December 22, 1998

To:Scarborough Community Council

From:Ted Tyndorf

Director of Community Planning, East District

Subject:PRELIMINARY EVALUATION REPORT

Official Plan Amendment Application SP1998018

Zoning By-law Amendment Application SZ1998036

Site Plan Control Application SS1998095

George and Cindy Samonas

3291 Kingston Road

Part of Lot 20, Concession C

Scarborough Village Community

Scarborough Bluffs

Purpose:

The applicants propose to amend the Official Plan and the Zoning By-law for the 3,010 square metre (32,400 square feet) property situated on the south side of Kingston Road, east of Ravine Drive, to recognize the existing sixplex residential building and to allow the construction of a new two-storey day nursery facility with approximately 554 square metres (5,960 square feet) gross floor area. The day nursery is proposed to be located on the west side of, and attached to, the existing dwelling. A total of 16 parking spaces are proposed to be provided in the front yard, to accommodate the parking needs of the residents and the day nursery (see Figure 2).

Financial Implications

None.

Recommendation:

That the Scarborough Community Council convene a Public Meeting to consider the applications targeted for the second quarter of 1999. Notice of the Public Meeting is to be provided to all assessed persons within 120 metres (400 feet) of the subject property, and any Community Associations in the area.

Background:

The site is designated Medium Density Residential in the former Scarborough Official Plan, but development on the property is restricted to a fourplex building by Numbered Policy. The Scarborough Official Plan provides for Day Nurseries in the Medium Density Residential designation (Policy 3.1.3).

The land is zoned Multiple-Family Residential. Exception Number 22, restricts the use to one fourplex. The By-law also provides for a minimum building set back of 10.7 metres (35 feet) on the west side abutting existing single-family dwellings.

Comments:

The site is triangular in shape and contains several mature coniferous and deciduous trees. A solid wood fence and trees exist along the west property line. The site's principal exposure is on Kingston Road, and is bounded by an apartment building to the east and south, single-family residential to the west and a motel and a vacant gas station site on the north side of Kingston Road.

The owner indicates that he acquired the property in 1994, as a sixplex. The additional two residential dwellings are located in the basement of the building and appear to have been created by converting storage space some time in the past. The applicant is requesting that the Official Plan and the Zoning By-law be amended to recognize the existing sixplex.

Upon filing the applications, the owners invited the abutting property owners to an informal meeting to present the proposal. The meeting was held on October 22, 1998, with 10 people in attendance, including Planning staff. The issues raised by the residents related to traffic, parking, noise from the play area, snow storage on site, garbage storage, the size of the proposed building and possible loss of privacy for abutting properties resulting from additional windows and balconies.

With respect to traffic, Kingston Road is a six-lane divided arterial road at this location. Only eastbound in-right/out-right vehicle movements can be accommodated on the site. There is good public transit accessibility, with a bus stop on Kingston Road at Havenview Drive. Planning staff do not anticipate that vehicular traffic to this site will impact the abutting residential neighbours.

Sufficient on-site parking is proposed by the applicant to accommodate the needs of the existing tenants and the proposed day nursery. Therefore, we do not anticipate any off-site parking which would impact the community.

The proposed addition of a day nursery and the required play area proposed in the front, side and rear yards of this property, may result in additional noise to the abutting neighbours.

The proposed day nursery fronting on Kingston Road, is permitted in the Official Plan and the Zoning By-law. The proposed facility will provide day care for 62 children up to five years in age. No before and after school care is proposed. This facility will provide needed service to the surrounding community and to the City's east area. The applicant is proposing to build the day nursery on the west side of the existing residential building, which would reduce the existing side yard setback. The applicant can provide additional landscaping in this area, consisting of mature evergreen trees to maintain visual separation and privacy for the residents, in addition to the existing wood fence. These issues will be addressed through the review of the Site Plan Control application, to ensure an adequate buffer is provided for privacy and visual separation between the uses.

Contact Name:

Aristotle Christou, Senior Planner

(416) 396-5228

(416) 396-4265 Fax No.

christou@city.scarborough.on.ca

Ted Tyndorf, MCIP, RPP,

Director of Community Planning, East District

ATC/atc