June 26, 1998
To:Scarborough Community Council
From:Lorne Ross, MCIP, RPP.
Commissioner of Planning and Buildings
Subject:Official Plan Amendment Application P97023
Zoning By-law Amendment Application Z97057
574780 Ontario Ltd. - 8119 Sheppard Avenue East
Rouge Employment District
Scarborough Malvern
Purpose:
This report presents recommendations to amend the Rouge Employment District Secondary
Plan and the Employment Districts Zoning By-law (Rouge Employment District) by
redesignating the property at 8119 Sheppard Avenue East to Special District Commercial
and rezoning the property to "Mixed Employment Zone (ME)", while maintaining the
existing General Industrial Uses with High Performance Standards designation. In addition,
the existing Open Space designation on the easterly portion of the property is proposed to be
deleted. The proposed amendments would permit commercial uses, including restaurants,
and offices in addition to the permitted industrial uses.
Recommendations:
It is recommended that Council:
A.Official Plan
amend the Rouge Employment District Secondary Plan with respect to the lands at 8119
Sheppard Avenue East, being Part of Lot 4, Registrar's Compiled Plan 10303, by
redesignating the land from General Industrial Uses with High Performance Standards and
Open Space and replacing them with the Special District Commercial designation and
adding the following Numbered Policy:
"South Side of Sheppard Avenue East, East of Morningside Avenue
In addition to the Special District Commercial designation, General Industrial Uses with
High Performance Standards, are permitted. Non-Accessory Signs excluding Marketplace
Signs are not permitted.";
(B)Zoning By-law Amendment:
(1)amend the Employment Districts Zoning By-law Number 24982
(Rouge Employment District), as amended, with respect to the lands at 8119 Sheppard
Avenue East, being Part of Lot 4, Registrar's Compiled Plan 10303, by deleting the existing
zoning and replacing it with the "Mixed Employment Zone (ME)" to include Day Nurseries,
Educational and Training Facility Uses, Financial Institutions, Industrial Uses, Offices,
Personal Service Shops, Places of Worship, Recreational Uses, Restaurants and Retail
Stores;
(2)Development Standards:
(2.1)maximum gross floor area of all buildings shall not exceed 0.3 times the lot area;
(2.2)minimum 3 metres (10 feet) building setback from the streetline;
(2.3)non-accessory signs, except Marketplace Signs, shall not be permitted;
(2.4)the provisions of Section 15, Ancillary Retailing in "E", "M", "ME", "MG" and "MS"
Zones, Clause V, General Provisions, shall not apply;
(2.5)parking to be provided in accordance with the General Parking Regulations for All
Zones;
(2.6)the provisions of this By-law shall apply collectively to these lands notwithstanding
their division into two or more parcels;
(C)Miscellaneous:
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; and
(D)the applicant enter into a financially secured Servicing Agreement with the City
covering the required services to service the site, prior to Council's adoption of the Zoning
By-law. The agreement is to include provision for the construction of municipal sidewalks
along the south side of Sheppard Avenue; the enclosure of the watercourse and the provision
of storm and sanitary services.
Background:
This rectangular site has a 100 metres (328 feet) frontage on Sheppard Avenue and a depth
of 58 metres (191 feet). A watercourse traverses the easterly portion of the parcel. The
watercourse is enclosed to the north and south of the subject site.
Offices, commercial and industrial developments abut the north side of Sheppard Avenue,
across from the site. Lands immediately to the south with frontage on Morningside Avenue,
zoned for industrial and office uses, accommodate a car repair business and storage of used
automobile parts and other equipment. An Esso service station occupies the south-east
corner of Sheppard and Morningside Avenues.
The Official Plan designates the lands General Industrial Uses with High Performance
Standards, and Open Space to recognize the watercourse on the easterly portion of the
property.
The site is zoned "Industrial Zone (M)" with a holding provision (H). These lands may be
rezoned to delete the holding provision when Council is satisfied that municipal water,
storm and sanitary sewers are adequate to serve the proposed development.
On February 18, 1998, Council endorsed a Preliminary Evaluation Report and directed the
Planning and Buildings Department to target a Public Meeting on these applications for May
27, 1998, subject to the applicant submitting a Stormwater Management Study, a Traffic
Impact Study, proposed building elevations and landscape plans. Council also requested the
applicant to revise the site plan to achieve a greater building presence along Sheppard
Avenue and minimize the number of access points onto Sheppard Avenue.
Comments:
Site Plan
In support of the proposed amendments, the applicant has submitted a Site Plan Control
application. The proposal consists of two single storey buildings with parking for 107 cars.
The owner indicated that the easterly building has been designed to accommodate a sit-down
and drive-thru Wendy/Tim Hortons restaurant. The use of the westerly building has not yet
been determined, although the owner has indicated that a financial institution expressed
interest in locating a bank with a drive-thru facility. The revised site plan reflects the
owner's desire to provide for a site organization which could accommodate these uses. Also,
the westerly building has been re-configured in an effort to achieve a better building
presence on the street.
The landscape plan and building elevations have been improved through the increase of tree
planting along the site frontage and architectural detailing on the building walls. Staff are
continuing discussions with the owner with respect to the site plan details to achieve a
development which would contribute to the existing streetscape along Sheppard Avenue,
while recognizing the functional needs of the proposed development.
In order to reduce visual cluttering in this prestigious employment area, I am recommending
that non-accessory signs except Marketplace signs be prohibited. This will be achieved
through an appropriate Zoning By-law provision.
Circulation Comments
The applications were circulated to various agencies, none of which expressed opposition to
the proposed changes, provided certain transportation improvements and the provision of
site servicing have been addressed.
The Works and Environment Department requires the owner to enter into a financially
secured agreement with the City to enclose the existing watercourse and to provide storm
and sanitary services for the new development, including the dedication of a public easement
and paying a rebate for the provision of sewers through the Esso property. The owner is also
required to construct a public sidewalk along the site frontage on Sheppard Avenue. These
obligations will be secured through a financially secured agreement between the City and
the owner prior to the passage of the Zoning By-law.
The Toronto and Region Conservation Authority requires the owner to obtain a permit to
enclose the watercourse. Upon further consideration, the Authority no longer requires the
applicant to provide a stormwater management report. The creek is enclosed beyond the
site's boundaries, and the stormwater quality issues have already been addressed through the
adjacent Morningard subdivision which has been designed to accept the stormwater runoff
from this site. As municipal services are available to accommodate the site development, the
holding provision (H) in the zoning by-law is no longer required.
Transportation
The Traffic Impact Study and the Addendum respectively submitted on April 23, 1998 and
May 19, 1998, conclude that the proposed development could be accommodated on the site
and that site traffic would have a negligible impact on the operation of the area road
network. The study recommends that a centre left turn lane be provided to ensure safe turns
into and out of the site. There is sufficient pavement width on Sheppard Avenue in the
vicinity to accommodate a two way centre lane. The submitted material has been reviewed
by the City transportation staff who agree in principle with the traffic consultant's
assessment of the proposed development's traffic impact on the area road network. To
ensure adequate and safe traffic circulation within the site, both access points should be
provided. The westerly driveway has been relocated to align with the vehicular access to the
development on the north side of Sheppard Avenue. If a bank drive-thru is to occupy the
westerly building, the transaction window should be located at the south-west corner of the
building to ensure the maximum number of storage spaces for the customer waiting line. All
improvements can be accommodated as part of the Site Plan Control approval conditions.
Conclusions
In 1996, Council redesignated industrial lands extending east of the site and further south
along Milner Avenue to Special District Commercial to provide for commercial facilities
offering a wide variety of goods and services. A Home Depot store which recently opened
on the abutting property to the east, constitutes the first phase of the development proposals
envisioned for this area. A new Business Depot store is proposed at the north-west corner of
Milner Avenue and Grand Marshall Drive.
The expansion of the Special District Commercial designation will provide additional
benefits for this area through increased assessment and will further capitalize on
infrastructure investments in roads. Retaining the permissions for industrial uses will
provide opportunities for industrial development, should such an opportunity arise, if the
proposed commercial uses not materialize.
The site has excellent road access and has proximity to large populations thereby generating
the demand for these types of service uses. The proposed amendments will expand the
opportunity for the future development of this area by permitting more diversified
employment activities. The proposed amendments are considered appropriate development
for this area, and will provide a service to the surrounding industrial uses.
Contact Name:
Anna Czajkowski, Senior Planner
Phone: (416) 396-7022
Fax: (416) 396-4265
E-Mail: czajkows@city.scarborough.on.ca
Lorne Ross, MCIP, RPP
Commissioner of Planning and Buildings
