 metres (41.9 feet) and the minimum lot area from

696 square metres (7,500 square feet) to

372 square metres (4,004 square feet). Consent applications SB52/98, SB53/98 and SB54/98 have been submitted in support of the rezoning application.

Financial Implications:

None.

Recommendations:

It is recommended that City Council amend the Highland Creek Community Zoning By-law No. 10827, as amended, with respect to the lands outlined on Figure 1, being Part of Lots 13 and 14, Registered Plan 2129 and Block 23, Registered Plan 66M-2276 by deleting the existing performance standards applicable to these lands and replacing them with the following:

(A)Zoning By-law

(1)one single-family dwelling per parcel of land with a minimum of 12.7 metres frontage on a public street and a minimum area of 372 square metres;

(2)minimum building setback 6 metres from the street line;

(3)minimum side yard 900 mm from each side;

(4)minimum rear yard 7.5 metres;

(5)maximum total floor area per dwelling unit shall be 0.55 times the lot area;

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

(7)a garage (minimum inside dimensions of 2.7 metres by 5.7 metres) shall be erected with each dwelling unit; and

(B)Miscellaneous:

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

Background:

The proposal complies with the Low Density Residential designation of the Highland Creek Community Secondary Plan, which requires a minimum lot area of 370 m² (3,982 square feet). The property is zoned "Single-Family Residential" which permits single-family dwellings on lots having minimum 15 metre (50 feet) lot frontages and minimum 696 m² (7,500 square feet) lot areas.

The application was circulated to various review agencies, none of whom had any comments or concerns. Statutory Public Notice has been provided to all assessed persons within

120 metres (400 feet) of the subject property and to the local Community Association. To date no written responses have been received.

The lands subject of this application is a combination of rear yards of lots fronting on Euclid Avenue and a vacant remnant parcel, Block 23, from a registered plan of subdivision registered

May 12, 1994. The remnant parcel was included as a Block within the plan with the intent that it would eventually be developed in conjunction with abutting lands to the north. The lots to be created are to be developed as a continuation of the plan of subdivision. The development standards for lots within the existing subdivision will be extended to the parcels to be created.

The development of Block 23 in combination with the lands to the north would provide for the creation of four lots consistent in depth and area with existing lots, having frontage on ClaresholmeDrive and Hanna Terrace.

Approval of this application would allow for the development of 4 single family dwellings compatible with the pattern of development in the immediate area and the neighbourhood.

Part 5 is to be held for future development, once the additional lands to the north have been acquired to create a building lot similar to the lots proposed through this application. To ensure that the future development is not encumbered Part 5 is being excluded from the current rezoning application. In so doing it allows for the orderly development of these lands to occur and the existing character on Claresholme Drive to be maintained.

The recommendation in the Preliminary Evaluation Report adopted by Council at their meeting of October 30, 1998, was to convene a public meeting to consider this application targeted for the first quarter of 1999. However a re-evaluation of the application and discussions with the Ward Councillors determined there were no issues to prevent dealing with the proposed amendment at an earlier date.

Conclusions:

This application to amend the Zoning By-law to permit four lots to be created from the rear yard of existing lots in combination with Block 23 is consistent with the City's infill development objectives as shown on the Tertiary Plan for the Highland Creek Community. It is also an excellent opportunity to provide additional housing consistent with the existing single-family dwellings in the vicinity.

Contact Name:

Theo Lawrence

Scarborough Civic Centre

Tel.: (416) 396-7038 Fax: (416) 396-4265

E-mail: lawren_t@scarborough.on.ca

Mr. Fred Schaeffer, the applicant for Green Desk Developments Inc., appeared before the Community Council in connection with the foregoing matter and expressed support for the staff recommendations.