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 Z97059
Drug Trading Company Ltd.
1960 Eglinton Avenue
Part of Lot 3, R.P. 4087
Golden Mile Employment District
Scarborough Wexford
Purpose:
The application is seeking to rezone the property at the northeast corner of Eglinton and Warden Avenues to implement a Mixed Employment Zone (ME) providing for up to 26 200 m5 (282,000 sq. ft.) of commercial uses. The attached Figure 1 illustrates the location of this property.
A redevelopment proposal has yet to be formalized as the property is presently being marketed by the owner. As such, a Site Plan Control application has not been submitted, nor is any supporting documentation available.
Recommendation:
That the Scarborough Community Council convene a Public Meeting to consider this application, targeted for the second quarter of 1998, subject to 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 8 ha (20 acres) and was developed with an industrial building comprising 26 200 m5 (282,000 sq.ft.) of space. This building is presently utilized as the head office, warehousing and distribution facilities for Drug Trading Company Ltd. Surrounding uses include a mix of retail, service, office, educational and industrial land 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 and 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.
A technique is available to Council to implement the new commercial zoning in the absence of appropriate supporting documentation. This zoning can contain a Holding Provision (H) which may subsequently be removed upon the applicant demonstrating the availability of sufficient transportation or servicing improvements necessary to accommodate any additional development. Council has successfully used this technique a number of times in the Golden Mile and elsewhere in the City. The applicant is aware that a Holding Provision is likely to be included with any approval of commercial zoning for this property.
The applicant is also aware that any approval of the subsequent application to remove the Holding Provision (H) from the By-Law is likely to be contingent upon the owner entering into an agreement with the City to pay the appropriate TSI Charge at the time of building permit issuance.
Comments:
Potential Benefits
(1) The applicant's proposal for this property is consistent with OPA 965 and implements the City's vision for the rejuvenation of the Golden Mile - being the redevelopment of the Eglinton and Warden Avenue frontages with a wide range of commercial activities. It would also result in land uses on the property which are consistent with abutting lands and would enhance the fundamental function of the Golden Mile as an area that creates jobs and generates tax revenues that support services for City residents.
(2) 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) As is the case for all commercial redevelopment applications in the Golden Mile, the adequacy of the transportation infrastructure to accommodate the proposed development is a critical issue. In this regard, the work undertaken by Totten Sims Hubicki Associates for the Golden Mile Land Use Review did identify the Drug Trading property as having potential for commercial development and accounted for this accordingly. Further review is required, however, to determine if the level of development contemplated by the current application can be supported.
