Public Meeting Report

To: Development Services Committee

From: Thomas B. Hodgins, BES, MA, RPP, MCIP, Commissioner, Development Services Department

Report Number: DS-15-05

Date of Report: January 7, 2015

Date of Meeting: January 12, 2015

Subject: Application to Amend Zoning By-law 60-94 for 550 Bond Street West, 56 Stevenson Road North and 57 Elizabeth Street, Hillsport Developments Inc.

File: Z-2014-08

1.0 Purpose

The purpose of this report is to provide background information for the Planning Act public meeting on an application submitted by Hillsport Developments Inc. to amend Zoning By-law 60-94 to permit a 129 unit retirement home and a medical clinic with ancillary pharmacy at 550 Bond Street West, 56 Stevenson Road North and 57 Elizabeth Street.

Attachment 1 is a map showing the location of the subject site and the existing zoning in the area.

Attachment 2 is a copy of the site plan submitted by the applicant showing the proposed development.

A notice advertising the public meeting was mailed to all assessed property owners within 120 metres (400 ft.) of the subject site and to all required public bodies. In addition, a notice was published in the Oshawa This Week and Oshawa Express newspapers and signs giving notice of the application have been posted on the site.

2.0 Recommendation

That, pursuant to Report DS-15-05 dated January 7, 2015, the application submitted by Hillsport Developments Inc. to amend Zoning By-law 60-94 (File Z-2014-08) to permit a retirement home and a medical clinic with ancillary pharmacy at 550 Bond Street West, 56 Stevenson Road North and 57 Elizabeth Street be referred back to the Development Services Department for further review and the preparation of a subsequent report and recommendation. This referral does not constitute or imply any form or degree of approval.

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3.0 Executive Summary

Not applicable.

4.0 Input From Other Sources

The subject application has been circulated for comment and the identification of issues to a number of departments and agencies. These comments and issues will be considered and reported on, as appropriate, in a subsequent staff report which will provide a recommendation on the application.

5.0 Analysis

5.1 Background

The subject site is located at the northwest corner of Bond Street West and Stevenson Road North.

In 2011 the applicant submitted applications to amend the Oshawa Official Plan and Zoning By-law 60-94 to permit a 129 unit retirement home and a 58 unit seniors apartment building on the subject site. On December 5, 2011 the City held a Planning Act public meeting for those applications which were subsequently withdrawn.

The applicant now proposes to rezone and build a 129 unit retirement home and medical clinic with ancillary pharmacy.

The existing R1-C (Residential) zoning does not permit the currently proposed development of a retirement home and medical clinic with an ancillary pharmacy.

As a result, the applicant has submitted the subject application to permit the proposed development.

The following is background information concerning the subject application:

Item Existing Requested/Proposed

Oshawa Official Plan Designation

Residential No change

Zoning By-law 60-94

R1-C (Residential) An appropriate zone to permit a retirement home and medical clinic with ancillary pharmacy subject to a special condition with a site specific definition of retirement home and regulations to permit the proposed site/building design.

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Item Existing Requested/Proposed

Use 550 Bond Street West and 57 Elizabeth Street: Vacant

56 Stevenson Road North: Single detached dwelling

129 unit retirement home and a medical clinic with ancillary pharmacy

The following are adjacent land uses to the subject site:

North Single detached dwellings and two-unit dwellings fronting onto Elizabeth Street, Waverly Street North and Stevenson Road North

South Commercial plaza across Bond Street West East Single detached dwellings across Stevenson Road North West Single detached dwellings and a two-unit dwelling fronting onto Featherwood

Court

The following are the proposed development details (Attachment 2) for the subject site:

Site Statistics Items Measurement

Lot Frontage on Bond Street West 191.5 m (628.3 ft.)

Gross Lot Area (inclusive of road widenings) 0.946 ha (2.34 ac.)

Net Lot Area (exclusive of road widenings) 0.861 ha (2.13 ac.)

Number of Proposed Retirement Home Units

105 - One-bedroom units

24 – Two bedroom units

Total 129 units

Maximum Net Residential Density Proposed 150 units per hectare (60 u/ac.)

Gross Floor Area of Proposed Medical Clinic including ancillary pharmacy

718.7 square metres (7,736.3 sq. ft.)

Parking Spaces Required Retirement Home: 49 spaces (0.38 spaces per suite)

Medical Clinic: 38 spaces (1 space for every 19 square metres of gross floor area)

Total: 87

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Site Statistics Items Measurement

Parking Spaces Proposed 120

Number of Storeys Proposed 5 storeys plus a walkout basement

5.2 Oshawa Official Plan

The subject site is designated as Residential in the Oshawa Official Plan.

The Oshawa Official Plan specifies, in part, that areas designated as Residential shall be used predominantly for residential dwellings.

The Oshawa Official Plan contains policies which establish various density types and provide general locational criteria for such densities.

The proposed development has a residential density of 150 units per hectare (60 u/ac.) and is classified by the Oshawa Official Plan as High Density I Residential which permits 85 to 150 units per hectare (34 to 60 u/ac.)

Table 2 in the Oshawa Official Plan is a guideline that indicates that uses in the High Density I Residential category are to be:

(a) Generally located at the periphery of neighbourhoods along arterial roads, or within or at the periphery of the Central Business District, or in proximity to arterial roads within the Main Central Area, Sub-Central Area and Community Central Areas.

(b) Generally located in such a manner that the scale, form and impacts of this type of housing are generally compatible with adjacent land uses.

Bond Street West and Stevenson Road North are designated as Type ‘B’ arterial roads in the Oshawa Official Plan. Waverly Street North and Elizabeth Street are local roads.

Section 2.3.1.6 of the Oshawa Official Plan specifies that:

“2.3.1.6 Limited office, retail and personal service uses may be permitted as an exception within areas designated as Residential provided such uses do not exceed a maximum of 1,000 square metres (10,674 sq. ft.) on an individual site, are compatible with surrounding land uses and do not detrimentally affect the development and function of Central Areas in accordance with Section 2.1 of this Plan, and subject to the inclusion of appropriate provisions in the zoning by-law.”

The medical clinic portion of the proposed building has a gross floor area of 718.7 square metres (7,736.3 sq. ft.).

Section 6.2.7 of the Oshawa Official Plan specifies:

“6.2.7 The location and development of senior citizens housing developments shall have regard for the proximity of transit routes, community facilities, open space and

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recreation facilities and commercial areas and the availability of municipal services. Preference for senior citizens housing development shall be given to sites within or in close proximity to Central Areas that afford the residents ease of access to diverse services and activity areas.”

Bond Street West is the boundary of the Main Central Area in this part of the City. Lands south of Bond Street West are within the Main Central Area while lands on the north side are outside the Main Central Area.

The policies and provisions of the Oshawa Official Plan will be considered during the further processing of the subject application.

5.3 Zoning By-law 60-94

The subject site is zoned R1-C (Residential) which only permits single detached dwellings.

The applicant has submitted an application to amend Zoning By-law 60-94 to permit the proposed retirement home and medical clinic and ancillary pharmacy subject to a special condition with a site specific definition of retirement home and regulations to permit the proposed site/building design.

Zoning By-law 60-94 defines a Retirement Home as:

““RETIREMENT HOME” means a residence providing accommodation primarily for persons or couples of 65 years of age or over where each living unit has a private bedroom, a private washroom and separate entrance from a common hall but where common facilities for the preparation and consumption of food are provided, and where common lounges, recreation rooms and medical care facilities may also be provided.”

The individual units proposed in the subject development include cooking facilities and therefore do not meet the definition of a retirement home.

The applicant has requested that the proposed zoning by-law amendment include a special condition to permit cooking facilities within individual units in the retirement home.

Zoning By-law 60-94 defines a Clinic as:

““CLINIC” means a building or part of a building in which the practice of one or more of the self governing health professions listed in Schedule 1 to the Regulated Health Professions Act, 1991 S.O. 1991 c.18, excluding a pharmacy as a main use, is carried on or in which the treatment of humans by a Drugless Practitioner, as defined in the Drugless Practitioners Act, R.S.O. 1990, c.D.18, occurs and may include medical laboratories or an ancillary pharmacy.”

The subject application will be reviewed against the provisions of the Zoning By-law 60-94 during the further processing of the subject application.

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5.4 Site Design/Land Use Considerations

The applicant proposes to develop a 5 storey (plus a walkout basement) retirement home and medical clinic with an ancillary pharmacy on the subject site. The medical clinic is proposed to have separate exterior entrances from the retirement home.

The retirement home is intended to include on-site amenities for residents such as a dining room/bistro café, a fitness area, a spa and a hairdressing salon.

One driveway access is proposed off of Bond Street West.

All parking is proposed to be surface parking on the northern and western portions of the site.

Detailed design matters will be reviewed during the further processing of the application to ensure compliance with the City’s Landscaping Design policies, engineering standards and other policies. This Department will conclude its position on the site design after it has received and assessed all comments from the circulated departments, agencies and the public.

Some of the specific matters this Department will be reviewing during the further processing of the subject application include:

(a) The appropriateness of the proposed uses, height and density in this location; (b) Site/building design matters including buffers to adjacent residential uses, waste

collection, driveway access, parking, loading area, building architecture, shadows, balcony locations and building setbacks;

(c) Noise impacts; (d) The need for a public walkway connection through the site from Waverly and Elizabeth

Streets to Stevenson Road North or Bond Street West since the existing neighbourhood residents use this site as an informal access in and out of the neighbourhood;

(e) The adequacy of the proposed parking for the development; (f) Storm water management, grading and servicing matters; (g) Road widening requirements; and (h) Traffic impacts.

6.0 Financial Implications

There are no financial implications associated with the Recommendation in this Report.

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7.0 Relationship to the Oshawa Strategic Plan

Holding a public meeting on development applications advances the Accountable Leadership Goal of the Oshawa Strategic Plan.

Paul D. Ralph, BES, RPP, MCIP, Director, Planning Services

Thomas B. Hodgins, BES, MA, RPP, MCIP, Commissioner, Development Services Department

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Attachment 1 Development Services Department

Item: DS-15-05 Subject: Application to Amend Zoning By-law 60-94 Address: 550 Bond Street West, 56 Stevenson Road

North and 57 Elizabeth Street File: Z-2014-08

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