October 14, 1998
To:Chairman and Members, Etobicoke Community Council
From:Karen V. Bricker, MCIP, Director Community Planning, West District
Subject:Amendments to the Official Plan and Zoning Code
Home Depot Canada
Kipling Avenue at Bethridge Road. File: Z-2272 ( Rexdale-Thistletown )
Purpose:
To consider an application by Home Depot Canada to amend the Industrial designation of the Official Plan, and the Class
1 Industrial (I. C1) zoning of a vacant site at Kipling Avenue and Bethridge Road, to permit a Home Depot retail
warehouse outlet in addition to the permitted industrial uses.
Funding Sources, Financial Implications and Impact Statement:
City funding is not required. There are no impacts on capital or operating budgets.
Recommendation:
It is recommended that the application by Home Depot Canada for amendments, to the Official Plan and Zoning Code be
the subject of a Public Meeting to obtain the views of interested parties be held and, if approved, the conditions outlined
in this report be fulfilled.
Background:
On June 27, 1998, Home Depot Canada applied for amendments to the Etobicoke Official Plan and Zoning Code, to
permit a home improvement warehouse retail facility in addition to the permitted industrial uses. At its meeting of July
29, 1998, City Council received a preliminary report on the application. (Exhibit Nos. 1 & 2)
Home Depot Canada has also applied for site plan control approval for this proposal.
Proposal:
Home Depot Canada is seeking to construct a home improvement warehouse retail facility, consisting of a 10498m2 (
113,000 sq.ft. ) building and a 1715m2 ( 18,460 sq.ft. ) outdoor seasonal garden centre. The building is to be located on a
vacant parcel fronting on Kipling Avenue immediately north of the CNR track and Highway 409 (Exhibit Nos. 1 & 2).
However due to a significant grade differential between Kipling Avenue and that parcel, access is proposed from a
second parcel fronting on Kipling Avenue, opposite Bethridge Road. The driveway would then cross the adjacent Hydro
corridor to connect with the building site. The proposed building will contain a retail area; a receiving area;
administrative offices; a tool rental area, and a utility area. A Harveys/Second Cup restaurant is to be included in the
retail area.
The site is adjacent to industrial warehouse uses on the north and east sides; Kipling Avenue and industrial uses to the
west , and the CN Rail tracks to the south.
Site Data
Official Plan Industrial
Zoning Class 1 Industrial (I.C1)
Site Area (2 parcels) 4.975 ha. ( 12.25 ac.)
Gross Floor Area 10498 ha. ( 113,000 sq.ft.)
Coverage 10498 ha. ( 113,000 sq.ft.) 21.2%
Landscape Area 9836 m2 (105,879 sq.ft.) 19.8%
Paved Area 29236 m2 (314,705 sq.ft.) 58.9%
Parking Required @ 3/100 m2 315 spaces
Parking provided 545 spaces
Surplus 230 spaces
COMMENTS:
Official Plan:
The Etobicoke Official Plan designates the site Industrial. A home improvement warehouse retail facility is not a
permitted use in the Industrial designation, therefore an amendment is required.
The Official Plan supports the retention of industrial lands for industrial uses and also accommodates the need for a more
diverse range of business activities and employment generating uses in the City's industrial areas. This proposal meets
the intent of the Plan by retaining the potential for industrial uses and introducing a new employment generating
commercial use that is not likely to cause negative impacts on surrounding industrial uses, or, as determined through a
Traffic Impact Study, on the area road network.
The Official Plan provides for the submission of a market impact evaluation of the potential impact of new retail uses
over 69677m2 (75,000 sq. ft.) on existing retail designations. A Market Feasibility and Impact Study, prepared by John
Winter Associates Limited, submitted in support of this proposal, concludes that this development will not detrimentally
impact the planned retail function within Etobicoke and will not cause adverse fiscal impact on the City of Toronto.
Zoning Code:
The Etobicoke Zoning Code zones the site Industrial Class 1 (I.C1), and the Hydro corridor, through which the access
road crosses, is zoned Utilities (U), Neither of these zoning categories permits a home improvement warehouse retail
facility, therefore an amendment is required.
Agency Comments:
In response to the circulation of plans submitted in support of this application, no objections have been expressed.
However some agencies require certain matters to be addressed.
Ontario Hydro indicates agreement in principle to granting Home Depot a dedicated right-of way across the Hydro
corridor. The City will require Home Depot to enter an access easement and maintenance agreement with Ontario Hydro,
to secure access in perpetuity from Kipling Avenue.
Canadian National Railways requests that Home Depot do an analysis of noise and vibration, identify adverse impacts, if
any, and specify appropriate mitigation measures. Those measures should include a minimum 30m setback from the CN
property plus an earth berm. Any drainage changes affecting CN lands has to be approved by CN. CN also requests
Home Depot to install a 1.83m chain link fence along the property boundary.
The Works Department requires a peer review of submitted environmental information to establish that the site is
acceptable for the use. Works also indicates that the area sewer system is theoretically at capacity and is being monitored
to confirm if there is capacity for this development. Rezoning should be conditional on the results of that monitoring. A
servicing agreement will be required and storm water quantity and quality requirements will apply to this site.
The Transportation Planning section of the Works Department accepts the conclusions of the traffic impact report that the
proposal will not reduce the level of service on the area road network. At the applicants cost, road and signalization
modifications will be required at the Kipling Avenue/Bethridge Road intersection to accommodate traffic to this
development.
Most of the above noted matters can be addressed through Site Plan Control approval, at the same time as other site
design details are being reviewed.
Conclusions:
This proposal has been evaluated within the context of the Etobicoke Official Plan. It meets the intent of that Plan by
adding an alternate employment generating use to this industrial site, while maintaining the potential for the continuation
of industrial uses and without causing unacceptable impacts on surrounding industrial uses and other areas designated for
retail uses.
Staff recommend proceeding to a Public Meeting to obtain the views of interested parties and, if the application is
approved, the following conditions should apply.
Conditions to Approval:
1. Enactment of an Official Plan Amendment confirming the Industrial designation on the site with a Site Specific Policy
to permit a home improvement warehouse retail facility.
2. Enactment of an amending by-law affirming the Industrial Class 1(I. C1) zoning of the site and permitting a home
improvement warehouse retail facility and an access road for that facility across the adjacent Utilities (U) zone.
3. Prior to the enactment of the amending by-law, the Works Department shall confirm that the peer review of the
environmental information concludes that the site is appropriate for the proposed development and the sewer capacity
monitoring shows that capacity exists for this development.
4. Further detailed consideration of the proposal under the Site Plan Control approval process to include the following:
(i) Submission of a detailed site plan addressing, among other matters, the issues raised by CN Rail.
(ii) Submission of a landscape plan indicating proposed plant material, fencing, lighting and street tree requirements to
the satisfaction of the Urban Development Department and Parks and Recreation Services
(iii) Confirmation that the applicant has obtained the necessary agreement (s) with Ontario Hydro.
(iv) Confirmation that the Transportation Planning section of the Works Department is satisfied with the site plan, access
road design and arrangements for road and intersection improvements at Kipling Avenue and Bethridge Road.
(v) Provision of services, signing of agreements and posting of financial guarantees as required by the Works
Department.
(vi) Address storm water management requirements related to both quality and quantity control to the satisfaction of the
Works Department.
(vii)Address waste storage and handling, including recycling, to the satisfaction of the Works Department.
(viii) Payment of 2% cash-in lieu of parkland.
(ix) Provision of barrier free access.
Contact Name:
Ed Murphy Tel: (416) 394-8234
Area Planner, Development Division Fax: (416) 394-6063
Karen V. Bricker, MCIP
Director Community Planning, West District
