July 9, 1998

  To:Scarborough Community Council

 From:Lorne Ross, MCIP, RPP.

Commissioner of Planning and Buildings

 Subject:PRELIMINARY EVALUATION REPORT

Scarborough Malvern

 Purpose:

 John Waldie, on behalf of Shell Canada Products Limited, Gloria Kirk and Naab Holdings, has applied to amend the Zoning By-law to allow the development of an automobile service station with associated car wash, convenience store, and drive-through take-out restaurant.

 The subject property is designated in the Official Plan Auto Related Mixed Use permitting a broad variety of uses including residential, offices, commercial, community facilities and highway commercial uses. The east part owned by Shell Canada is zoned Highway Commercial Uses permitting only an automobile service station and marketplace signs, while the west part is zoned Agricultural Uses.

The applicant is seeking to expand the Highway Commercial zone to encompass the entire property and to add retail stores as a permitted use.

  Recommendations:

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 filing a site plan control application addressing the issues identified below.

 (2)Staff convening a Community Information Meeting to be scheduled upon submission of Item 1. Notice of this meeting to be circulated within 120 m (400 ft.) of the subject site.

  Background:

 The 0.49 ha (1.2 acre) site consolidates two properties: a 0.22 ha (0.55 acre) site owned by Shell Canada which is currently occupied by Beaver Fuels gas station and a 0.27 ha (0.67 acre) site currently occupied by two vacant house structures along with detached garages and a frame shed.

 Site Information

 Owner: Shell Canada Products Limited and Gloria Kirk & Naab Holdings

Applicant: John Waldie

Site area:0.49 ha (1.2 ac.)

Frontage:129.04 metres (424 feet)

Total Gross Floor Area proposed:Approximately 366 m² (4,000 square feet)

Proposed building coverage:6.05%

Proposed parking:9

 Comments:

Potential Benefits

 This property is located on Kingston Road at a highly visible spot at the end of Rylander Boulevard. The old structures on the west part of the site have been vacant for quite some time. That part of the property has been listed for sale for the past couple of years. An attractive streetscape can be achieved through the co-ordination of site, building and landscape design. Development of the consolidated site provides an opportunity to improve the profile of this stretch of Kingston Road.

 Potential Concerns

 During the circulation of this application a number of concerns were raised that need to be addressed through the site plan control process. The site plan should address the following:

• The subject lands are part of a narrow strip bounded by Highway 401 and Kingston Road. Given the configuration of this site, it is important to ensure that the site design and layout of buildings provide for adequate on site circulation, enough queuing space for both the drive-through restaurant and the car wash as well as for a potential connection to the abutting

site to the east. This is particularly relevant as the adjoining site which is currently occupied by a nursery, presents some development potential, thereby offering the opportunity for a comprehensive redevelopment of the entire strip.

• Access to the site is critical. The west driveway must be designed as the fourth leg of the existing signalized intersection at Rylander Boulevard. Funds for the additional signal equipment will be required.

• The Ministry of Transportation requires that any new structures be setback a minimum of 13.7 metres from the highway property line. This restricts the location of new buildings on this site. The applicant should continue negotiations with the Ministry to ensure that their setback requirements are met.

• Given the locational attributes of this site, at a very visible intersection, across the street from an attractively designed shopping centre, it is important to ensure that new development provides for a built form which is in keeping with the character of this intersection and that a well designed landscaping plan is provided to enhance the streetscape along the south side of Kingston Road.

 The applicant is currently addressing these concerns and has made further submissions for staff review. A site plan control application is forthcoming.

 Contact Name:

 Alicia I. Bulwik, MCIP, RPP.

Senior Planner, Community Planning Division

Phone: (416) 396-7023

Fax: (416) 396-4265

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

Lorne Ross, MCIP, RPP.

Commissioner of Planning and Buildings