Official Plan Amendment Application SP1999001

Zoning By-law Amendment Application SZ1999003

Navroz Hoteliers Inc., 2121 Kingston Road

Cliffside Community

Ward 13 - Scarborough Bluffs

The Scarborough Community Council, after considering the deputations and based on the finding of fact, conclusions and recommendations contained in the report, dated June 24, 1999, from the Director of Community Planning, East District, recommends that the report of the Director of Community Planning, East District, be adopted.

The Scarborough Community Council reports having held a statutory public meeting on July 15, 1999, in accordance with Section 17 and Section 34 of the Planning Act and the regulations thereunder.

The Scarborough Community Council submits the following report (June 24, 1999) from the Director of Community Planning, East District:

Purpose:

This report presents recommendations 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 "Senior Citizens' Home", along with the construction of a three-storey addition onto the west side of the building.

Financial Implications:

None.

Recommendations:

It is recommended that City Council:

(A)Official Plan:

amend the Cliffside Community Secondary Plan with respect to the lands at 2121 Kingston Road, being Part of Lot 28, Concession B, by the addition of the following numbered policy:

"Senior Citizens' Homes are permitted within the Highway Commercial Uses designation.";

(B)Zoning By-law:

amend the Cliffside Community Zoning By-law No. 9364, as amended, with respect to the lands at 2121 Kingston Road, being Part of Lot 28, Concession B, as follows:

(1)Permitted Use: Senior Citizens' Homes are permitted in addition to the Highway Commercial uses;

(2)maximum building height shall not exceed three storeys;

(3)minimum rear yard building setback of 3 metres (10 feet);

(4)minimum front yard building setback of 21 metres (69 feet) from the centre line of Kingston Road;

(5)minimum parking requirement of 0.25 parking space per suite;

(6)gross floor area of all buildings, minus the gross floor area of all basements, shall

not exceed 130 percent of the area of the lot;

(7)streetyard parking is permitted;

(8)on-site recreation space/room shall be provided on the basis of a minimum of 0.9square metres (10 square feet) for each suite;

(9)minimum 1.5 metre (5 foot) buffer strip to be provided along boundaries with abutting single-family and apartment zones;

(C)Miscellaneous:

authorize such unsubstantive technical, stylistic or format changes to the Official Plan and Zoning By-law Amendments as may be required to properly carry out the intent of this resolution.

Background:

The land is designated Highway Commercial Uses 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 hectare (1.68 acre) 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 Road.

The proposed redevelopment would entail the owner entering into Management Agreement with Community Lifecare Inc. to develop and operate this Senior Citizens Home. 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:

-Twenty-four hour security and supervision;

-Three meals per day served in a common dining room;

-Weekly housekeeping and laundry services; and

-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, which would be more than the 23 parking spaces required at a ratio of 0.25 parking spaces per suite. 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.

Scarborough Community Council on April 13, 1999 adopted the recommendations contained in my Preliminary Evaluation Report dated March 9, 1999 and directed staff to convene a public meeting to consider these applications.

A community information meeting was held by staff on May 17, 1999 at Cliffside Public School. This meeting was attended by the Ward Councillors Brian Ashton and Gerry Altobello, the owner and applicant and eight residents who were generally supportive of the proposed redevelopment.

Comments:

A Site Plan Control application has been submitted indicating the location of the existing building, the proposed three-storey addition, parking and landscaping areas (shown on Figure 3). Extensive new landscaping is proposed throughout the site, with special attention to 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. The existing garbage container located at the rear of the building would be relocated within the building to eliminate the noise and smell of garbage for the adjacent residential properties. A 1.8 metre (6 foot) wood fence would be constructed along the west and south property lines to ensure visual screening for the adjacent residential properties.

In an attempt to maintain the overall design coordination of the enlarged building, and minimize its visual impact on the adjacent properties, the architect proposes to construct the three-storey addition in a form compatible with the existing building with the same flat roofline. The proposed renovation and new addition would further enhance the appearance of the site and complement the proposed landscaping treatment.

The applications were circulated to all technical agencies and departments for comment. There were no concerns raised by the proposed applications and redevelopment of the subject property.

Conclusions:

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.

The Department very much supports this proposal which facilitates new housing stock for seniors, and contributes to the continued viability of this neighbourhood by replacing less viable commercial uses and bringing new investment into the area. The new occupants would also utilize existing infrastructure and facilities presently available in this area.

Contact Name:

Euken Lui

Scarborough Civic Centre

Telephone: (416) 396-7015

Fax: (416) 396-4265

E-mail: Lui@city.scarborough.on.ca

Mr. Suu-dda Patkar, Suu-dda Patkar Architectural Company, appeared before the Community Council on behalf of the owner, and expressed support for the foregoing recommendations.