April 20, 1998

 To:Scarborough Community Council

From:Lorne Ross, MCIP, RPP

Commissioner of Planning and Buildings

 Subject:PRELIMINARY EVALUATION REPORT

Zoning By-law Amendment Application SZ98006

Acfflex Realty Inc.

1891 Eglinton Avenue East

Part of Lot A, R.P. 3928

Golden Mile Employment District

Ward 13 - Scarborough Bluffs

Purpose:

The application is seeking to delete the existing Industrial Zone (M) applying to the property at the southeast corner of Eglinton and Pharmacy Avenues, replacing it with a Mixed Employment Zone (ME) providing for up to 16,250 square metres (175,000 square feet) of commercial uses.

Recommendation:

It is recommended that The Scarborough Community Council convene a Public Meeting to consider this application, targeted for the third quarter of 1998, subject to:

(1)the applicant submitting a Traffic Impact Study in support of the proposed rezoning, or the Recommendation Report prepared by staff to recommend implementing a Holding Provision (H) in conjunction with any commercial zoning for this property;

(2)the new owner of the property submitting a concept site plan in support of the proposed rezoning, identifying in particular the details of the proposed food store and vehicular access arrangements;

(3)staff, in consultation with the Ward Councillors, conducting a Community Information Meeting to discuss the proposal with residents in the abutting Clairlea Community; and

(4)staff providing notice for this Meeting to all owners within 120 metres (400 feet) of the property, to all attendees of the Community Information Meeting and to all parties receiving notice of the Municipal Board proceedings regarding the Golden Mile Land Use Review.

Background:

The property under application has an area of 5.1 hectares (12.6 acres) and was developed with a single-storey industrial building comprising 18,580 square metres (200,000 square feet) of space. The building is presently occupied by FPC Flexible Packaging Corporation. Surrounding uses include a mix of retail, service, office and industrial land uses.

The application is seeking to implement a Mixed Employment Zone (ME) on the subject property. This zoning would permit a wide range of uses, including retail stores, restaurants, service uses, recreational uses, financial institutions, offices and industrial uses.

A formal Site Plan Control application has not been submitted in association with this rezoning application. The applicant has advised, however, that the current owner contemplates developing the northern portion of the property with a 6,500 square metres (70,000 square foot) food store and the southern portion of the property with a number of buildings encompassing smaller retail units. No other supporting documentation, such as a Traffic Impact Study, has been submitted.

Staff have also been advised that the ownership of the property may change in early May. We are advised that Bowood Properties Inc. has entered into a purchase agreement for the property which closes in June, 1998. The new owner advises that he wishes the existing application to proceed as submitted.

This proposal is consistent with the existing Special District Commercial Official Plan designation applying to properties with frontage on Eglinton and Warden Avenues in the Golden Mile. However, the proposal for a food store must be reviewed in context of the on-going Ontario Municipal Board appeal by Loblaws Properties Limited and A & P Properties Limited regarding food retailing in the Golden Mile.

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 and/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 will 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 will be contingent upon the owner entering into an agreement with the City to pay the appropriate Transportation System Improvement (TSI) Charge, which is applied to all applicants in the Golden Mile seeking to develop new commercial uses provided for by the Special District Commercial designation. This TSI charge would be paid at the time of building permit issuance.

Comments:

Potential Benefits

(1)The applicant's proposal for this property is consistent with the Special District Commercial Official Plan designation 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.

Potential Concerns

(1)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 identified the subject property as having potential for commercial development. A Traffic Impact Study is required to determine if the level of development contemplated by the current application can be supported without a Holding Provision in the Zoning By-Law.

(2)The location of the property adjacent to the high volume Eglinton/Pharmacy intersection creates challenges from a site planning perspective. The location of the proposed food store and vehicle access arrangements are of particular importance.

Contact Name:

Neil Cresswell, Senior Planner

(416) 396-4927

(416) 396-4265 Fax Number

cresswel@city.scarborough.on.ca

Lorne Ross, MCIP, RPP

Commissioner of Planning and Buildings

NC/KS/nc