Scarborough Civic Centre

150 Borough Drive

Scarborough, Ontario

Canada M1P 4N7

www.toronto.ca

Tel: 416-396-7343

Fax: 416-396-4265

Urban Planning and Development Services

January 7, 1999

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP

Director-Community Planning East District

Subject:PRELIMINARY EVALUATION REPORT

Official Plan Amendment Application SP1998020

Zoning By-law Amendment Application SZ1998039

Consent Application SB1998092

Masaryk Memorial Institute Incorporated

450 Scarborough Golf Club Road

Part of Lot 17, Concession D

Woburn Community

Scarborough Highland Creek

Purpose:

This report recommends scheduling a public meeting of Community Council to consider amendments to the Official Plan and Zoning By-law.

Financial Implications:

None.

Recommendations:

It is recommended that staff process these applications in the normal manner, and that the Scarborough Community Council convene a public meeting, targeted for the second quarter of 1999, subject to:

(1)The applicant submitting a Site Plan Control Application to be reviewed by staff of the Community Planning Division, East District;

(2)The applicant submitting Geotechnical and Servicing/Storm Water Management Reports addressing the suitability/feasibility of the development adjacent to the top-of-bank;

(3)Staff providing Notice of the said public meeting to all property owners within 120 metres (400 feet) of the subject property.

Proposal:

The owner of the subject property, as shown on the attached map on Page 1, has requested changes to the current "Institutional" designation and zoning of the site in order to facilitate the development of a 74 unit residential building. The proposed development, as shown on Figure 2, will be built as a "Life Lease" project. "Life Lease" is an established alternative form of seniors housing in Ontario. Entering into a life lease agreement allows the purchaser to occupy an apartment unit for life, in exchange for a one time payment and monthly fees. Masaryk Memorial Institute Incorporated will be responsible for the management of the project.

This portion of the development will be terraced ranging from 3 to 5 storeys with a sub-level containing residential units, thereby, giving the building a 6 storey exposure along the valley slope to the south. Eighty-six (86) parking spaces are proposed as part of this development to meet the expected parking demand. Other than 10 surface parking spaces, the remaining parking would be provided in an underground parking garage.

As part of this application, the owner is also seeking permission to allow for the future development of a 30 unit residential care facility. No information is provided for this component. Staff have been advised by the applicant that this latter concept has been considered as a potential future phase in the on-going development of these lands. No commitment has been made to developing this concept at this time.

In order to facilitate the development of the "life lease" concept a severance application (SB1998092) has also been submitted to sever a 1.3 hectare (3.3 acre) portion of the land holdings. Masaryk Memorial Institute Incorporated created a similar type of development, at the most westerly portion of the site, which also required amendments to the Official Plan and Zoning By-law, as well as a severance. The applications were approved by the Ontario Municipal Board in January 1989.

The subject property has an area of approximately 9.2 hectares (22.7 acres). It is bounded on the east side by Scarborough Golf Club Road, to the north by single-family dwellings (on Confederation Drive) and the Scarboro Golf Club abuts the property to the west and south.

The site overlooks the Highland Creek Valley. For the most part, the subject site where the building is being proposed is relatively flat with a gentle slope, while the southern boundary of the development site is formed by the steep slopes of the Highland Creek Valley.

The remaining lands located immediately to the south and east are occupied by a restaurant, cabins for summer use, a track and swimming pool. Some of these older buildings will have to be removed and/or relocated to accommodate this development. An existing residential development containing 112 units is situated at the north west corner of the property.

As part of the application, the following reports have been submitted to support the requested changes; Traffic Impact Analysis and Vegetation Assessment. Some mature trees will have to be removed to accommodate the proposed development. Access to the site will continue to be maintained via the private road, off of Scarborough Golf Club Road. It is anticipated that minimal additional vehicular movements will occur based on the proposed development. Both reports have been forwarded to Transportation and Tree By-law Co-ordination staff for comment.

A Community Information meeting, hosted by Masaryk Memorial Institute Incorporated on the site, was held on November 9, 1998. Notice was sent to all property owners within 120 metres (400 feet) of the subject property (approximately 135 notices). The meeting was attended by the two Ward Councillors and approximately 21 residents of the area. The main issues discussed included: tenure of housing, traffic, the size and massing of the proposed building, the location of the building and distance separation from the single-family dwellings to the north, and the parking scheme.

The proposal before Community Council has been modified from the original concept shown to the residents at the Community Information meeting. Specifically the changes include the addition of 9 more dwelling units (raising the total from 65 to 74), and an additional level to accommodate the unit increase. The additional level effectively will provide a 5 storey elevation for views from the north, west and east, (rather than the 4 storey previously shown at the Community Meeting) while providing a 6 storey exposure from the valley slope to the south. Staff believe that the increase is not significant enough to require a further Community Information meeting, given the additional level is located at the westerly portion of the building away from Scarborough Golf Club Road and the residential dwelling units to the north.

The lands are designated as a Site Plan Control area, which enables the City to negotiate the layout of buildings on the site, location of driveways, parking areas and landscaping. No application has been submitted to date.

The lands are currently designated and zoned for Institutional uses. Institutional uses are generally defined as lands providing for uses which occupy large parcels of land with low building coverage. Some of the permitted uses include hospitals, educational institutions and recreational uses. The applicant is seeking to allow a residential development which will require the lands to be redesignated for High Density Residential Uses. The Zoning By-law would also have to be amended to allow Apartment Uses.

The lands are also subject to the Environmental Impact Zone (EIZ) policies of the Official Plan. The EIZ constitutes all lands located below the crest of the valley slope ... and lands within the first 10 metres above and beyond the crest of a stable valley slope. The Plan does not permit buildings within the EIZ unless Council is satisfied through the completion of adequate studies that the natural environment can be adequately protected.

Comments:

Benefits

The addition of the proposed use at this location would provide the owner with a means by which it could relieve its financial burden and at the same time provide housing for its members and community. The proposed development provides an opportunity for additional dwelling units to the City's overall housing stock. It would also serve to increase the assessment on the property.

Concerns

Both the Works and Emergency Services Department (WESD) and the Toronto Regional Conservation Authority (TRCA) have expressed a concern regarding slope stability and the proposed development. Further work and evaluation is required. The applicant has been requested to provide a Geotechnical Report to assess the proposed development in relation to the existing top of bank and the proposed development's impact on the slope.

Similar to the issue above, both WESD and TRCA have expressed a concern regarding the servicing of the site. Of utmost concern is the storm water management issue and the potential impact that the run-off generated from this development may have on the valley slope. The applicant is proposing rooftop storage and the possibility of a surface detention facility. A Servicing/ Storm Water Management Report will be required to assess servicing and storm water management.

The loss of mature trees to accommodate the development will have to be evaluated to determine where trees can be saved and preserved. A review of the Vegetation Assessment is under way. Access to the site will continue to be maintained via the private road, off of Scarborough Golf Club Road. It is anticipated that minimal additional vehicular movements will occur based on the proposed development. However, a review of the intersection of Scarborough Golf Club Road and the driveway will be undertaken.

Contact Name:

Bill Kiru, MCIP, RPP

Planner, Community Planning Division

Scarborough Civic Centre

Telephone:(416) 396-7014

Fax: (416) 396-4265

E-mail:kiru@city.scarborough.on.ca

Ted Tyndorf, MCIP, RPP

Director Community Planning, East District

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