January 16, 1998
To: Scarborough Community Council
From: Lorne Ross, MCIP, RPP
Commissioner of Planning and Buildings
Subject: PRELIMINARY EVALUATION REPORT
Zoning By-law Amendment Application Z97047
Sevendon Holdings Ltd.
1900 Eglinton Avenue
Part of Lot 33, Concession D and Part of Lot 1, R.P. 4087
Golden Mile Employment District
Scarborough Wexford
Purpose:
The application is seeking to rezone the property on the north side of Eglinton Avenue between Pharmacy and Warden Avenues to implement a Mixed Employment Zone (ME) providing for up to 27 870 m5 (300,000 sq. ft.) of commercial uses. While a Site Plan Control application has not been submitted, the applicant has filed a preliminary Concept Plan as illustrated on Figure 2. This Concept Plan proposes to convert 9 290 m5 (100,000 sq.ft.) of the existing building to a Knob Hill Farms supermarket and to develop two additional buildings with 13 700 m5 (147,500 sq.ft.) of retail space.
As identified through the Golden Mile Land Use Review, and in conjunction with the redevelopment of the property on the south side of Eglinton Avenue, the Concept Plan proposes the continuation of the new north-south public road through the eastern side of the property linking Eglinton Avenue and Ashtonbee Road. The existing western vehicular access from Eglinton Avenue would remain, as would the two access points on Ashtonbee Road. The applicant has submitted a Traffic Impact Study to support the application.
Recommendations:
That the Scarborough Community Council convene a Public Meeting to consider this application, targeted for the second quarter of 1998, subject to:
(1) Staff concluding the review of the Traffic Impact Study and finalizing the location and implementation of the new north-south road and other site access arrangements; and
(2) Staff providing notice for this Meeting to all owners and tenants within 120 m (400 ft.) of the property and to all parties receiving notice of the Minister=s Decision and the Municipal Board hearing regarding the Golden Mile Land Use Review.
Background:
The subject property has an area of 12.4 ha (30.7 acres) and was developed with a former industrial building comprising 27 870 m5 (300,000 sq.ft.) of space. This building is presently utilized as the head office and warehousing facilities for Knob Hill Farms, as well as a wholesale cash-and-carry operation. Surrounding uses include a mix of retail, service, office, educational and institutional uses.
Scarborough Community Council is familiar with land use change in the Golden Mile Employment District through past consideration of the Land Use Review and the numerous associated development applications. This proposal can be considered in context of Official Plan Amendment No. 965 implementing a Special District Commercial designation on properties fronting on Eglinton and Warden Avenues in the Golden Mile. In particular, the proposal for the food store must be considered in context of the on-going Ontario Municipal Board appeal by Loblaws Properties Ltd. and A & P Properties Ltd. regarding food retailing in the Golden Mile.
In this regard, Scarborough Community Council is reminded that Sevendon Holdings has appealed this application to the Municipal Board and that the Board has consolidated the appeal with the above appeals (as reported at the January 21, 1998 meeting). As the hearing on these matters is likely to be held in late September, 1998, it would be beneficial to obtain Scarborough Community Council=s position on the application through a Public Meeting prior to this time.
The application can also be considered in the context of the Transportation System Improvement (TSI) Charge which is applied to all applicants in the Golden Mile seeking to develop new commercial uses provided for by OPA 965. The owner is aware that any approval of the current application is likely to be contingent upon entering into an agreement with the City to pay the appropriate TSI Charge at the time of building permit issuance.
(2) The Concept Plan submitted in support of this application proposes the continuation of the new north-south public road between Eglinton Avenue and Ashtonbee Road. Title to the southern portion of this road, running from Comstock Road to Eglinton Avenue, has been obtained by the City and is presently under construction (including a signalized intersection at Eglinton Avenue). This new road is the key component of the package of transportation system improvements required to support additional commercial land uses throughout the Golden Mile.
(3) A well designed commercial development would contribute to the program of streetscape and pedestrian improvements being achieved on both Eglinton and Warden Avenues through other redevelopment applications in the Golden Mile.
(1) While the Concept Plan proposes the continuation of the north-south road, a portion of this link is being proposed on the abutting lands to the east. These lands were rezoned for commercial uses through the Golden Mile initiative and the site plan for the first phase of development received conceptual approval on June 10, 1997. Preliminary discussions have been undertaken between staff and the two owners regarding the ultimate location of this road, but much work remains to finalize this issue.
