June 21, 1999

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP

Director Community Planning, East District

Subject:Official Plan Amendment Application SP1998020

Zoning By-law Amendment Application SZ1998039

Masaryktown Memorial Institute Incorporated

450 Scarborough Golf Club Road

Part of Lot 17, Concession D

Woburn Community

Scarborough Highland Creek

Purpose:

This report recommends amending the Woburn Community Secondary Plan and the Woburn Community Zoning By-law for the lands located on the west side of Scarborough Golf Club Road, south of Confederation Drive, as shown on the attached map. The proposed changes would permit a 74- unit residential building containing Alife lease@ units and the provision for a future 30-unit residential care facility.

Recommendations:

It is recommended that City Council:

(A)Official Plan:

amend the Woburn Community Secondary Plan, as amended, with respect to the lands located on the west side of Scarborough Golf Club Road, south of Confederation Drive, being Part of Lot 17, Concession D as follows:

(1)Add the following numbered policy:

"West Side of Scarborough Golf Club Road

South of Confederation Drive

High Density Residential and Community Facilities designations are permitted in addition to the existing Institutional Uses- Recreational designation. In considering Zoning amendments to allow for the development of these lands, Council shall consider the compatibility of the development to the surrounding land uses having regard for building height, massing and location.;

(B)Zoning By-law:

amend the Woburn Community Zoning By-law No. 9510, as amended, with respect to the lands located on the west side of Scarborough Golf Club Road, south of Confederation Drive, being Part of Lot 17, Concession D, as follows:

(1)Additional Permitted Uses:

All uses within the Apartment Residential (A) Zone, excluding group homes;

(2)Development Standards:

(i)maximum number of units 104 (of which a maximum of 74 units shall be apartments and a maximum of 30 units shall be nursing home and senior citizens' homes);

(ii)minimum building setback (above or below grade) from streetline 3metres;

(iii)minimum building setback from top-of-bank 10 metres;

(iv)inimum building setback from a lot line other than a streetline 3metres;

(v)maximum building height 6 storeys, excluding basements and parking structures;

(vi)a minimum of 1.1 parking spaces per apartment unit shall be provided, consisting of a minimum of 1 parking space per apartment unit for residents and 0.1 parking spaces per unit for visitors;

( vii)a minimum of 0.25 parking spaces per nursing home or senior citizens' home unit shall be provided;

( viii)residential Parking Regulations shall not apply; and

(C)Miscellaneous:

authorize such unsubstantive, technical, stylistic or format changes to the Zoning By-law as may be required to give effect to this resolution.

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 construction of a 74-unit residential development containing life lease units. "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 6 storeys, with a 6-storey exposure along the valley slope to the south. Other than 10 surface parking spaces, the remaining parking would be provided in an underground-parking garage. The overall massing of the building is similar to the current development on the site. Accordingly, the proposal is in keeping with the overall development scheme of the subject lands.

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. The applicant has advised staff that this latter concept has been considered as a potential future phase in the on-going development of these lands, given the aging population of the membership of the Masaryk Memorial Institute.

The details of the development proposal are as follows:

Total Land Area9.20 hectares (22.70 acres)

Development Area*1.33 hectares (3.30 acres)

Proposed Gross Floor Area12 775 square metres (137,510 square feet)

Life Lease Concept74 units

Care Facility Concept30 units

Proposed Parking Supply84 spaces

* In order to facilitate the development of the "Life Lease" and "Care Facility" concepts, a severance application (SB1998092) has also been submitted to sever a 1.33 hectare (3.3 acres) portion of the land holdings. Site Plan Control application (SS99040) has also been submitted seeking approval for the physical layout and form of the development.

Background:

Scarborough Community Council, in December 1998, considered a Preliminary Evaluation Report and directed that the Public Meeting for consideration of these files be targeted for the first quarter of 1999, subject to: staff providing the required notice, and the applicant submitting the required technical studies in support of these applications.

A Community Information meeting, hosted by Masaryk Memorial Institute Incorporated, 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 two Ward Councillors and approximately 21residents of the area attended the meeting.

The main issues discussed at the Community meeting 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 east, and the parking scheme. The feedback of the meeting was generally positive indicating support for the proposed development. The other items discussed are technical in nature and will be resolved during the Site Plan review process.

The lands are designated and zoned for Institutional uses. Institutional uses are generally defined as lands providing for uses which occupy large parcels of lands with low building coverage. Some of the permitted uses include hospitals, educational institutions and recreational uses. The proposed development requires the lands to be redesignated to add High Density Residential uses in the Official Plan and rezoned to allow Apartment uses and a Residential Care Facility in the Zoning By-law.

The lands are subject to the Environmental Impact Zone (EIZ) and Ravine Protection 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. Development within or abutting a watercourse subject to the Ravine Protection policies shall have regard for the natural environment with respect to slope stability, storm water drainage, vegetation and setbacks from the top-of-bank. Prior to development drawings and studies identifying changes to the natural environment have to be submitted to the satisfaction of the City in consultation with appropriate agencies.

Comments:

The applicant has submitted a "Slope Stability Analysis" report to the City regarding the suitability of the area to accommodate development. The Toronto Regional Conservation Authority (TRCA) have reviewed the report and concur with the findings indicating the proposed development can be built without any impact on the stability of the slope. The TRCA has requested that the development be zoned to ensure a minimum distance separation of 10 metres (32 feet) from the stable top-of-bank. Planning staff will continue to finalize these technical issues during the review of the Site Plan approval process, in co-operation with staff from other Department and Agencies.

A Traffic Impact Analysis report was submitted with the applications and has been reviewed by staff of the Works and Emergency Services Department, Transportation Services. Staff concur with the findings of the report indicating that minimal additional vehicular movements will occur based on the proposed development. Access to the site will continue to be provided and maintained via the private road, off of Scarborough Golf Club Road.

A Vegetation Assessment has been submitted indicating that some mature trees will have to be removed to accommodate the proposed development. This issue is being co-ordinated with Urban Forestry staff in conjunction with the Tree Preservation By-law. Staff will continue to deal with this issue during the review of the Site Plan approval process to ensure trees, which can be preserved, will be protected. As part of the site plan process staff will also explore additional tree planting to compensate for trees which will be lost as a result of the development, as well as providing trees along the street front to provide a visual buffer of the building face.

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 Ontario Municipal Board approved the applications in January 1989.

The applicant is proposing to supply 84 parking spaces to accommodate the parking demand for the life lease building. This supply equates to 1.1 parking spaces per unit. Council's policy in the City's Parking Guidelines, with respect to parking for seniors' residences, requires a minimum supply of 0.5 parking spaces per dwelling unit. This policy does not however include seniors condominiums. Standard condominium developments typically require a supply of 1.4 parking spaces per dwelling unit, as per the policy. Because the life lease concept allows the purchaser to occupy an apartment unit for life, in exchange for a one-time payment and monthly fees, this form of housing will fall somewhere between seniors housing and a condominium type of development. Therefore, a supply of 1.1 parking spaces per unit is proposed to meet the expected parking demand. Transportation Section staff concur with the amount of parking being proposed.

As discussed earlier in this report, the owner is seeking permission to also allow for the future development of a 30-unit residential care facility given the aging population of the membership of the Masaryk Memorial Institute. Council's policy indicates that the parking requirement for chronic care facilities is 0.25 parking spaces per bed.

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 the 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.

The development of this site with additional residential uses similar to the previous development at the westerly portion of the land holdings, having a good spatial separation from the abutting single-family dwelling properties to the north, will not adversely impact the surrounding uses. The accessible location of the site, in conjunction with the aesthetic natural environment, makes it an ideal location for a residential development. Accordingly, staff support the proposal to develop these lands with additional residential and care facility uses.

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

Respectfully submitted,

Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

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