April 22, 1998

To:Scarborough Community Council

From:Lorne Ross, MCIP, RPP.

Commissioner of Planning and Buildings

Subject:PRELIMINARY EVALUATION REPORT

Purpose:

Macaulay Shiomi Howson Limited, on behalf of Bozian Holdings Inc. (Brimell Toyota), is proposing to rezone this 1.6 hectare (4 acre) vacant site from Agricultural Uses (AG) (Figure 1) to Mixed Employment (ME) permitting Day Nurseries, Educational and Training Facility uses, Financial Institutions, Industrial Uses, Offices, Personal Service Shops, Places of Worship, Recreational Uses, Restaurants and Retail Stores.

Recommendations:

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

(1)the applicant submitting more details on the proposed uses;

(2)the applicant submitting a Traffic Impact Study addressing:

(a)the impact this application would have on traffic along Sheppard Avenue and at its intersection with Markham Road;

(b)community concerns regarding potential traffic infiltration into the residential neighbourhood located across Sheppard Avenue to the south of the proposed development; and

(3)staff convening a Community Information Meeting to be scheduled upon submission of the foregoing recommendations (1) and (2). Notice of this meeting to be provided within 120 metres (400 feet) of the subject property and to the White Haven Community Association.

 Background:

Applications for official plan and zoning amendments and for site plan control approval to permit a 4-storey office building with an automobile dealership on the ground floor and basement, were previously considered and refused by the former City of Scarborough Council on September 3, 1991. The refusal was based on a strong objection presented by the Scarborough Automotive Centre Limited (Auto Mall) as they felt that allowing a car dealership on this site would preclude their ability to market the Auto Mall sites.

The applicant has advised that it is the owner=s intent to build an office building that could also be used for training facilities with street related ground floor retail uses.

A conceptual site plan has been submitted in support of this application depicting a 11, 458 square metres (123,337 square feet) 3-storey building with 385 parking spaces (Figures 2 and 3). The proposed density is 0.71 times the lot area. Proposed tenancies are not known at this point as the owner is marketing this vacant site.

The lands are designated General Industrial Uses with High Performance Standards permitting all industrial, scientific, technical research and development, training and industrial facilities, offices, recreational uses, manufacturing and warehousing uses and ancillary retail commercial uses. The lands are subject to the Business District Policies of the Official Plan, which require that when considering zoning amendments to permit offices, sufficient road capacity, a reasonable level of public transit and compatibility with neighbouring uses are to be considered. Under these policies, the Office Uses designation applies, thus permitting Commercial Uses (Retail Sales and Services) as a secondary use to offices, as well as business services, social service uses and educational facilities. The Plan also establishes a maximum height of 12 metres (39 feet) for office buildings on lands designated for industrial uses.

Comments:

Potential Benefits

Development of this vacant parcel brings an opportunity to enhance both the City=s employment and tax bases and to provide for substantial streetscape improvements along Sheppard Avenue at this prominent location.

Potential Concerns

(1)Traffic infiltration into the residential community located across Sheppard Avenue to the south has been a concern for the local residents as Scunthorpe Road ends at Sheppard Avenue opposite the proposed access to this site.

(2)The Works and Environment Department has requested that the applicant provide a Traffic Impact Study to assess the impact that this application would have on traffic along Sheppard Avenue and at its intersection with Markham Road.

(3)The owner has indicated that a formal Site Plan Control Application will not be submitted to support the rezoning application. To ensure that any future development is attractive and enhances the City=s streetscape, the owner would be required to develop this property in accordance with the City=s Urban Design Guidelines. The design guidelines will be used to encourage the owner to provide a convenient pedestrian connection between the building and public sidewalk and to provide an interesting and attractive edge to the public sidewalk.

Contact Name:

Victor Gottwald, 11:58 AM 4/30/98Acting Senior Planner

Community Planning Division

Phone: (416) 396-7023

Fax: (416) 396-4265

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

Lorne Ross, MCIP, RPP

Commissioner of Planning and Buildings

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