July 2, 1998

To:Scarborough Community Council

 From:Lorne Ross, MCIP, RPP.

Commissioner of Planning and Buildings

 Subject:PRELIMINARY EVALUATION REPORT

Scarborough Malvern

Purpose:

 Patrick Chan, on behalf of 699982 Ontario Ltd., is proposing to redevelop the property shown on the adjacent map, by adding permission to construct restaurants, in addition to the existing permitted uses. In order to permit restaurants, the owner has filed applications to amend both the Official Plan and Zoning By-law. The existing Industrial Commercial designation does not provide for restaurants, and the Zoning By-law, by way of Exception, restricts the property to the following uses: Marketplace Signs, Places of Worship, Vehicle Repair Garages, Vehicle Sales Operations and Vehicle Service Stations.

 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 a Site Plan Control Application which addresses the following concerns:

 -on site garbage handling and removal;

-on site pedestrian and vehicular circulation;

-the proposed parking areas should be screened from public view;

  -buildings should provide a continuous edge along the street to visually enclose and define the public street space; and

-buildings should be sited to screen from public view unsightly elements such as shipping and loading areas, transformers, et cetera; and

 (2)undertaking negotiations with the owner, in consultation with Staff of the Works and Emergency Services Department and the Toronto Region Conservation Authority, to investigate options for possible acquisition of the lands associated with the channelized watercourse, at no cost to the City.

 Background:

 A conceptual site plan has been submitted in support of this application, indicating two construction phases:

 Phase 1 includes the construction of a 196 square metre (2,118 square foot) restaurant and a 1,188 square metre (12,783 square foot) vehicle repair garage, in addition to the existing buildings which are comprised of 3,330 square metres (35,848 square feet) of gross floor area (Buildings B, D and E as shown on Figure 3.) A total of 220 parking spaces are proposed.

 Phase 2 entails the demolition of 1,203 square metres (12,951 square feet) of gross floor area (Buildings B and E as shown on Figure 3.) These buildings are to be replaced with a 481 square metre (5,178 square foot) restaurant and a 1,483 square metre (15,963 square foot) vehicle repair garage as shown on Figure 4. A total of 217 parking spaces are proposed.

 Upon completion of both Phases, there will be a total of 677 square metres (7,287 square feet) of gross floor area for restaurants and 4,799 square metres (51,658 square feet) of gross floor area for vehicle repair garages.

 The lands are designated Industrial Commercial which permits commercial facilities having outdoor storage, industrial and warehousing uses with a small commercial component.

 These 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. The proposed Restaurant is not permitted under the Business District policies of the Official Plan given that offices are not the primary use proposed for these lands.

 The lands are zoned "Industrial Commercial (MC)" permitting a wide range of uses, however by way of exception, the property is restricted to the following uses: Marketplace Signs, Places of Worship, Vehicle Repair Garages, Vehicle Sales Operations and Vehicle Service Stations.

 Comments:

Potential Benefits

 (1)Redevelopment of these lands with restaurants and additional floor space for vehicle repair garages brings an opportunity to enhance both the City's employment and tax bases.

 (2)The redevelopment of the site provides an opportunity to improve on site circulation and landscaping and would provide a secure compound for vehicles being repaired at the rear of the proposed complex.

 (3)The proposal would enhance the City's streetscape as the owner will develop this property in accordance with the City's Urban Design Guidelines. Improved landscaping and pedestrian connections along the street edge and throughout the site will enhance the usability of this site and improve the City's streetscape along Sheppard Avenue at this location.

 Potential Concerns

 (1)The conceptual Site Plan submitted indicates two exterior garbage enclosures. The owner will be encouraged to revise the Site Plan in accordance with City policy to provide garbage rooms in each of the existing and proposed buildings.

 (2)The owner will be encouraged to provide extensive landscaping along the west property line which abuts the Highland Creek storm drainage channel.

 (3)Staff are presently investigating the possibility of acquiring the lands associated with the channelized watercourse, at no cost to the City. Staff are also investigating the possibility of rezoning the channelized watercourse lands to "Major Open Space" (O). Currently, the City enjoys an easement over the channelized watercourse lands. It should be noted that existing performance standards applying to these lands may need to be amended, depending on the area of dedication.

 Contact Name:

 Victor Gottwald, Acting 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