September 2, 1998
To:Scarborough Community Council
From:Ted Tyndorf, MCIP, RPP
Director Community Planning, East District
Subject:PRELIMINARY EVALUATION REPORT
Zoning By-law Amendment Application SZ98018
1248161 Ontario Limited
255 Blantyre Avenue
Block A, Registered Plan 3288
Birchcliff Community
Scarborough Bluffs
Purpose:
Kingwest Architects Inc. on behalf of 1248161 Ontario Ltd. has applied to amend the
Zoning By-law to permit an increase in the building coverage of a proposed senior citizens'
home on a 0.24 ha (0.6 acre) property on Blantyre Avenue north of Kingston Road. The
property is zoned "Limited Institutional" (LI) which permits the proposed use to a maximum
building coverage of 30% of the lot area. The rezoning application requests that the
permitted coverage be increased to a maximum 53% of the lot area.
Recommendation:
That Council direct the Director of Community Planning, East District to:
(1)Circulate the application in the normal manner;
(2)Facilitate dialogue between the applicant and local community, including the formation
of a Steering Committee, with the objective of developing a mutually-satisfactory design
concept;
(3)Schedule the Public Meeting for Community Council's consideration of the application
following the successful conclusion of this dialogue.
Background:
1.Until recently, the subject lands were occupied by the Fallingbrook Baptist Church. The
church building is now vacant.
2.The applicant's proposal is to construct 111 bed sitting units ranging in size from 23 - 36
m² (250 - 400 sq. ft.) with a central dining room, lounge areas on each floor and other
amenities including medical services. The development would be served by 62 underground
parking spaces.
3.The "Limited Institutional " (LI) zoning which applies to the subject lands permits a Day
Nursery, Nursing Homes, Places of Worship and Senior Citizens' Homes. There are no
height limitations on the property or density limits. The only limitations are with regard to
building coverage and setbacks. If the 30% coverage limitation is adhered to, the current
proposal would result in a 13 storey building.
4.In January of this year, the applicant filed applications for a minor variance and site plan
control approval with the City. The variance request was to permit a 4-6 storey building on
the property with a maximum building coverage of 43% (see Figure 1).
Staff expressed concern regarding the height relationship between the proposed building and
adjacent bungalows as well as the exposure of the building's service areas to the residents
across the road on Blantyre Avenue. A more sensitive design treatment was encouraged.
The applicant's revised scheme is shown on Figures 2 and 3. Of particular note is that the
two wings adjacent to single-family homes have now been reduced to two storeys. Along
the Blantyre Avenue frontage, which has homes across the road, the height of the building
has now been reduced from six to four storeys. The apex of the building and building
frontage along Clonmore Drive across the road from the park have now been reduced from 6
to 5 storeys. The service areas, entrance to the underground and drop-off area have been
relocated to the Clonmore Drive side so these elements will not be visible to residents across
the road on Blantyre Avenue.
As a result of the revisions requested by staff, changes to the applicant's building program
and the applicant's desire to join the two wings with an indoor courtyard, the applicant
revised his variance request from 43% to 53% coverage.
5.A Community Information Meeting on this proposal was hosted by Planning staff on
April 20, 1998. Approximately 120 people were in attendance. The overall tone of the
meeting was in opposition to the senior citizen home proposal. Those in attendance
expressed concerns about the viability of the project concept, its density/coverage, height,
traffic generation and inadequate parking.
5.The variance request was considered by the Committee of Adjustment on May 20, 1998.
The application was refused for the following reasons:
CNotwithstanding that the Zoning By-law permits the proposed use, the proposed building
coverage and scale of the development render this project out of character with the
surrounding dwellings and neighbourhood. The variance is not desirable for the appropriate
development and use of the site.
CThe general intent and purpose of the Official Plan is not maintained.
CIn the opinion of the Committee, the variance is not minor.
6.The applicant appealed the Committee of Adjustment decision on June 8, 1998. On July
8, 1998, City Council directed that a City Solicitor attend the Ontario Municipal Board
Hearing in support of the Committee of Adjustment decision.
Conclusion:
Staff believe that this proposal provides for a sensitive design treatment and therefore, the
subject rezoning application has merit. However, it is clear that the proposal is not supported
at the community level. Accordingly, further work has to be done with the applicant, in
consultation with the community and the local Councillors, to attempt to achieve an
acceptable scheme.
Contact Name:
Jayne Naiman
Scarborough Civic Centre
Telephone: (416) 396-7040
Fax: (416) 396-4265
E-mail: naiman@city.scarborough.on.ca
Ted Tyndorf, MCIP, RPP
Director Community Planning, East District
JN/en
