April 20, 1998

To:Scarborough Community Council

From:Lorne Ross, MCIP, RPP

Commissioner of Planning and Buildings

Subject:Official Plan Amendment Application P97022

Zoning By-law Amendment Application Z97056

Petro Canada - 5110 Sheppard Avenue

Marshalling Yard Employment District

Scarborough Malvern

 Purpose:

 This report presents recommendations to amend the Marshalling Yard Employment District Secondary Plan and the Employment Districts Zoning By-law (Marshalling Yard Employment District), for the lands located at the north-west corner of Sheppard Avenue and Markham Road, as shown on Figure 1. The proposed Official Plan Amendment would maintain the existing Highway Commercial Uses designation, but through the addition of a Numbered Policy, would provide for the requested retail permission in addition to the existing permissions. The proposed Zoning By-law Amendment would be amended to permit retail stores and restaurants in addition to the permitted Highway Commercial Uses.

 Recommendations:

 A.Official Plan

 That Council amend the Marshalling Yard Employment District Secondary Plan, with respect to the property located on the north-west corner of Sheppard Avenue and Markham Road, known municipally as 5110 Sheppard Avenue, being Lot 19, Concession 3, as shown on Figure 1,

by adding the following Numbered Policy:

 North-West Corner of Sheppard Avenue and Markham Road

 In addition to the Highway Commercial Uses, retail stores are permitted.

 B.Zoning By-law

 That Council amend the Employment Districts Zoning By-law Number 24982 (Marshalling Yard Employment District), as amended, with respect to the lands located at 5110 Sheppard Avenue, being Lot 19, Concession 3, by adding Restaurants and Retail Stores to the existing Exception applying to these lands.

C.Miscellaneous

 That Council authorize such unsubstantive technical, stylistic or format changes to the Official Plan and Zoning By-law amendments as may be required to properly carry out the intent of this resolution.

 Background:

 Petro Canada has utilized the property at 5110 Sheppard Avenue as a service station and vehicle service

garage for the past 37 years. Surrounding uses include an automobile dealership to the north, a residential building to the east across Markham Road, a large commercial plaza to the south across Sheppard Avenue

and a commercial building to the west.

 The existing 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. The proposed Zoning By-law Amendment would permit retail stores and restaurants in addition to the existing uses.

 A Preliminary Evaluation Report was before Scarborough Community Council on February 18, 1998 at which time it endorsed the processing of the applications in the normal manner, with the Public Meeting targeted for the second quarter of 1998.

 Comments:

 1.These applications were circulated to various agencies, none of whom have expressed concerns. Statutory Public Notice has been provided to all assessed persons within 120 metres (400 feet) of the subject property.

 2.A Site Plan indicating the owner=s proposal for the redevelopment of the site is shown on Figure 3. The proposal entails the demolition of the existing buildings on site and replacing them with a 217 square metres (2,336 square feet) building that would include a convenience store and drive through restaurant and new gas pumps.

 3.The Site Plan detailed in the Preliminary Evaluation Report has since been revised to accommodate seven additional parking spaces. A total of 12 parking spaces are now provided which meets the minimum parking requirements of the Zoning By-law. On site visibility concerns have also been addressed through the addition of windows and improved lighting.

 4.Petro Canada has instituted a programme of redevelopment of a number of service station sites within the City of Toronto. They are utilizing a standard model similar to those developments recently approved at the north-east corner of Eglinton Avenue and Pharmacy Avenue and the south-east corner of Ellesmere Road and McCowan Road. Today=s service stations generally provide for the sale of goods such as small food items, pop, confectionery and cigarettes. In view of the support shown for the redevelopment of these sites, and the improvement they make to main commercial thoroughfares, I recommend that Scarborough Community Council support the request to amend the Official Plan and Zoning By-law.

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