Urban Planning and Development Services
August 18, 1999
To:Scarborough Community Council
From:Ted Tyndorf
Director of Community Planning, East District
Subject:PRELIMINARY EVALUATION REPORT
Zoning By-law Amendment Application SC-Z1998040
Craiglee Nursing Home Ltd.
94 - 102 Craiglee Drive, and 9 and 11 Vanbrugh Avenue
Lots 509 - 514, Lots 523 and 524, and Part of Lots 525 and 526,
Registered Plan M-388
Cliffside Community
Scarborough Bluffs
Purpose:
This report provides a preliminary evaluation of the application to amend the Zoning By-law for the properties at 94-102
Craiglee Drive, and 9 and 11 Vanbrugh Avenue to permit an expansion to the existing the 97-bed nursing home. The
proposal would entail construction of a third-storey addition over the existing building and a three-storey addition to the
west side of the building accommodating an additional 74 beds, for a total of 171 beds.
Financial Implications:
None.
Recommendations:
It is recommended that staff process the application in the normal manner, and that Scarborough Community Council
convene a Public Meeting, targeted for the fourth 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 in the Cliffside Community Secondary Plan as Institutional Uses - Social Welfare, which provides
for a nursing home only. The existing nursing home site is zoned for Institutional Uses (I), and by exception only a nursing
home is permitted. A nursing home is defined as a premise in which persons are cared for or lodged for hire, where, in
addition to sleeping accommodation and meals, personal care, nursing services, medical care and treatment are provided or
made available. The proposal would entail expansion of the nursing home onto the adjacent residential properties at 94 and
96 Craiglee Avenue, and 9 and 11 Vanbrugh Avenue. These four properties have the same Official Plan designation as the
nursing home, but are zoned Single-Family Residential, which does not permit a nursing home.
The 0.21 hectare (0.52 acre) site currently supports an existing two-storey nursing home, which occupies
approximately 40 percent of the lot area, with parking in the rear yard and the balance of the of the land used for
landscaping. A nursing home has been in operation on this site since 1957. Craiglee Nursing Home acquired the facility in
1968 with 97-bed capacity for residents who are in need of long-term nursing care. It is abutted on all sides by
single-family residential dwellings.
The owner proposes to construct a third-storey addition over the existing nursing home and a three-storey west wing
addition to accommodate an additional 74 beds and associated amenity spaces. To accommodate the proposed west wing
addition, the owner has acquired the adjacent westerly lots at 94 and 96 Craiglee Drive and 9 and 11 Vanbrugh Avenue.
Consent applications (SC-B19990053 and SC-B19990054) have been submitted to facilitate the severance and conveyance
of the rear portion of the Vanbrugh Avenue lots. Single-family dwellings are situated on each of these four lots, of which,
three will be demolished to facilitate the proposed development with the dwelling at 9 Vanbrugh Avenue being be retained
(as illustrated on Figure 2).
Currently, there are 24 parking spaces provided, 12 of which are located in an underground garage with the remaining
spaces located at the rear of the building. The applicant has indicated that the present 97 bed facility is well served by the
12 parking spaces at the rear of the building while the area for the 12 underground parking spaces is used for storage
purposes. The applicant is not proposing to provide additional parking as in his opinion, adequate parking is presently
available to support the existing nursing home and the expansion.
Extensive landscaping is proposed throughout the site to enhance the appearance of the development and along the north
and west property lines to provide screening for the adjacent residential properties. A Site Plan Control application
(SC-S19990050) has been submitted to ensure that the development of the property will achieve an appropriate level of
design while minimizing its impact on the adjacent residential properties.
Comments:
Benefits
The expansion of the nursing home at this location would provide an additional supply of beds in the local community.
Furthermore, the proposal would provide accommodation for residents who are less mobile and would benefit from a more
comprehensive living environment offering extensive care services. The proposed expansion would permit an intensified
use of the existing development by sharing the same supporting amenities such as administration, housekeeping, food
preparation, recreation, medical and therapy facilities, thereby permitting more efficient operational costs for the entire
facility.
Concerns
The main concern with this proposal is the location of the proposed third-storey addition and the three-storey west wing
addition and the potential for impacting the privacy of the adjacent single-family properties to the north and west. The
design treatment of the proposed addition, which will be terraced, along with appropriate landscape buffering should
minimize the impact of the three-storey building on these abutting properties.
The applicant is proposing to not provide any additional parking based on the submission that adequate parking exists to
support the existing nursing home and the expansion. The applicant, will however, be required to submit a parking analysis
to determine the parking requirement for this nursing home expansion and to demonstrate there will be no impact on the
immediate neighbourhood.
Contact Name:
Euken Lui, Planner
Scarborough Civic Centre
Phone: (416) 396-7015
Fax: (416) 396-4265
Email: lui@city.scarborough.on.ca
Ted Tyndorf, MCIP, RPP.
Director of Community Planning, East District
