January 16, 1998
To: Scarborough Community Council
From: Lorne Ross, MCIP, RPP
Commissioner of Planning and Buildings
Subject: PRELIMINARY EVALUATION REPORT
Official Plan Amendment Application P97022
Zoning By-law Amendment Application Z97056
Site Plan Control Application S97112
Petro Canada - 5110 Sheppard Avenue
Marshalling Yard Employment District
Scarborough Malvern - Ward 18
Purpose:
Petro Canada has utilized the property at 5110 Sheppard Avenue as a service station and vehicle service garage for the past 37 years. They are now proposing to redevelop the property with new gas pumps, a restaurant and limited retail uses. In order to permit the proposed retail uses they have filed applications to amend both the Official Plan and Zoning By-law, as the Highway Commercial Uses designation does not provide for retail uses, and the Zoning By-law, by way of Exception, restricts the property to the following uses: Places of Worship, Vehicle Service Garages, Vehicle Service Stations, which may include an automatic roll-over car wash, Ground Signs which are non accessory, Marketplace Signs and Wall Signs which are non-accessory.
In addition, a Site Plan Control application has been submitted.
Recommendations:
That the Scarborough Community Council convene a Public Meeting to consider this application, targeted for the second quarter of 1998, subject to:
(1) That the Notice of the Public Meeting is to be provided within 120 m (400 ft.) of the subject property and to the local community association.
2) Staff reviewing the use of design alternatives with a view to addressing the on site safety concerns.
Background:
Petro Canada is proposing to redevelop the property with new gas pumps, a restaurant and limited retail uses. The proposal is demolish the existing buildings on site and replace them with a 217 m5 (2,335 sq.ft.) building that will include a convenience store and drive thru restaurant. Petro Canada also proposes to erect new gas pumps. The existing access points are to be maintained and extensive landscaping is proposed surrounding the perimeter of the site.
Surrounding uses include a automobile dealership to the north, a residential building to the east across Markham Road, a commercial plaza to the south across Sheppard Avenue and a bank to the west.
Existing Official Plan Provisions:
Highway Commercial Uses providing for service stations, automotive service centres, restaurants, hotels and motels.
Existing Zoning By-law Restrictions:
The property is zoned AHighway Commercial (HC)@ permitting a wide range of commercial uses. However, by way of Exception, the property is restricted to the following uses: Places of Worship, Vehicle Service Garages, Vehicle Service Stations, which may include an automatic roll-over car wash, Ground Signs which are non-accessory, Marketplace Signs and Wall Signs which are non-accessory.
Comments:
(1) Land Use:
There is merit in considering the redesignation and rezoning of this site to provide for the requested retail uses. A similar amount of retail uses are currently found in many newer Petro Canada gas station sites.
Council may also consider redesignating this site with an Auto-Related Mixed Use designation. The primary uses within this designation are Highway Commercial Uses, restricted to service stations, hotels, motels and restaurants; in addition local retail
commercial uses, providing convenience shopping needs to the residents and employees of the surrounding area; Community Facilities; Office Uses; Medium Density Residential and Industrial Commercial Uses consisting of light industrial and warehousing activities with a related commercial component are permitted. Outdoor storage will not be permitted. New residential development is not encouraged within this designation. However, residential development may be permitted only where it can be demonstrated that the proposed development will be compatible with adjacent land uses and designations and can be adequately served by the necessary community facilities.
It may also be appropriate to rezone these lands with a AMixed Employment Zone (ME)@ which permits Day Nurseries, Educational and Training Facility Uses, Financial Institutions, Industrial Uses, Offices, Personal Service Shops, Places of Worship, Recreational Uses, Restaurants and Retail Stores.
(2) Potential Benefits:
(a) The existing zoning on the property permitting a limited range of uses is not reflective of the range of services provided by service stations. Today=s service station generally provides for the sale of goods such as small food items, pop, confectionery and cigarettes. The sale of these items is widely recognized as a function of today=s gas station operations.
(b) The application submitted by the owner does not propose any additional uses above and beyond that already permitted on recently redeveloped Petro Canada sites within the City of Scarborough, such as the service stations at the north-west corner of Morningside Avenue and Ellesmere Road, north-east corner of Eglinton Avenue and Pharmacy Avenue and the south-east corner of Ellesmere Road and McCowan Road. The redevelopment of this site will contribute to the revitalization of this corner.
(c) The Auto-Related Commercial Uses designation proposed by Staff would provide additional flexibility to Petro Canada in the future should they wish to redevelop the site with alternative land uses. In the future the Scarborough Rapid Transit line is proposed to be extended to the south-east corner of Markham Road and Sheppard Avenue.
(3) Potential Concerns
(a) The design presently being utilized generally restricts full visibility of the site from within the building, raising concerns of on site safety. In addition, the amount of visitor parking being provided should be reviewed.
Contact Name:
Victor Gottwald, Acting Senior Planner
Phone: (416) 396-5004
Fax: (416) 396-4265
E-Mail: gottwald@city.scarborough.on.ca
Lorne Ross, MCIP, RPP
Commissioner of Planning and Buildings
Functional Lead - Planning
VG/vg
Schedules:
A Official Plan Map
B Zoning By-law Map
C Site Plan
D Elevations
