City-Initiated Zoning By-law Amendment SC-W1998019
255 Blantyre Avenue
Birchcliff 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 December 8, 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 January 18, 2000, in
accordance with Section 17 and Section
34 of The Planning Act and the
regulations thereunder.
The Scarborough Community Council
submits the following report (December
8, 1999) from the Director of Community
Planning, East District:
Purpose:
This report recommends further
restrictions to the zoning of the
property at 255 Blantyre Avenue.
Currently, there is an Interim Control By-law on this property prohibiting
the development of a senior citizens' home or nursing home during the
effective period of the By-law. The additional zoning standards result
from negotiations between the owner, the Blantyre Community
Association and City Planning staff.
Financial Implications and Impact Statement:
None.
Recommendations:
It is recommended that City Council:
(1) amend the Birchcliff Community Zoning By-law No. 8786, as
amended, applying to the lands described as Block A, Registered
Plan 3288, known municipally as 255 Blantyre Avenue as follows:
(1.1) Permitted Uses:
Retain the current Limited Institutional (LI) zoning permitting
Day Nurseries, Nursing Homes, Places of Worship and
Senior Citizens' Homes.
(1.2) Performance Standards:
(1.2.1) minimum 6 metres (20 feet) streetyard building
setback;
(1.2.2) minimum 8 metres (26 feet) building setback from lot lines
that abut Single-Family Residential (S) and Two-Family
Residential (T) Zones;
(1.2.3) maximum 3 storeys (excluding basements and rooftop
mechanical and stairwell penthouses) and 15 metres (49 feet)
building height (including rooftop mechanical and stairwell
penthouses);
(1.2.4) maximum building coverage 45 percent of the lot area;
(1.2.5) maximum 75 Nursing Home beds and Senior Citizens'
Home units; and
(1.2.6) minimum 0.3 parking spaces per Nursing Home bed and/or
Senior Citizens' Home unit with a minimum of 4 surface
parking spaces to be provided;
(2) repeal Interim Control By-law 817-98, as amended by Interim Control By-law 643-1999, which currently applies to the lands described as Block A,
Registered Plan 3288, known municipally as 255 Blantyre Avenue; and
(3) authorize such unsubstantive technical, stylistic or format changes
as may be required to properly carry out the intent of this
resolution.
Background:
On October 30, 1998, Toronto Council enacted Interim Control By-law
817-98 applying to 12 church sites zoned Limited Institutional (LI) in the
Birchcliff and Clairlea Communities. In addition to permission for
Places of Worship, the zoning of these sites permitted Senior Citizens'
Homes and Nursing Homes. Of concern was the virtual absence of
zoning controls on these properties including height restrictions, most
setbacks and parking requirements.
An in-depth planning review was subsequently conducted which
resulted in recommendations for all properties affected by the Interim
Control By-law with the exception of 255 Blantyre Avenue. The staff
recommendations were adopted by Council and the zoning for these
properties is now in effect. In the case of two properties, the zoning
permission for Nursing Homes and Senior Citizens' Homes was
removed altogether. For the remaining properties, where the
continuation of permissions for Nursing Homes and Senior Citizens'
Homes was deemed appropriate, the zoning now contains a prescribed
building envelope for all permitted uses as well as a parking standard
of 0.3 parking spaces per nursing home bed or senior citizens' home
unit.
The zoning for 255 Blantyre Avenue was processed separately as it was
necessary to await the outcome of an Ontario Municipal Board appeal
on the Interim Control By-law by the owner. The Board Decision, when
rendered, upheld the Interim Control By-law. Due to the time which had
elapsed, it was necessary to extend Interim Control for a further six
month period in order for staff to complete the planning review for this
property and to allow for public consultation. The extension of Interim
Control was done through By-law 643-1999 which will expire on April 28,
2000.
The planning process which followed has been concluded. We are now
in a position to recommend removal of Interim Control and replace it
with appropriate zoning for this site.
Comments:
The recommended building envelope for this site reflecting the various
setback requirements, maximum coverage and height limit is illustrated
on Figure 1. This building envelope together with a parking standard
and restriction as to the number of permitted units/beds were presented
to local residents by the executive of the Blantyre Community
Association at a meeting on November 2, 1999. While support for these
standards was not unanimous, the executive indicated their support as
did other members of the community. Furthermore, staff are satisfied
that the proposed standards are consistent with the approach used for
the zoning of the other Limited Institutional (LI) properties which were
affected by the Interim Control By-law.
Conclusions:
The recommendations contained herein result from an intensive consultation
process with the owner and the Blantyre Community Association over the past
2 years. The proposed zoning will ensure housing opportunities serving the
elderly population continue to be available on this site and that any such facility
is developed in a manner which complements the surrounding neighbourhood.
Contact:
Ms. Jayne Naiman, Senior Planner
Community Planning, East District
Scarborough Civic Centre
Telephone Number: (416) 396-7040
Fax Number: (416) 396-4265
E-Mail: naiman@city.scarborough.on.ca
_________
The following persons appeared before the Community Council in
connection with the foregoing matter:
- Mr. John Bradley, area resident, expressing opposition to the
proposal on the grounds that the planned structure is too large
and may compromise the privacy of abutting residences; the
frequency of delivery trucks bringing supplies to the senior
citizens' home and increased traffic, in general, will aggravate
local homeowners in a neighbourhood already impacted by traffic;
the proposed home may have insufficient parking spaces given
that many seniors drive their own vehicles; and the possibility that
this facility may be used for other than senior citizens' housing;
and
- Mr. Maurice Weaver, representing the Blantyre Community
Association, expressing support for the recommendations which
have been arrived at after many community meetings over an
extended period of time and result in a compromise which the
community considers is the best alternative to the original
proposal.