June 14, 1999

To:Chair and Members, Etobicoke Community Council

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

Subject:Amendments to the Zoning Code

Leisureworld Inc., and Hullmark Developments Limited

Humberline Drive south of Humberwood Boulevard

Files: Z-2294 and Z-2295 (Rexdale-Thistletown)

Purpose:

To consider two applications to amend the Zoning Code, the first by Leisureworld Inc., to permit a 120 room nursing home facility and the second by Hullmark Developments Limited, to permit 63 freehold/condominium townhouses, on the west side of Humberline Drive south of Humberwood Boulevard.

Funding Sources, Financial Implications and Impact Statements.

The applicant, Hullmark, has paid the required application fee under protest. This matter is discussed more fully in the " Other Considerations " section of this report.

There are no impacts on capitol or operating budgets.

Recommendations:

1. That City Council approve the applications by Leisureworld Inc., and by Hullmark Developments Limited, subject to holding a Public Meeting to obtain the views of interested parties; and,

2. Subject to the conditions set out in this report, that appropriate zoning by-laws be introduced to City Council.

3. That City Council not support a reduction in the application fee for this proposal.

Background:

This vacant site was previously approved in 1992, for development by Hullmark Developments Limited with 275 apartment units in two apartment buildings on Parcel 'B'and 42 townhouses on Parcel 'A', see Exhibit No.1.

Proposal:

It is now proposed to develop a 3 storey,120 room (160 bed ) long-term care facility (nursing home) on Parcel 'B' and 63 freehold/condominium townhouses on Parcel 'A'.The boundary line between the parcels is to be altered and the intent is to sever the parcels. Access to both parcels is to be from Humberline Blvd. The tenure of the townhouses is to be a combination of freehold and condominium. The individual units and lots will be privately owned, however, the remainder of the townhouse parcel, including roads, sidewalks, and visitor parking area, is to be in common condominium ownership. This type of condominium corporation is expected to be permitted under the new Condominium Act.

A small triangular shaped play area is proposed in the centre of the townhouse parcel. That area is bounded on two sides by visitor parking. See Exhibit 2.

Exhibits 2 and 3 are reductions of the site plan and elevations for the proposed townhouses and, Exhibits 4 and 5 are reductions of the site plan and elevations for the proposed long-term care facility.

Proposal Details:

Site Area (Total)2.6ha6.5ac

Parcel 'A'1.8ha4.5ac

Parcel 'B'0.8ha2.0ac

Gross Floor Area:

Parcel 'A' 18360m2197,632ft2

Parcel 'B' 8185m2 88,105ft2

Floor Space Index:

Parcel 'A'0.51

Parcel 'B'1.01

Coverage:

Parcel 'A'6097m265,630ft2( 33.3% )

Parcel 'B '2525m227,180ft2( 31.2% )

Building Height:

Parcel 'A'9.6m31.5ft.

Parcel 'B ' 14m46.0ft.

Landscape Area:

Parcel 'A'7460m280,301ft2( 40% )

Parcel 'B '3650m239,290ft2( 45% )

Parking Required:

Parcel 'A '101 spaces

Parcel 'B ' 40 spaces

Parking Provided:

Parcel 'A'142 spaces, including 16 visitor spaces.

Parcel 'B' 40 spaces, including 6 handicap spaces.

Comments:

Official Plan

The site is designated High Density Residential in the former Etobicoke Official Plan, which permits nursing homes and townhouses. The site is adjacent to the Humber Valley and located in the Valley Impact Zone. Therefore it is subject to a 10m building setback from the top-of-bank as required by section 6.1 of the Official Plan. These applications meet the setback requirements.

Section 6.1.10 outlines further Valleyland Policies concerning site plan control matters which will be addressed in the conditions to site plan approval.

Zoning Code:

The site is zoned Sixth Density Residential ( R6 ) in the former Etobicoke Zoning Code. Site Specific By-law 1992-68 restricts the use of Parcel 'A' to a maximum of 42 townhouses and Parcel 'B' to a maximum of 275 apartments in two apartment buildings. By-law 1992-68 also provides development standards for each parcel. An amendment is required to permit the nursing home and the increase in the number of townhouses. The amending by-law(s) will also revise some of the development standards applicable to each parcel. Since the intent is to sever the parcels, staff suggest separate by-laws for each parcel.

Agency Comments:

The Technical Services Division of Works and Emergency Services advises that water, storm and sanitary services are available. Leisureworld is required to submit a soil/groundwater report for peer review. As conditions of site plan approval for each proposal, this Division will require: an application for and a plan of proposed service connections; a stormwater management report; a lot grading plan; the applicant to enter an agreement with the City and post bonding to ensure completion of the grading and other services.

The Transportation Services Division of Works and Emergency Services advises that the volume of traffic from these proposals will not impact the operation or level-of-service of the abutting road network. With respect to the townhouse proposal, the 6.0m driveway length is 0.5m below standard but is acceptable.Other requirements will be addressed at site plan approval.

The Toronto Region Conservation Authority requires a permit to place or dump fill and the buildings to be setback a minimum of 10m from the top of bank.

The Toronto District School Board advises that students from this development can be accommodated at West Humber Collegiate Institute but alternative arrangements may be required once the local school(s) reach capacity. Students cannot be accommodated at Humberwood Downs Junior-Middle Academy and alternative accommodation arrangements will be required for these students.

The Toronto Catholic School Board has indicated that children from the townhouse development could be accommodated at Holy Child Catholic School (JK-8) and Marian Academy Catholic Secondary School (9-OAC) in permanent facilities.

The comments of Toronto Fire Services, Toronto Hydro and Canada Post to be addressed through site plan approval.

The Urban Design section of the Urban Planning and Development Services Department notes that a landscape plan has not yet been submitted on the townhouse proposal. On the nursing home plan, there is a small encroachment of a rear patio in the 10m building setback from the top-of-bank; staff would like to see enhanced landscaping along the boundaries with the townhouses and the City park to the east.

During the review of this proposal, the applicant responded to a suggestion from the Ministry of Health to change the location of the receiving/loading area from the rear corner to the side of the building. That revised location brings the loading area closer to the front of the building, closer to the adjacent townhouses and is more difficult to mask with any landscape treatment. Staff do not support the revision.

Community Meeting:

On June 1, 1999, a community meeting was attended by five area residents. The only concern expressed was about traffic; however this was more related to the area residents' opposition to the Morningstar Bridge.

Other Considerations:

Hullmark Developments Limited paid the application fee for the 63 townhouse proposal under protest. The City's application fees are based on building area(s). Since previous approval had been given for 42 townhouses and 275 apartments, Hullmark feels that credit should be given for that portion of the fee. Staff indicated that credit is given for previous contributions toward parkland or development charges but does not apply to application fees. Application fees are charged to offset the City's costs in relation to processing development applications. The City's costs for processing applications do not change as a result of previous approvals. We do not recommend support of the requested credit.

Conclusions:

These proposals represent a significant decrease in density from the combination of apartments and townhouses previously approved on this site. The introduction of a long term care facility ( nursing home ) is compatible with surrounding residential and open space land uses.

Conditions to Approval:

The amending by-laws shall confirm the existing Sixth Density Residential (R6) zoning on the site and restrict development on Parcel 'A' to a maximum of 63 townhouses, and on Parcel 'B' to a 3 storey, 8185m2, long term care facility. The by-laws would incorporate site specific provisions addressing matters including: floor space index; setbacks; and, landscaped open space.

Further detailed consideration of the proposals under Site Plan Control to include:

Signing of Site Control Agreements and payment of the necessary fees associated with the preparation, execution and registration of same.

Submission of proposed service connection plans and applications.

Submission of stormwater management reports, grading plans and construction management plans to the satisfaction of the Technical Services Division of the Works and Emergency Services Department.

Provision of on-site services, including storage of waste and recyclable materials, the treatment and provision of stormwater management facilities ( including payment of stormwater quality cash-in-lieu, if required), and the posting of adequate bonding to ensure completion of the grading and services, and compliance with the construction management plans to the satisfaction of the Technical Services Division of the Works and Emergency Services Department.

Driveways, sidewalks and curbs are to be constructed to City standards with sidewalks through the proposed driveways.

Leisureworld is to pay $1400 to the City for recycling equipment.

Hullmark is to pay $680 to the City for blue and gray boxes for curbside pickup.

On Parcel 'B', submission of a revised site plan and landscape plan addressing the comments of the Technical Services Division of Works and Emergency Services and of the Urban Design Section of Urban Planning and Development Services and submission of landscape cost estimate and adequate financial guarantees to ensure completion of the works.

On Parcel 'A', submission of a revised site plan addressing the comments of the Technical Services Division of the Works and Emergency Services Department; submission of a landscape plan, cost estimate and financial guarentee to ensure completion of the approved works.

Confirmation that the final site plans meet Fire Services requirements.

Confirmation that the applicants have satisfied Toronto Hydro requirements.

Confirmation that the applicants have satisfied Canada Post requirements.

Confirmation that the applicants have satisfied Parks Services requirements.

Confirmation that the applicants have satisfied Toronto Region Conservation authority requirements.

Payment of the applicable development charges in effect at the time of building permit issuance.

Confirmation that the site meets barrier free access requirements.

Contact Name

Ed Murphy, Senior Planner Tel: (416) 394-8234

Community Planning, West District Fax: (416)394-6063

Karen V. Bricker, MCIP

Director of Community Planning, West District