June 4, 1999

To:Chair and Members, Etobicoke Community Council

From:Karen Bricker, Director of Community Planning, West District

Subject:Preliminary Evaluation Report

Amendments to the Zoning Code and Official Plan - Harvey Sawh

63 and 65 Winterton Drive

File No: Z-2296

(Markland-Centennial)

Purpose:

To provide preliminary comments on the processing of an application received April 27, 1999, from Harvey Sawh to amend the Residential (R1) zoning and the Official Plan (Utilities) of a site at 63/65 Winterton Drive to permit a 10 unit retirement home.

Funding Sources, Financial Implications and Impact Statement:

City funding is not required. There are no impacts on capital or operating budgets.

Recommendations:

It is recommended that:

(1)this report be received, and that the application continue to be circulated.

(2)upon completion of a Planning staff report, a public meeting to consider the application be scheduled for a meeting of Community Council.

Comment:

Background:

Over a two year period Mr. Sawh has submitted a number of proposals to the City to develop the formerly surplus hydro property. In 1997, a proposal for a 24 bed retirement home was withdrawn, and revised to request rezoning to First Density Residential (R1) to permit two single family dwellings, which was ultimately approved by Council on September 1997. More recently (in February 1998) an application to permit a 40 unit retirement residence, was refused by the Ontario Municipal Board, as being too intense for this site.

The Board in their decision indicated that a retirement home in the range of 10-12 units could potentially be accommodated, subject to submission of a site plan which provides for significant set-backs separating the retirement home from neighbouring houses; provision of a significant front and rear yard with generous usable outdoor amenity area, significant landscaping including berming to reduce visual impact, and submission of a design resembling a single family dwelling to achieve consistent streetscape on Winterton Drive.

Reason for the Application:

The applicant has now submitted an application to amend the Official Plan and zoning to permit a 10 unit retirement residence in an attempt to meet the requirements stipulated by the Ontario Municipal Board.

The site is zoned First Density Residential (R1) which limits use of the property to two single family dwellings only. The proposed senior's residence is classified as a lodging house in the Etobicoke Zoning Code. In residentially zoned areas, lodging houses are listed as permitted uses in Fourth or Fifth Density Residential (R4, R5) zones subject to the supplementary regulation for lodging houses. An amendment to the First Density Residential (R1) zoning would therefore be required. The Zoning Code Supplementary Regulations for lodging houses will also be reviewed.

Although the Official Plan policy permits lodging houses in all residential areas, they are generally considered to be most suitably located in higher intensity multiple occupancy areas of the City. The Official Plan also sets out criteria for accommodating lodging houses in other areas, subject to compliance with a number of performance criteria regarding lot size, parking, landscaping, intensity, and spacing. The proposed retirement home will be evaluated on the basis of this criteria. The proposal may require an amendment to the Official Plan for a redesignation from the Utility to Low Density Residential land use designation.

Project Information:

The applicant has proposed a 2 storey split level building accessed by a single driveway off Winterton Drive (Exhibit No. 1). The project includes 10 suites and a manager suite, served by a common dining lounge and kitchen on the groundfloor level.

Existing Use:vacant

Official Plan:Utility

Zoning Code:First Density Residential (R1)

Gross Site Area:.32 ha.78 acres

Gross Floor Area:700 m27,535 sq. ft.

Issues:

No City-wide issues have been identified. Local issues include compatibility with surrounding single family land use, and intensity of the development.

Status:

The application is currently in circulation. The Ward Councillors have requested that a community meeting be held. We have requested that the applicant submit a concurrent site plan application.

Contact Name:

Michael McCart, Senior PlannerTel: (416) 394-8228

Community Planning, West DistrictFax:(416) 394-6063

Karen V. Bricker, MCIP

Director of Community Planning

West District