Report to: Development Services Committee                        Report Date:  December 14, 2009

 

 

SUBJECT:                          RECOMMENDATION REPORT

                                            Chartwell Seniors Housing REIT

                                            Zoning By-law Amendment and Site Plan Control applications to permit an assisted living retirement residence at 380 Church Street.           

                                            File Nos. ZA 08-116099 and SC 08-130611

 

PREPARED BY:               Edward Mak, Planner II – extension 8230

 

 

RECOMMENDATION:

  1. That the report entitled “RECOMMENDATION REPORT, Chartwell Seniors Housing REIT, Zoning By-law Amendment and Site Plan Control applications to permit an assisted living retirement residence at 380 Church Street, File Nos. ZA 08-116099 and SC 08-130611”, dated December 14, 2009 be received;

 

  1. That the application submitted by Chartwell Seniors Housing REIT to amend Zoning By-laws 1229 and 304-87, as amended, be approved, and the draft by-laws attached as Appendices ‘A’ and ‘B’, be finalized and enacted without further notice;

 

  1. That the Site Plan Application (SC 08-130611) submitted by Chartwell Seniors Housing REIT to permit a 5-storey, 103-suite assisted living retirement residence at 380 Church Street be endorsed in principle, subject to the conditions set out in Appendix ‘C’ to this report;

 

  1. That site plan approval be delegated to the Director of Planning and Urban Design or her designate, to be issued following execution of a site plan agreement.  Site Plan approval is issued only when the Director or her designate has signed the site plan;

 

  1. And that Staff be authorized and directed to do all things necessary to give effect to this resolution.

 

PURPOSE:

The purpose of this report is to recommend approval of the Zoning By-law Amendments and Site Plan for a proposed assisted living retirement residence at 380 Church Street.

 

BACKGROUND:

Property and Area Context

The subject property is approximately 1.7 hectares (4.2 acres) in size and is located at the northwest corner of Church Street and Bur Oak Avenue.  The site contains the existing Woodhaven long term care facility and associated parking lot.  There are no natural features on the site.  The lands have recently been severed to separate the Chartwell site from the existing Woodhaven site for mortgage purposes.

 

Surrounding land uses include the main campus of the Markham Stouffville Hospital and the site of the proposed East Markham Community Centre & Library to the south across Church Street, a Hospital surface parking lot to the west, grade-related residential development to the north across Riverlands Avenue, and recently constructed live/work townhouses to the east across Bur Oak Avenue.

 

Proposal is a 5-Storey Assisted Living Retirement Residence

The proposed development is a 5-storey assisted living retirement residence consisting of 103 units with common dining facilities (Figures 4 and 5).   The proposed building is L-shaped, oriented towards Riverlands Avenue and Bur Oak Avenue.   The main entrance is located within the interior of the site with vehicular access from Church Street through the Woodhaven facility’s existing easterly driveway.   A one-storey link to the Woodhaven facility is proposed from the westernmost portion of the building.

 

Thirty-three (33) new surface parking spaces are proposed on the Chartwell site, with an additional 5 new spaces proposed on the Woodhaven site.  Although the Woodhaven and Chartwell sites are separate in title, both sites are operated and managed by the applicant, Chartwell Seniors Housing REIT.

 

OPTIONS/ DISCUSSION:

Official Plan designation and applicable Zoning By-law

The lands are designated “Institutional” in the Cornell Secondary Plan (OPA 168) which provides for the retirement residence use.   The lands are identified as part of the Community Facilities and Health Care Campus that is centred on the Markham Stouffville Hospital and proposed community centre to the south.

 

The Secondary Plan specifies a height maximum of 3 storeys adjoining lands designated Residential Neighbourhood (i.e., the lands north of Riverlands Avenue) and a building setback of 2.5 metres from Riverlands Avenue and Bur Oak Avenue, and 3.0 metres from Church Street.  However, existing zoning on the lands already permits heights in excess of 3 storeys (to a maximum 16 metres), and setbacks in excess of 3.0 metres.  

 

The majority of the lands are zoned “Institutional – Special [I(S)]” in By-law 1229, as amended.  The eastern portion of the site is zoned “Agricultural One (A1)” in Rural Area By-law 304-87, as amended. 

 

The zoning amendment attached as Appendix ‘B’ will include all of the lands under the ‘Institutional-Special’ zone under By-law 1229, and provide for the following development standards for the proposed development:

 

  • Add retirement residence as a permitted use
  • Increase the maximum height from 16 metres to 16.75 metres
  • Reduce building setback from Bur Oak Avenue to 6.0 metres
  • Reduced minimum landscape strips along Church Street and Bur Oak Avenue  to 6.0 metres
  • Reduce the number of required parking spaces from 78 to 33

 

Justification for these proposed changes to the existing zoning of the site is provided in the discussion below.

 

Site plan and building elevations are acceptable

The proposed site plan for the assisting living retirement residence is considered acceptable.  The proposed retirement residence is an appropriate use and built form for the development of the remaining portion of the subject lands.   The facility provides a consistent built form along Bur Oak Avenue, and along Riverlands Avenue, is in line with the existing Woodhaven facility, and is in keeping with the urban design principles in the Cornell Secondary Plan.  

 

The shared vehicular access from the existing Church Street driveway is preferable to a separate access for both facilities in terms of both efficient use of land and traffic circulation, and reduces the traffic impact on surrounding residential streets, such as Riverlands Avenue.  The parking area is contained within the interior and southern portions of the site, and is for the most part screened from the residential uses to the north and east by the building itself. 

 

Building elevations exhibit architecture with residential character

The proposed building façade is comprised primarily of red brick with beige brick accents similar to the existing Woodhaven facility.   Architectural elements such as extended parapets, cornice treatments and french balconies have been incorporated to exhibit a residential character consistent with the townhouses on the north side of Riverlands Avenue and the live/work dwellings on the east side of Bur Oak Avenue.   The proposed parapets necessitate the 0.75 metre increase in height in the zoning by-law, which staff consider acceptable.

 

Parking study supports reduction in parking

The Parking By-law requires a total of 78 parking spaces for the proposed retirement residence.  A total of 33 spaces are proposed for the retirement home, representing a shortfall of 45 spaces. 

 

A parking study undertaken by iTrans Consulting has been submitted in support of the parking reduction.  The report analyzed parking demand at a comparable retirement residence in Markham and assessed opportunities for shared parking on the subject property.    

 

The Town’s parking requirement for a retirement residence is 0.5 spaces per unit, plus 1 visitor parking space per 4 units (or 0.25 spaces per unit).  Based on this rate, a total of 52 spaces would be required for residents and an additional 26 spaces would be required for visitors.   The applicant is proposing 33 parking spaces on the Chartwell site which represents a rate of 0.32 spaces per unit.  Adding the 5 additional spaces proposed on the Woodhaven site results in a rate of 0.37 spaces per unit.

 

Observed parking demand at Rouge Valley Retirement Residence on 16th Avenue in Wismer was analysed to determine expected demand for parking at the subject site.  Although slightly smaller, the Rouge Valley Retirement Residence has a similar target market and provides similar amenities for tenants at the proposed residence on this site.  A parking survey at the Rouge Valley residence indicated a maximum demand of 0.27 spaces per unit.  Assuming a similar rate for the proposed development would result in a parking demand of 27.8 spaces.   This demand would be more than satisfied with the 33 spaces provided on the Chartwell site, and the additional 5 spaces proposed on the Woodhaven site.

 

In addition, the parking study found that additional parking opportunities are available on the Woodhaven site, particularly in the evenings, when the majority of trips by visitors are likely to be made.

 

Staff are satisfied with the findings of the parking study.  Mutual parking arrangements between the existing Woodhaven facility and the proposed retirement home are included as a condition of site plan approval in Appendix ‘A’.  

 

Issues identified at public meeting have been addressed

On November 4, 2008 a statutory public meeting was held to obtain public input with respect to the proposed Zoning By-law Amendment application for the subject site.  There were five written submissions received together with one deputation voicing concerns with respect to potential increased traffic volume and construction vehicles on Riverlands Avenue, noise and dust created during site construction, potential for this site as green space, decreased property value and privacy, as well as diminished sunlight. 

 

Committee members inquired about the implications of noise and shadow impacts of the proposal on dwellings on the north side of Riverlands Avenue, concerns of insufficient sidewalk connections provided for pedestrians surrounding the property, and relationship of the proposal to the future community centre and public square on the south side of Church Street.  Committee members also suggested that the applicant consider LEED certification for the building and incorporate a facility for residents where they can garden.  These matters have been addressed below.

 

Impact on adjacent dwellings

Concern was expressed by members of the public and Committee that the height of the proposed building and the proximity of the proposed building to Riverlands Avenue would negatively impact the existing residences on Riverlands Avenue.

 

The proposed Chartwell building, although five storeys in height, is approximately the same height as the existing 4-storey Woodhaven facility.  The setback of the proposed Chartwell building is 7.5m from Riverlands Avenue, compared with 9m for the Woodhaven facility.   A shadow study was undertaken to demonstrate the impact of the proposed building at the proposed height and reduced setback on neighbouring development.  The findings of the shadow study indicate that during the spring and fall seasons, the shadow cast by the proposed building does not extend onto the north side of Riverlands Avenue, and therefore will not have an adverse impact with respect to reduced sunlight for the residences on the north side of Riverlands Avenue.   Both the height and the setbacks of the proposed building are considered acceptable.

 

Increased traffic, construction noise and use of lands as open space

The proposed development is not expected to increase traffic levels on Riverlands Avenue.  Because Riverlands Avenue is not a through street to 9th Line and as the only driveway access is from Church Street, it is expected that most vehicular traffic to the site will be from Bur Oak Avenue and Church Street.  Construction traffic will be limited to Church Street.

 

With respect to the open space potential of this site, existing zoning for development is in place.  The site is not identified in the Cornell Open Space Master Plan as open space.

 

Pedestrian connections and proximity to future community centre

Continuous sidewalk connections will be provided on all public streets.  The site plan also provides for a pedestrian connection from the main entrance of the proposed building to Church Street, which would enable residents to access the future community centre and library on the south side of Church Street.

 

Concern was expressed about the potential noise generated at the future public square associated with the community centre immediately south of Church Street, and the negative impact this may have on residents.  The applicant is aware of the future public square and has advised that the insulation values of the building materials to be used ensure that the living environment within the proposed retirement residence would not be adversely affected by activities in the future public square.  The applicant considers the future public square to be a benefit for future residents.

 

Sustainability Initiatives

The applicant is not attempting to achieve LEED certification but is proposing to incorporate a variety of sustainability initiatives for this development as outlined in the letter attached as Appendix ‘D’.  Among the initiatives are reduced water and energy consumption through shared services with the Woodhaven long term care facility, the use of energy efficient lighting and electrical transformers, low flow toilets, the installation of low-emittance glass for reduced transmission of heat, the use of drought tolerant landscaping materials, the provision of heat recovery ventilation systems in individual retirement suites, and a potential connection to the Markham District Energy network.  Inclusion of these measures in the project will be secured through the site plan agreement process.  

 

The proposal also has regard for the fatal light awareness program (FLAP) by providing anti-glare non-reflective window glazing.  The proposed building is expected to be non-hazardous for birds as a moderate amount of windows are provided on the primarily brick façade.  A gardening area for residents has not been incorporated in the proposed development due to the limited size of the property.

Servicing allocation is not required for the proposed development

The proposed retirement suites will not include separate kitchens, but will share common dining room facilities and are therefore exempt from servicing allocation requirements.

 

FINANCIAL TEMPLATE (external link):

Not applicable.

 

ALIGNMENT WITH STRATEGIC PRIORITIES:

The proposed assisted living retirement home aligns with the strategic focus of Growth Management, Transportation/Transit, and Environment by providing the following:

 

Growth Management

  • Provides additional housing options serving needs of the aging population within the municipality

 

Transportation/Transit

  • Site is in proximity to transit routes on Bur Oak Avenue and Church Street

 

Environment

  • Inclusion of sustainability initiatives such as:
    • Energy efficient lighting and electrical transformers
    • Low flow toilets
    • Heat recovery ventilations systems
    • Low-emittance windows glass
    • Drought tolerant landscaping materials
    • Potential to connect to Markham District Energy

 

BUSINESS UNITS CONSULTED AND AFFECTED:

All requirements of the Town and external agencies have been reflected in the preparation of this report and conditions of approval.

 

CONCLUSIONS:

Staff recommend that the draft Zoning By-law Amendments contained in Appendix ‘A’ and ‘B’ be finalized and enacted.  Staff are also satisfied with the proposed site plan and elevations and recommend that they be endorsed in principle subject to matters outlined in this report and conditions attached in Appendix ‘C’.

 

RECOMMENDED BY:  

 

 

 

______________________________                              ___________________________

Biju Karumanchery, M.C.I.P, R.P.P                                   Jim Baird, M.C.I.P, R.P.P

Senior Development Manager                                             Commissioner, Development Services

 

ATTACHMENTS:

Figure 1 – Location Map

Figure 2 – Area Context and Zoning

Figure 3 – Air Photo 2007

Figure 4 – Proposed Site Plan

Figure 5 – Proposed Elevations

 

Appendix ‘A’ – Draft Zoning By-law Amendment (304-87)

Appendix ‘B’ – Draft Zoning By-law Amendment (1229)

Appendix ‘C’ – Recommended Site Plan Conditions

Appendix ‘D’ – Letter from applicant outlining proposed sustainability initiatives

 

 

AGENT:                   Jeff Greene

                                  Gatzios Planning + Development Consultants Inc.

                                  7270 Woodbine Avenue, Suite 302

                                  Markham Ontario  L3R 4B9

                                  Telephone:  905-475-9191  Fax:  905-475-8346

                                  Email:  jeff@gatziosplanning.com

 

File path: MARKHAM.CA\APPS\AMANDADOCS\PLANNING\SAVEPATH\20169475069.DOC