March 9, 1999
To:Scarborough Community Council
From:Ted Tyndorf, MCIP, RPP.
Director of Community Planning, East District
Subject:PRELIMINARY EVALUATION REPORT
Official Plan Amendment Application SP1999001
Zoning By-law Amendment Application SZ1999003
Navroz Hoteliers Inc.
2121 Kingston Road
Part of Lot 28, Concession B
Cliffside Community
Scarborough Bluffs
Purpose:
This report provides a preliminary evaluation of the applications to amend the Official Plan
and Zoning By-law for the property at 2121 Kingston Road to permit the conversion of the
existing three-storey hotel into a "Retirement Residence", along with the construction of a
three-storey addition onto the west side of the building.
Financial Implications:
None
Recommendation:
It is recommended that staff process these applications in the normal manner, and that
Scarborough Community Council convene a public meeting, targeted for the third quarter of
1999, subject to:
(1)Staff conducting a Community Information Meeting with a standard notice area of 120
metres (400 feet) from the subject property, and to the local Community Association; the date
of the Community Information Meeting to be determined in consultation with the Ward
Councillors; and
(2)Staff providing Notice of the said public meeting to all property owners within 120 metres
(400 feet) of the subject property.
Background:
The land is designated Highway Commercial in the Cliffside Community Secondary Plan,
which provides for commercial facilities to serve the travelling public in locations oriented
towards a highway or arterial road. The land is zoned Highway Commercial, which permits
day nurseries, fraternal organizations, automobile sales, service and maintenance uses
(excluding auto body repair and/or auto wrecking yards), places of worship, automobile
service stations, funeral homes, hotels and motels, recreational uses, professional and business
offices, and specialized commercial uses. The existing Official Plan and By-law do not
contemplate permanent residential uses on these lands.
The 0.68 hectares (1.68 acres) site currently supports an existing three-storey Best Western
Metro Inn, which occupies approximately 19 percent of the lot area, with parking areas on the
west and east sides of the building and the balance of the land used for landscaping. It is
bounded on the east and west sides by apartment buildings, on the north by the Kingston Road
and Danforth Road junction, and to the south by single-family dwellings on Glen Everest
Drive.
The proposed redevelopment would entail the owner entering into Management Agreement
with Community Lifecare Inc. to develop and operate this "Retirement Residence".
Community Lifecare is an established operator of long-term care facilities and retirement
residences throughout Ontario, with more than 39 years of experience in this service area.
The owner is proposing to renovate and convert the existing hotel rooms into a variety of unit
types and also to construct a three-storey addition onto the west side of the building. A total of
90 units would be created where residents would be charged rent on a per-diem basis. The
residents would receive the following services:
(a)Twenty-four hour security and supervision.
(b)Three meals per day served in a common dining room.
(c)Weekly house keeping and laundry services.
(d)Extensive social and recreational programs.
The owner advises that there would be approximately 30 full and part-time staff working at
this facility, with approximately seven to eight employees on-site at any given time.
As illustrated on Figure 2, the owner is proposing to supply 50 parking spaces to serve the
needs of the future residents, staff and visitors. If additional parking is required, there is an
existing asphalt area available on the east side of the building which can provide a significant
amount of parking. It is not anticipated that the future residents of the facility would require
many parking spaces based on other similar retirement homes operated by Community
Lifecare. Extensive new landscaping is proposed throughout the site, with special attention
along the Kingston Road frontage to enhance the appearance of the site and along the west
and south property lines to provide screening for the adjacent residential properties.
Comments:
Benefits
The owner advises that the demand for hotel accommodation on this site has been declining
for some time. The proposed conversion would improve the financial viability of this
commercial property while adding to the supply of retirement accommodation in the local
community. Furthermore, the proposal would provide accommodation for residents who are
more mobile but wish to benefit from a more comprehensive living environment offering
daily assistance and social programs.
Concerns
The main concern with this proposal is the conversion of the facility to full time occupancy
and the potential for impacting the privacy of the adjacent single-family properties to the
south. The location of the proposed three-storey addition on the western side of the building,
along with appropriate landscape buffering, should minimize the impact of this conversion on
these properties.
Contact Name:
Euken Lui
Scarborough Civic Centre
Telephone: (416) 396-7015
Fax: (416) 396-4265
E-mail: Lui@city.scarborough.on.ca
Ted Tyndorf, MCIP, RPP.
Director of Community Planning, East District
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