January 7, 1998
To: Scarborough Community Council
From: Lorne Ross, MCIP, RPP.
Commissioner of Planning and Buildings Department
Scarborough Office
Subject: PRELIMINARY EVALUATION REPORT #3
Zoning By-law Amendment Application Z97010
Ansar Investments Ltd.
(1096759 Ontario Inc.)
1825 Markham Road
Block A, Registered Plan M-1914
Malvern Community
Scarborough Malvern
Purpose:
An application was submitted by Duxcan Import and Export Inc. in February 1997, on behalf of the property owner, to amend the Malvern Community Zoning By-law for the property located at 1825 Markham Road, as shown on Figure 1. At that time the applicant requested permission to allow the following uses: variety store, cafeteria/ coffee shop, office services (mailboxes, faxing and photocopying), educational training and adult courses, day nursery, hairdresser, dry cleaning and photo finishing. The owner of the property also wished to increase the viability of the building by expanding the range of permitted uses, other than offices, to 33% of the building’s gross floor area. Currently only 16% of the building’s gross floor area is permitted to be utilized for uses other than offices.
Recommendations:
That the Scarborough Community Council convene the Public Meeting in the second quarter of 1998.
Background:
Scarborough Council on April 29, 1997 considered a Preliminary Evaluation Report and directed that the Planning and Buildings Department, in consultation with the Ward Councillor, host a Community Information Meeting to discuss the proposal with the Community. A Community Information Meeting was conducted in June 1997. A total of 920 notices were sent to all assessed persons in the area bounded by Markham Road, McLevin Avenue, Malvern Street and Sheppard Avenue. Approximately 10 people from the Community attended the meeting. There was a general consensus that the applicant’s proposal to increase the range of permitted uses was acceptable to those in attendance, except that concern was expressed regarding the request for cafeteria/restaurant uses. There was general support for the variety store however, concerns regarding the variety store were predominantly related to the hours of operation. Based on the feedback of this meeting, the applicant withdrew the request for the cafeteria/restaurant use but continued to request the permission for a variety store.
Staff also convened a meeting with an abutting property owner who expressed a concern with the variety store, in particular the potential of garbage and litter emanating from the variety store.
Subsequent to the Community Meeting, staff submitted a further report recommending the continued processing of the file with a target date for the Public Meeting of Scarborough Council for September 1997. At the Planning and Buildings Committee meeting, the Ward Councillor raised several concerns and requested Committee to delete the September 1997 target date to allow additional time for the processing of this application. Committee agreed to the Ward Councillor’s request, which was adopted by Scarborough Council on June 24, 1997. The Ward Councillor’s concerns involved property ownership, the range of proposed uses and property upkeep. Subsequent to these meetings, the Ward Councillor also advised staff of concerns with respect to on-site parking and the adequacy of the existing parking supply.
Comments:
Ownership
Staff have been advised that the building was recently purchased by a new group. They have requested that this file be processed in its current form, excluding the cafeteria/restaurant use. The original owner has authorized the new owner to continue with the application.
Proposed Uses
The range of uses proposed by the applicant are intended to provide amenities for the existing office uses, as well as to serve the abutting residential community. As a result of the proximity of the mosque at Markham Road and Nugget Avenue, and the influx of new residents into the new subdivision to the north of the subject site, there is a growing market demand in the area for halal type goods. The requested variety store is intended to serve this market demand. No such facility exists within reasonable walking distance of this neighbourhood.
The proposed additional uses would provide the owner with more flexibility in leasing the existing building. This would also create the opportunity to attract businesses which will serve the adjacent community, while diversifying business and employment opportunities. It is in the best interests of the property owner, the neighbourhood and the City to see this building successfully leased.
Property Upkeep
Planning and Property Standards staff have visited the site and feel there are no property standards problems at this time. Proper upkeep of the property will be more likely to continue if the building is substantially leased and economically viable.
Parking
Staff have monitored the parking situation on several occasions and found there is adequate parking available for the proposed range of uses. The highest utilization observed by staff at any given time (during 11 site visits between March and June of 1997) was 35 spaces, or 56% of the 63 parking spaces provided on the site.
The parking supply of this site is based on the minimum parking requirements of the Zoning By-law for office uses, wherein 3 parking spaces are required per 100 m² (1,076 sq.ft.) of gross floor area. The range of proposed uses requested by the applicant also have a minimum parking requirement of 3 spaces per 100 m² of gross floor area. Accordingly, the amount of parking spaces provided on site meet the requirements of the Zoning By-law and there is no need to provide additional parking for the proposed range of uses.
Conclusions:
Staff feel that the issues and concerns have been adequately addressed and that sufficient information is available to allow Scarborough Community Council to make a well informed decision with respect to this application. Accordingly, we are recommending that the Scarborough Community Council convene the Public Meeting in the second quarter of 1998.
Contact Name:
Bill Kiru, MCIP, RPP.
Planner, Community Planning Division
(416) 396-7014
(416) 396-4265 Fax Number
kiru@city.scarborough.on.ca
Lorne Ross, MCIP, RPP
Commissioner of Planning and Buildings
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