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Preliminary Evaluation Report
Zoning By-Law Amendment Application SZ98018
1248161 Ontario Limited, 255 Blantyre Avenue
Birchcliff Community, Ward 13 - Scarborough Bluffs
The Scarborough Community Council recommends the adoption of the following report (November 6, 1998) from the Director of Community Planning, East District:
Purpose:
To seek City Council’s direction with respect to further processing of this application.
Comment:
On September 16, 1998, Scarborough Community Council deferred consideration of this report until its November 12, 1998 meeting and directed staff to schedule a community meeting in the interim, with the applicant in attendance, for further consultation on the senior citizen home proposal.
Following the Community Council meeting, the lawyer for the applicant advised that his client was not prepared to enter into a community consultation process.
On October 30, 1998, Toronto City Council enacted Interim Control By-law No. 817-1998 applying to all sites zoned "Limited Institutional" (LI) in the Birchcliff and Clairlea communities including the subject lands. The By-law will allow for a planning study to be completed for these properties examining whether senior citizens’ homes and nursing homes are suitable uses and if they are, to establish zoning standards to ensure an appropriate fit within the existing neighbourhood context. This study is required to be provided to Council no later than September 1, 1999.
Staff are therefore recommending that further consideration of this application be deferred until Council has made a decision on this study.
Recommendation:
It is recommended that Toronto City Council defer consideration of the Preliminary Evaluation Report concerning the rezoning application on 255 Blantyre Avenue until such time as Council has made a decision in regard to the planning report pertaining to all sites zoned "Limited Institutional" within the Birchcliff and Clairlea communities resulting from Interim Control By-law No. 817-1998.
Contact Name:
Jayne Naiman
Scarborough Civic Centre
Telephone: (416) 396-7040
Fax: (416) 396-4265
E-mail: naiman@ncity.scarborough.on.ca
The Scarborough Community Council submits, for the information of Council, the following report (September 2, 1998) from the Director of Community Planning, East District:
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 hectare (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 percent of the lot area. The rezoning application requests that the permitted coverage be increased to a maximum 53 percent of the lot area.
Recommendation:
It is recommended that Community 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; and
(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 square feet) 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 percent 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 percent (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 six to five 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 percent to 53 percent 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.
(6) The variance request was considered by the Committee of Adjustment on May 20, 1998. The application was refused for the following reasons:
(a) Notwithstanding 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.
(b) The general intent and purpose of the Official Plan is not maintained.
(c) In the opinion of the Committee, the variance is not minor.
(7) 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
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