Urban Planning and Development Services
24 August 1998
To:Scarborough Community Council
From:Ted Tyndorf, MCIP, RPP
Director of Community Planning, East District
Subject:PRELIMINARY EVALUATION REPORT
Zoning By-Law Amendment Application SZ98019
699401 Ontario Limited
772 Warden Avenue
Lots D and L, Registered Plan 3928
Golden Mile Employment District
Scarborough Bluffs
Purpose:
The application is seeking to partially remove the Holding Provision (H) from the zoning of
the property to permit the development of approximately 4 025 m² (43,300 square feet) of
retail commercial space.
Financial Implications:
None.
Recommendation:
That the Scarborough Community Council convene a Public Meeting to consider this
application, targeted for the fourth quarter of 1998, subject to:
(1)Staff concluding the review of the Traffic Impact Study and finalizing the proposed site
access arrangements: and
(2)Staff providing notice for this meeting to all owners and tenants within 120 m (400 feet)
of the property and to all parties receiving notice of the Minister's Decision and the
Municipal Board hearing regarding the Golden Mile Land Use Review.
Background:
The subject property has an area of 1.6 ha (4 acres) and contains an 8 110 m² (87,300 square
foot) industrial building with three tenants, one of which is a motor vehicle sales operation.
The property is abutted on the north by the First Warden Shopping Centres property, which
is being developed with a Wal-Mart retail store, and to the west and south by the 1090011
Ontario Ltd. lands, which are presently under application to develop a further 27 870 m²
(300,000 square feet) of commercial space. A mix of retail, service, office and industrial
uses exist on the east side of Warden Avenue across from the subject property.
As a result of the Golden Mile Land Use Review, the property was rezoned in September,
1997 to delete the existing industrial zoning and implement a "Mixed Employment Zone"
(ME). This zoning provides for a wide range of commercial land uses, consistent with the
zoning of the abutting lands. However, as no transportation or servicing information was
supplied by the owner, Scarborough Council implemented a Holding Provision (H) in the
By-Law for the property.
Scarborough Council also instituted a Transportation System Improvement (TSI) Charge in
June 1997 for all rezoning applications in the Golden Mile seeking to implement the new
commercial uses provided for through the land use review. This charge ensures that the
necessary capital improvements are adequately provided by the appropriate
owners/applicants and equitably financed by all benefiting parties. The owner is aware that
any approval of the subject application will be contingent upon entering into an agreement
with the City to pay the appropriate TSI Charge at the time of building permit issuance.
While a formal Site Plan Control application has not been submitted, the applicant has filed
a preliminary concept plan as illustrated on Figure 2. This concept plan proposes to develop
the property with a 3 780 m² (40,700 square foot) building at the north and west portion of
the site and a 240 m² (2,600 square foot) building at the northeast corner of the site. Service
vehicles would access the site from the existing northerly driveway on Warden Avenue and
a new southerly driveway is being proposed opposite Sherry Road to provide customer
access.
The current application is not seeking to remove the Holding Provision (H) for the entire
commercial land uses permission. An additional 7 800 m² (84,000 square feet) of these uses
would still be subject to the H. Should the applicant wish to remove this Holding Provision
in future, an additional rezoning application to City Council would be required.
Comments:
Potential Benefits
(1)The applicant's proposal for this property is consistent with and implements the City's
vision for the rejuvenation of the Golden Mile - being the redevelopment of the Eglinton and
Warden Avenue frontages with a wide range of commercial activities. It would also result in
development which is consistent with abutting lands and would enhance the fundamental
function of the Golden Mile as an area that creates jobs and generates tax revenues that
support services for City residents.
(2)A well designed commercial development would contribute to the program of
streetscape and pedestrian improvements being achieved on both Eglinton and Warden
Avenues through other redevelopment applications in the Golden Mile.
Potential Concern
(1)The Concept Plan submitted in support of this application proposes to consolidate the
northerly driveway with a service driveway at the rear of the Wal-Mart store on the property
to the north. Initial discussions have been undertaken between the two owners regarding this
consolidation, but much work remains to finalize this issue. The owner has submitted a
Traffic Impact Study to support this proposal, and to support the level of commercial uses
proposed for the property. This report is presently being reviewed by City staff in
conjunction with other development applications in the area, particularly with respect to
assessing on-going development activity and the implementation of the required
transportation system improvements.
Contact Name:
Neil Cresswell, MCIP, RPP
Scarborough Civic Centre
Telephone: (416) 396-4927
Fax: (416) 396-4265
E-mail: Cresswel@city.scarborough.on.ca
Respectfully submitted,
Ted Tyndorf, MCIP, RPP
Director of Community Planning, East District
