May 11, 1999

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services

Subject:Preliminary Report on 1195 Queen Street East - Application No. 199011 for an Official Plan Amendment and Rezoning to permit the expansion of an existing Nursing Home, (Ward 25 - Don River).

Purpose:

To permit the construction of an 5772 sq. metre addition to and renovation of an existing nursing home at 1195 Queen Street East in order to meet the new Ministry of Health guidelines and standards.

Source of Funds:

Not applicable.

Recommendations:

It is recommended that:

1.I be requested to hold a public meeting in the community to discuss the application and to notify owners and tenants within 300 metres of the site and the Ward Councillors.

2.The owner be advised that, prior to final Council approval of this project, the owner may be required to submit a Noise Impact Statement in accordance with City Council's requirements. The owner will be further advised of these requirements, as they relate to this project, by the Commissioner of Works and Emergency Services.

Background:

Site:

The site is located on the south side of Queen Street East just west of Leslie Street.

Proposal:

The project for this site is to expand an existing nursing home by constructing an addition to the rear and adding one floor to the four storey building as well as remodel the older portion of the building.. With the removal of an existing garage, 21 open surface parking spaces will be provided at grade as will 2 loading spaces.

Applicable Planning Controls:

The Official Plan designation for this site is Low Density Residential Area which permits a variety of residential uses including institutional type uses. The zoning on the site is R3 Z1.0 which permits residential uses up to one times the area of the lot. The height limit is 12.0 metres.

Comments:

The density for the existing building is approximately 1 times the lot area. The proposal is to increase the residential permission to 2.5 times the lot area. The adjacent sites are within the Low Density Mixed Commercial-Residential Area with uses that have densities higher than 1 times the lot area. Compatibility with the adjacent built form will be reviewed as part of this application.

In order to clarify the design intent of the project, the applicant should provide the following information for review:

a)a roof plan;

b)schematic north-south and east west site sections complete with adjacent buildings indicated;

c)details for the garbage enclosure; and

d)a landscape plan and a night lighting layout.

In addition, the applicant should investigate the sun/shadow impact and wind on the interior court. The building does address the Queen Street frontage but a weather cover entrance canopy should be considered for the main building entrance.

Conclusions:

This application should be discussed with the community.

Contact Name:Denise Graham

Community Planning, East Section

Fax:392-1330

E-Mail:dgraham1@toronto.ca

Beate Bowron

Director, Community Planning, South District

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APPLICATION DATA SHEET

Confirmed Municipal Address:1195 Queen Street East.

PLANNING CONTROLS (For verification refer to Chief Building Official)

Official Plan Designation:	Low Density Residence Area	Site Specific Provision:	234-79
Zoning District:	R3 Z1.0	Historical Status:	No
Height Limit (m):	12.0	Site Plan Control:	Yes

PROJECT INFORMATION

Site Area:	4217.0 m2		Height:	Storeys:		5
Frontage:				Metres:		14.22
Depth:
				Indoor		Outdoor
Ground Floor:			Parking Spaces:	21
Residential GFA:	10543.4 m2		Loading Docks:	1	C
Non-Residential GFA:			(number, type)	1	G
Total GFA:	10543.4 m2

DWELLING UNITS		FLOOR AREA BREAKDOWN
Tenure:	Nursing Home	Land Use	Above Grade	Below Grade
Beds:	144	Institutional	10543.4 m2
Total Units:	144

PROPOSED DENSITY
Residential Density: 2.50	Non-Residential Density:	Total Density: 2.50