RECOMMENDATION:
That a Public Meeting be held to
consider the Town-initiated Zoning By-law Amendment and revisions to conditions of draft plan of
subdivision approval 19T-95002 for Shouldice Hospital
Ltd. 7750 Bayview Avenue, File No. SU
95001.
PURPOSE:
The
purpose of this report is to provide preliminary information regarding the Town
initiated Zoning By-law Amendment and Revisions to Draft Plan Approval
Conditions to reflect the reduction in servicing allocation for the Shouldice Hospital property.
BACKGROUND:
Area Context
The Shouldice Hospital lands comprise approximately 8.9 ha (22 acres) on the west side of Bayview Avenue, north of John Street. The property is bounded on the
north by the Toronto Ladies Golf Club, on the west by the Little Don River, on
the south by the Glynwood Retirement Residence, and
on the east by Bayview Avenue. A 90 bed private hospital is
currently located on the property.
History of Approvals
On June 23 1992, Council adopted
Official Plan Amendment 117 (to the 1976 Official Plan) to permit the
redevelopment of the Shouldice Hospital site for a “Retirement
Community”, comprising seniors housing, a hotel and a nursing home. OPA 117 was approved by the Province in
August 1992.
The site-specific OPA established
site-specific conditions for removal of the holding provision. These included an update to the 1992 traffic
study to confirm that current and anticipated traffic levels are acceptable;
approval of a draft plan of subdivision for the subject lands; and the
provision of adequate park space for the proposed development. In May 1997, the
Town approved a draft plan of subdivision with conditions, to implement the
proposed development.
In October 1994, Council approved
By-law 209-94 which rezoned the site to (H)I.RHD2 permiting redevelopment of the Shouldice Hospital site in two phases (Appendix A):
- a Phase 1 development (prior to removal of the Holding provision)
consisting of 373 multiple dwelling units, one hotel having a maximum of
50 suites, one nursing home and one private hospital;
- a
Phase 2 development (subject to removal of the Holding provision)
consisting of an additional 248 residential units.
As set out above, the existing
zoning allows for an ultimate development of up to 621 residential units.
The site plan application was
approved in September 1996. The site
plan approval provided for the following development of the site, at ultimate
build out:
- 504 apartment units distributed in 6 buildings, ranging in height
from 8 to 10 stories;
- 102 multiple units in 11 buildings, 2 to 3
storiey in height;
- a 3 storey, 62 bed nursing home;
- a 50 suite hotel (integrated with the apartment building;
- the
existing Shouldice
Hospital would eventually be closed.
The comprehensive site plan is
attached as Figure 4.
The application has been inactive since
1997, and no development has occurred on the property.
Staff recommended the reduction of servicing allocation to the Shouldice Hospital site
In April 2005, Staff met with
representatives of Shouldice Hospital to review the Town’s proposal to reduce servicing allocation to the
site. Due to ongoing regional servicing
capacity constraints, the Town is in a position where it must use available
servicing capacity as efficiently as possible.
The Town and York Region’s adoption of a “use it or lose it” policy with
regard to servicing allocation is intended to further this goal. While the proposed redevelopment of the Shouldice property meets a number of the Town’s
intensification criteria and the site plan and draft plan of subdivision have
been approved for almost a decade, the owner has not pursued registration, and
has not identified a proposed construction date.
During the April 2005 meeting, Shouldice representatives agreed to a reduction of the
servicing allocation to the hospital site to 200 units (with the remaining
allocation of 406 units returned to the Town reserve), provided that the
hospital would be given first priority for the re-assignment of the remaining
servicing allocation from the Town’s reserve.
Over the past summer, staff considered this proposal in light of the
many other competing development proposals across the Town which are ready for
immediate construction. In September
2005, staff sent a letter to Shouldice’s solicitor
advising that the Town could not guarantee that the 406 units reallocated to
the Town reserve would be set aside for Shouldice’s
future use. While the Town will make
every effort to accommodate future phases of the Shouldice
development (beyond the 200 unit allocation now proposed), any future
allocation will depend on available reserve capacity that may be present when
the request is made.
The issues associated with the
Town’s servicing allocation strategy are dealt with in more detail in a
separate staff report to be presented to the Development Services Committee on November 22,
2005.
Staff are recommending amendments to the site specific zoning by-law to
implement the above servicing allocation strategy
Current zoning on the Shouldice property permits a first phase of development of up
to 373 multiple dwellings on the property, in addition to other non-residential
uses prior to lifting of the holding provision.
Further development, up to a total maximum of 621 multiple dwellings, is
permitted once the holding provision is lifted.
Staff recommend that the site specific zoning be amended as follows
to implement the revised servicing allocation strategy for the site (see
Appendix B):
- that the as-of-right multiple dwelling cap be reduced to 200 units,
prior to removal of the holding provision;
- that the conditions for holding provision removal be revised to
address the issue of availability of servicing capacity prior to hold
removal; and,
- that the phase 2 multiple dwelling cap be adjusted upward to ensure
that the ultimate residential development of the site (once servicing
capacity issues have been resolved and holding provisions lifted) remains
unchanged from current levels.
Staff are confident that this approach will ensure that the
Town’s servicing allocation strategy for the site is implemented, without
compromising the ultimate development plans for the property.
Revisions to the conditions of draft plan approval are also recommended
Staff recommend that the conditions
of draft plan approval, which came into effect in May 1997, be revised to
prohibit registration of any part of the plan of subdivision beyond 200 units,
until the Region and the Town have confirmed that sufficient servicing capacity
is available to accommodate this second phase of development, and this
additional allocation has been granted by Council. This is consistent with the revised servicing
allocation strategy. The specific
revision applies to Condition 1 of the approved conditions, and is shown highlighted
in Appendix C to this report. No
red-line revisions to the approved draft plan of subdivision are required. While the wording of this condition reflects
similar wording in the Town’s servicing by-law, staff are of the opinion that
this condition is needed to ensure that the conditions of draft plan of
subdivision approval remain consistent with the Town’s servicing allocation
strategy.
A public meeting is required
Staff recommend that a public meeting be scheduled to consider the
Town-initiated amendment to the Zoning By-law and the revisions to the draft
plan of subdivision approval conditions.
FINANCIAL CONSIDERATIONS:
There are no financial considerations associated
with this application.
ENVIRONMENTAL CONSIDERATIONS:
There
are no environmental issues associated with this proposal.
BUSINESS UNITS CONSULTED AND AFFECTED:
Business units were consulted as
required during the preparation of the Town-wide servicing allocation strategy.
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Air Photo
Figure 3 – Area context and Zoning
Figure 4 – Master Site Plan
Figure 5 – Proposed Plan of Subdivision
APPENDICES:
Appendix A – Existing site specific Zoning
Appendix B – Draft Zoning By-law Amendment
Appendix C – Revised conditions of draft plan approval
Appendix D – letter from Town explaining servicing allocation strategy
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Valerie Shuttleworth, M.C.I.P., R.P.P.
Director of Planning & Urban Design
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Jim
Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
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Q:\Development\Planning\APPL\SUBDIV\SUB95001 Shouldice
Hospital\DEVELOPMENT SERVICES COMMITTEE.doc
FIGURE 1
AGENT: Mary L. Flynn-Guglietti
McMillan Binch LLP
BCE Place, Suite 4400,
Bay Wellington Towner, 181 Bay Street
Toronto, ON M5J 2T3
P: 416-865-7256
F: 416-865-7048
E: mary.flynn@mcmillanbinch.com
LOCATION MAP:
