October 20, 1999

To: Toronto Community Council

From: Acting Commissioner of Urban Planning and Development Services

Subject: Preliminary Report on Application No. 199018 for an Amendment to the Official Plan and Zoning By-law to Permit an Addition to Christie Gardens for 40 Additional Residential Care Rooms, 2 Additional Rental Apartments, 77 Senior's Residential Life Lease Suites and Additional Ancillary Areas at 600 Melita Crescent

(Ward 21 - Davenport)

Purpose:

To introduce a proposal to construct 40 additional residential care (retirement home) rooms, 2 additional rental apartments, 77 senior's residential life lease suites and additional ancillary areas at Christie Gardens and seek Community Council endorsement to hold a public meeting.

Financial Implications and Impact Statement:

There are no financial implications resulting from the adoption of this report.

Recommendation:

It is recommended that I be requested to hold a public meeting in the community to discuss the application and to notify owners and residents within 300 metres of the site and the Ward Councillors.

Background:

Site

Christie Gardens is a residential facility for seniors located within the Frankel - Lambert neighbourhood. It is on a 8,328 m2 site. The existing 20,576 m2 terraced building consists of 49 long term care (nursing home) rooms; 37 residential care (retirement home) rooms; 217 rental apartments; and common ancillary services (kitchen, dining areas, recreation and activity areas, supplies and storage, administrative offices). The existing gross floor area is 2.5 times the area of the site.

The site is bounded on the east side by Christie Street, on the south by the Frankel-Lambert park, on the west by Melita Crescent and on the north by Lambertlodge Avenue. To the east, across Christie Street is the Castleview-Wychwood Towers, a 7-storey City of Toronto Home for the Aged. Immediately to the south of the site is the Frankel-Lambert park, then further south are Ontario Hydro Services land and the CPR tracks. On the west side of Melita Crescent are townhouses. To the north are townhouses and a 5 storey residential building at the corner of Christie Street and Lambertlodge Avenue.

This property is part of the larger Frankel-Lambert development which was rezoned in 1978. This site is owned by the City of Toronto. A 99 year lease to Christie Gardens Apartments and Care Inc. was signed in 1983. Christie Gardens was built in 1984 as a nursing home.

The Proposal

The applicant is proposing to expand the existing building by 40 residential care rooms, 2 rental apartments, 77 senior's residential life lease suites and additional ancillary areas. The footprint of the existing building will not be increased. The additions are proposed for the middle and south portions of the building. The terraced design of the building will remain. The number of additional storeys range from 1 to 9 which would result in the highest part of the building being 10 storeys. The total gross floor area would be 32,058 m2 resulting in a gross floor area of 3.85 times the area of the site.

A life-lease unit is a form of housing which usually focuses around seniors, mature adults or cultural and/or religious affiliations. Before purchasers can buy a unit they must be accepted by the non-profit sponsor and agree to specific terms under the purchase agreement. For example, the agreement may stipulate how the value of the unit will be determined upon resale.

Current Official Plan and Zoning Designations

The underlying designation in the Part I Official Plan is "Low Density Residence Area". The proposed increase in density requires an Official Plan amendment.

The site is zoned R2 Z1.0 under By-law 425-93 and is subject to Site Specific By-law 105-78 which permits the maximum total gross floor area to be 2.0 times the area of the site. In 1984, the Committee of Adjustment approved a variance to allow the gross floor area to exceed that permitted by the Zoning By-law. The increased gross floor area was added by enclosing 12 balconies, a driveway and part of the second floor lounge. The envelope of the building was not changed by the increase in the gross floor area.

This proposal requires a rezoning to allow the proposed increase in density.

Comments:

Reasons for further considering this application:

a) The overall societal benefit of increasing the supply and range of senior's housing to accommodate the aging population.

b) There will be an opportunity to improve the Christie Street frontage by landscaping, trellising, and enhancing the corner treatment at Christie St. and Lambertlodge Avenue.

c) In keeping with the residential character of Melita Crescent, the loading facilities will be relocated from Melita Crescent to Christie Street.

d) The proposal attempts to integrate the building into the adjacent residential neighbourhood by stepping down along the Melita Crescent elevation, and thereby decreasing impacts on the residential neighbourhood.

e) As a result of the expansion, the internal environment of Christie Gardens will be improved and additional amenities provided for the residents.

Planning Issues:

Planning issues to be considered as part of this application include:

a) the relationship of the proposal to adjacent properties (massing, height, density, shadowing);

b) details of landscaping, including streetscaping issues;

c) improving vehicular access to the site to ensure that there is minimal impact on Melita Crescent;

d) ensuring that there is adequate parking to accommodate residents, staff and visitors.

Conclusions:

I am recommending a public meeting be held in the neighbourhood to discuss this application. Following the public meeting and receipt of comments from other civic officials, I will submit a Final Report on this application to the Toronto Community Council.

Contact:

Rhonda Petrella

Planner

Telephone: 392-0459

Fax: 392-1330

E-Mail: rpetrell@toronto.ca

Beate Bowron

Director, Community Planning, South District

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List of Attachments:

Application Data Sheet

Maps (3)

APPLICATION DATA SHEET

Confirmed Municipal Address: 600 Melita Crescent

PLANNING CONTROLS (For verification refer to Chief Building Official)

Official Plan Designation:	LDRA	Site Specific Provision:	484-79; 233-78; 169-81; 106-78; 105-78
Zoning District:	R2 Z1.0	Historical Status:	No
Height Limit (m):	10.0	Site Plan Control:	Yes

PROJECT INFORMATION

Site Area:	8328.0 m2		Height:	Storeys:		10
Frontage:				Metres:		27.20
Depth:
				Indoor		Outdoor
Ground Floor:	4485.0 m2		Parking Spaces:	102
Residential GFA:	32058.0 m2		Loading Docks:	1
Non-Residential GFA:			(number, type)
Total GFA:	32058.0 m2

DWELLING UNITS					FLOOR AREA BREAKDOWN
Tenure:	Care Home				Land Use	Above Grade	Below Grade
Bachelors:	5				Residential	32058.0 m2
1 Bedroom:	232
2 Bedroom:	59
Total Units:	296

PROPOSED DENSITY
Residential Density: 3.85	Non-Residential Density:	Total Density: 3.85

COMMENTS

Status:

Application received.

Data valid:

July 27, 1999

Section:

CP South District

Phone:

392-7333