March 17, 1998

To: Scarborough Community Council

From: Lorne Ross, MCIP, RPP.

Commissioner of Planning and Buildings

Subject: PRELIMINARY EVALUATION REPORT

Goodman Phillips and Vineberg, Barristers and Solicitors on behalf of Knob Hill Farms Limited, have applied for amendments to the Official Plan and Zoning By-law to permit retail commercial uses as a primary use on 4.56 ha (11.3 acres) occupying the south-east quadrant of Eglinton Avenue and McCowan Road, as shown on Figure 1. The proposed changes would permit the development of an approximately 10,500 m5 ( 113,024 square feet) home improvement centre (the Home Depot) with a 2,540 m5 ( 27,341 square feet) garden centre and parking for 577 cars.

Recommendations:

That the Scarborough Community Council convene a Public Meeting, targeted early in the third quarter of 1998, subject to:

(1) The applicant submitting a Site Plan Control Application to be considered concurrently with the Official Plan and Zoning By-law amendment applications.

The submitted site/elevation plans should provide for windows and access into the building along the Eglinton Avenue frontage. This may be achieved by incorporating such uses as a restaurant along the Eglinton Avenue frontage resulting in a pedestrian-oriented, animated streetscape.

(2) The submitted site plan should also address the transportation concerns pertaining to vehicular site access and on-site circulation.

(3) The applicant to update the submitted Transportation Study to address the concerns expressed at the community information meeting regarding the impact the development will have on traffic movements within the community to the north.

Background:

The site forms part of lands along Eglinton Avenue, between Midland Avenue and Bellamy Road, which were the subject of an extensive land use and urban design review, ANew Opportunities: A Study of Eglinton Avenue@, in the early 1980's. The study was prompted by a widely recognized need to rejuvenate Eglinton Avenue, one of the main arterial roads characterized by monotonous parking lots and garish looking, outdated strip commercial plazas. On the basis of the study=s recommendations, Council adopted a number of Official Plan policies aimed at promoting a wide range of uses which would be conducive to greater pedestrian activity at the street, support public transit and encourage redevelopment of the lands within the study area.

Since the Study=s adoption, a number of new projects have been approved along Eglinton Avenue. These include: a townhouse complex on the north side of Eglinton Avenue, between Brimley and McCowan Roads, a residential/commercial redevelopment on the north side of Eglinton Avenue, east of Danforth Road, and two residential/office/commercial developments on the south side of Eglinton Avenue at McCowan Road, and Bellamy Road respectively. To date none of these projects have been constructed.

Lands on the north side of Eglinton Avenue, across from the site, and the properties immediately to the east, accommodate commercial/industrial businesses. Two high rise apartment buildings occupy the west side of McCowan Road, and a nine storey apartment building with offices and commercial at the lower levels, is proposed at the south-west corner of Eglinton Avenue and McCowan Road. To the south, the site is bounded by the C.N. railway.

The Official Plan designates the lands Commercial Mixed Use permitting High Density Residential uses, Office Uses, Hotels, Service Stations and Community Facilities. The Eglinton Community Secondary Plan incorporates a number of policies to guide development along Eglinton Avenue, to create a vibrant attractive streetscape promoting pedestrian-oriented activity and high usage of transit facilities. The applicable policies do not permit commercial uses as a primary use on the property.

The site is zoned Industrial Zone (M), Industrial Commercial Zone (MC) and Industrial District Commercial Zone (MDC) permitting industrial, offices, educational and training facility uses, recreational uses, places of worship, day nurseries, vehicle service stations, mechanical or automatic car washes, restaurants, barber shops, financial institutions, building supply and lumber yards, electric light fixture sales, furniture and home appliance sales and services, floor covering and drapery sales, paint and wallpaper sales, vehicle repair garages with vehicle sales operations.

A community information meeting was hosted by staff on March 11, 1998. The area of notification, outlined on Figure 1, included over 2,000 assessed persons. Approximately 80 residents attended the meeting. Following the presentations by staff and the project consultants, residents expressed their concerns and comments on the existing traffic problems in the area and the anticipated additional traffic that would be generated by the new store. The residents feel that the proposed signalized intersection at the site entrance and Torrance Road will further exacerbate the traffic infiltration into the neighbourhood north of Eglinton Avenue.

Comments:

Potential Benefits

(1) Since the adoption of the New Opportunities study, the concept and the range of commercial activities has substantially changed. The concept of Abig box@ warehouses accessible to the general public, emerged in Canada in the early 1990's. The Study as such did not consider this new commercial approach. The current proposal has the potential of addressing Council=s vision for the rejuvenation of Eglinton Avenue.

(2) This project may become a catalyst for other development initiatives along Eglinton Avenue, including the construction of the approved projects. The development would also contribute

to the local economy by generating growth in employment and assessment. The applicant has indicated that the proposed store would provide approximately 120 full time and 92 part time positions. A conceptual site plan submitted in support of the requested amendments,

illustrates the proposed development (Figure 3).

(3) In order to accommodate the development, a number of transportation improvements are proposed at this location, including new traffic signals at the intersection of the Eglinton Avenue site entrance and Torrance Road in conjunction with minor widenings along Eglinton Avenue to incorporate centre islands on the east-west approaches. The existing pedestrian island and the TTC bus stop would be relocated. The proposed improvements would not only ensure the efficient and safe operation of the store but may also be of benefit to the local businesses and area residents.

Potential Concerns

(1) Although a conceptual site plan accompanies the applications, no formal Site Plan Control application has been submitted. The concept plan presents a blank wall screened by landscaping to the Eglinton Avenue frontage, which falls short of the vision for a pedestrian oriented animated streetscape along Eglinton Avenue. The applicant has been challenged to demonstrate how the project can contribute towards the enhancement and rejuvenation of Eglinton Avenue. This may require the submitted site plan to incorporate windows and doors onto the Eglinton Avenue elevation. In the absence of a detailed site plan submission, staff cannot properly assess how the proposed development would fulfill Council=s vision for the creation of a Amain street@ image along Eglinton Avenue.

(2) The transportation consultant has indicated in the summary of the Traffic Impact Assessment that the proposal can be accommodated on the site with no negative impact to the surrounding residential community and business. The recently submitted study is under review by City staff. The applicant=s proposal to create the main truck delivery route through a proposed driveway off Landmark Boulevard may be in conflict with the established traffic pattern for the neighbouring apartment complex for which Landmark Boulevard provides access for vehicles approaching from the south.

(3) Development plans for the subject site should take into consideration the two adjacent properties bounded by the subject site to the west and the proposed Eglinton Bellamy Developments Inc. mixed use complex on the property abutting the Eglinton GO Transit Station. These lands could be incorporated into the current proposal. Alternatively, the layout and design of the easterly edge of this project must not preclude the redevelopment of the neighbouring lands in accordance with the applicable Commercial Mixed Use designation.

Contact Name:

Anna Czajkowski, Senior Planner

Community Planning Division

Phone: (416) 396-7022

Fax: (416) 396-4265

E-mail: czajkows@city.scarborough.on.ca

Lorne Ross, MCIP, RPP.

Commissioner of Planning and Buildings