September 2, 1998

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services upon application by Michael J. McQuaid, Weir and Foulds, Barristers and Solicitors, P.O Box 480, 130 King Street West, Toronto, Ontario, M5X 1J5, on behalf of The Briton House

Subject:Preliminary Report: 700 and 730 Mount Pleasant Road - Applications No.198015 and 398084 for Official Plan and Zoning By-law Amendments and Site Plan Approval to permit a 9 storey retirement and nursing care facility on the existing Toronto Parking Authority lot (Ward 22, North Toronto)

Purpose:

To introduce to the Community Council this proposal for expanding the existing 12 storey seniors residential building at the north-west corner of Soudan Avenue and Mount Pleasant Road by replacing an existing Toronto Parking Authority surface lot abutting to the north with a 9 storey seniors building containing additional retirement uses , nursing care facilities, and 55 car parking spaces to be retained by the Toronto Parking Authority in the proposed three level parking garage.

Source of Funds:

Not applicable

Recommendations:

1.That I be requested to hold a public meeting in the community to discuss the application and to notify owners and tenants within 300 metres of the site and the Ward Councillors.

2.That the owner be advised that, prior to final Council approval , the owner will be required to submit a Noise Impact Statement in accordance with Council's requirements. The owner will be further advised of any requirements by the Commissioner of Works and Emergency Services.

Comments:

1.0PROPOSAL

In association with the Toronto Parking Authority, the applicant is proposing an addition to the existing Briton House Retirement Centre at the north west corner of Mount Pleasant Road and Soudan Avenue by replacing an existing Toronto Parking Authority surface lot abutting to the north with a 9 storey seniors building containing additional retirement uses, nursing care facilities, and 55 car parking spaces to be retained by the Toronto Parking Authority in the proposed three level parking garage.

Currently, the Briton House facility consists of a 12 storey seniors residential apartment building and adjoining 1 storey, 1515.8 square metre structure, currently occupied by a grocery store and roof-top amenity / recreation space serving the existing residents of Briton House.

The Briton House Retirement Centre and the existing grocery store are to be retained, while the amenity space above the store is to be enclosed and improved so as to provide a focus for and a link between the existing Briton House to the south and the planned 9 storey structure to the north.

The proposal will result in 74 new seniors dwelling units and 38 new nursing care beds, in addition to the existing 95 dwelling units/rooms and 10 hotel suites offered by Briton House today. The proposal will also add 1,514.73 square metres of recreational space to the existing 592 square metres, while the existing 371 square metes of landscaping will be augmented by an additional 581 square metres.

The new building is to contain three levels of at grade and below grade parking providing a total of 168 spaces, 55 of which are to be retained by the Toronto Parking Authority as a public parking garage.

2.0SITE AND SURROUNDING AREA

2.1Site

The lands subject to this application consist of two parcels and 3,418 square metres in total. The southerly 1,952 square metre parcel is located at the north west corner of Soudan Avenue and Mount Pleasant Road and accommodates the 12 storey Briton House Retirement Centre with an adjoining single storey structure used currently as a grocery store. The northerly 1,466 square metre parcel is currently used by the Toronto Parking Authority as a public surface parking lot.

2.2Surrounding Area

This portion of Mount Pleasant Road is characterized by 2 storey structures with small, street related retail at grade and commercial office space above. A one storey commercial structure is located immediately to the north of the Toronto Parking Authority lot followed by one storey commercial retail plaza-type development with parking in front.

To the west of the site, on Soudan Avenue, two and three storey detached and attached houses are located. Abutting the north-westerly lot line of the site, a 15 storey apartment building is located at No.55 Brownlow Avenue.

3.0PLANNING CONTEXT

3.1Official Plan

The former City of Toronto Official Plan designates the site as "Low Density Mixed Commercial Residential Area" where mixed use development is permitted at a maximum density of 3 times the lot area provided that residential uses do not exceed a maximum density of 2.5 times the lot area and non-residential uses do not exceed 2 times the lot area.

3.2Zoning By-law

The former City of Toronto Zoning By-law 438-86, as amended, zones the site MCR T3 0 C 2.0 R2.5 permitting mixed commercial-residential uses at a maximum density of 3 times the lot area provided that non-residential uses do not exceed a density of 2 times and residential uses do not exceed a density of 2.5 times the lot area.

3.3Site Plan Control

The site is subject to site plan control.

4.0REASONS FOR THE APPLICATION

The proposed aggregate density of 3.24 times the lot area exceeds the maximum density of 3 times permitted by the former City of Toronto Part I and Part II Official Plans as well as the Zoning By-law for this area.

The proposed residential component of the project of 9,362.08 square metres translates into a proposed density of 2.74 times the lot area. This exceeds the 2.5 times residential density limit set out in the former City of Toronto Part I and Part II Official Plans and the Zoning By-law for this area.

The building height for the proposed addition is 28.70 metres whereas the Zoning By-law limits building heights along this portion of Mount Pleasant Road to 16 metres.

5.0MAJOR ISSUES TO BE RESOLVED

The proposed 9 storey building height must be evaluated further in terms of its impact on near-by low density development along this portion of Mount Pleasant Road as well as the residential neighbourhood to the west.

The proposed public/private parking garage needs to be evaluated in terms of the Toronto Parking Authority's needs, the location of and separation between public and private parking areas, as well as safety and efficiency of on-site traffic circulation.

6.0NEXT STEPS

As a next step, a public meeting should be held in the neighbourhood to provide a forum for public discussion and feedback on this proposal. Subsequently, I will report back to Toronto Community Council on any changes to the proposal in response to public concerns and those raised by public officials.

Contact Name:

Feodora Steppat

City Planning Division, North Section

Telephone:392-7740

Fax:392-1330

E-mail:fsteppat@city.toronto.on.ca

Beate Bowron

Director, Community Planning, South District

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APPLICATION DATA SHEET

Confirmed Municipal Address:700 and 730 Mount Pleasant Road.

PLANNING CONTROLS (For verification refer to Chief Building Official)

PROJECT INFORMATION