September 21, 1999

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP.

Director of Community Planning, East District

Subject:Zoning By-law Amendment Application SC-Z1998030

Part-Lot Control By-law Exemption Application SC-L19990002

Connie Realty Limited

33-39 Andover Crescent

Lots 4 and 5, R.P. M-617

West Hill Community

Scarborough Highland Creek

Purpose:

This report recommends approval of applications for a Zoning By-law Amendment and Part Lot Control Exemption to permit a 13 lot street townhouse development on Andover Crescent in the Lawrence Avenue/Galloway Road area. The subject site is currently zoned "Single-Family Residential" allowing for 11 lots.

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 Lots 4 and 5, R.P. M-617, known municipally as 33 to 39 Andover Crescent, by deleting the "Single-Family Residential" (S) zoning and replacing it with a "Street Townhouse Residential" (ST) zoning with the following Performance Standards:

(1)maximum one dwelling unit per 5.9 metres (20 feet) of frontage on a public street and a minimum area of 230 square metres (2,475 square feet);

(2)minimum front yard building setback 3 metres (10 feet) except that the garage main wall containing the vehicular access shall be setback a minimum of 6 metres (20feet);

(3)minimum rear yard building setback 7.5 metres (25 feet);

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

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

(B)Part Lot Control Exemption:

(1)enact a Part Lot Control Exemption By-law with respect to Lots 4 and 5, R.P. M-617, known municipally as 33 to 39 Andover Crescent, as shown on Figure 3, after the following conditions have been satisfied:

(i)the owner to make satisfactory arrangements with the Toronto Hydro Electric Commission for water and electrical distribution systems including a street lighting system;

(ii)the owner to make satisfactory arrangements with the Works and Emergency Services Department regarding storm water management and the servicing of this development;

(iii)prior to any removal of trees on this property 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;

(2)deem that the Part Lot Control Exemption By-law shall expire one (1) year from the date of the passing of the By-law; 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:

In 1997, the former Scarborough Council enacted a Zoning By-law Amendment pertaining to this property which reduced the minimum Performance Standards for single-family residential development. The minimum lot frontage requirement was reduced from 15 metres (50 feet) to 7.4 metres (24 feet) and the minimum lot area requirement was decreased from 696 square metres (7,500 square feet) to 274 square metres (3,000 square feet). The rezoning provided for the development of 11 single-family residential lots on the subject lands.

Subsequently, the site was acquired by Connie Realty Limited, the current owner, which has experienced market resistance to a single-family residential project in this location. The owner is therefore seeking to rezone the subject lands to provide for a townhouse development consistent with the standards established in the 56 unit condominium townhouse development recently constructed on the west side of Andover Crescent.

Other land-uses in the vicinity of the subject site include a townhouse development to the immediate south, older detached dwellings to the north and an institutional low-rise apartment building on the west side of Andover Crescent. The property is bordered on the east side by the parking lot of the Giffen-Mack Funeral Home.

 The applicant's proposal consists of two street townhouse blocks as shown on Figure 3. The proposed elevation treatment is shown on Figure 4. Each dwelling is 3 storeys in height with an average unit size of approximately 140 square metres (1,500 square feet).

During the review of the 1997 rezoning application, Scarborough Council determined that the Medium Density Residential designation in the Official Plan which applied to the townhouse development on the west side of Andover Crescent also applied to the subject lands. This designation provides for townhouse and low-rise apartment dwelling units to a maximum density of 100 units per hectare (40 units per acre).. The proposed development represents a density of 43 units per hectare (18 units per acre) and conforms to the Official Plan.

Comments:

At the time of the Preliminary Evaluation Report, the application was for 16 townhouses based on a minimum lot frontage of 4.8 metres (16 feet) on Andover Crescent. Staff indicated a concern that the narrow frontages combined with front yard garages would not foster a desirable streetscape treatment. Council responded by directing staff to negotiate with the applicant to provide an improved street relationship of the dwellings through an increase in frontage to 6 metres (20 feet) and/or alternatively, through the introduction of rear yard garages.

The applicant has responded to this direction by widening the lot frontages to 5.9 metres (19.6 feet). This has improved the streetscape on Andover Crescent by allowing for a balance between the garage and front entrance on the front facade of the dwellings, reducing the dominance of the garages in the front yard and increasing the opportunity for front yard landscaping. The number of lots proposed has been reduced from 16 to 13.

The applications have been circulated to the affected city departments and agencies. No objections were received. Conditions requested by the Works and Emergency Services Department and the Toronto Hydro Electric Commission have been incorporated as preconditions to Council adopting the Part Lot Control By-law. A tree preservation plan will also be required.

Conclusion:

The proposed development has the potential to create an attractive streetscape on Andover Crescent and contribute positively to the rejuvenation which is underway in this area. 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 area. Moreover, the proposed development will add to the supply of affordable ownership housing in this neighbourhood and increase the utilization of existing neighbourhood services and facilities.

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

  Ted Tyndorf, MCIP, RPP.

Director of Community Planning, East District

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