20 August 1998
To:Scarborough Community Council
From:Ted Tyndorf, MCIP, RPP.
Director Community Planning, East District
Subject:Official Plan Amendment Application P95014
Zoning By-law Amendment Application Z95020
Scarborough Automotive Centre Ltd.
South Side of Milner Avenue, at Auto Mall Drive
Lot 4, Registered Plan M-2247
Rouge Employment District
Ward 18 - Scarborough Malvern
Purpose:
This report presents recommendations to amend the Rouge Employment Secondary Plan and the Employment Districts
Zoning By-law (Rouge Employment District), for the vacant land on the south side of Milner Avenue, across from Auto
Mall Drive, as shown on the adjacent map. The Official Plan amendment proposes to maintain the existing General
Industrial with High Performance Standards designation, but amend the existing numbered policy which states that "vehicle
sales, services and related uses are permitted generally but will be directed away from the Sheppard Avenue and Highway
401 frontages, the objective being to reserve the major frontages for uses that result in a substantial building presence", to
permit a vehicular dealership on this site which has a frontage of approximate 12 metres (39 feet) along the 401 westbound
off-ramp. The By-law amendment proposes to allow "Vehicle Service Zone" uses in addition to the permitted uses. The
proposed amendments would permit the establishment of an automobile dealership with associated ancillary uses, similar to
the dealerships established in the surrounding area, known as the Scarborough Auto Mall, as shown on Figure 1.
Financial Implications:
None.
Recommendations:
It is recommended that City Council:
(A)Official Plan:
amend the Rouge Employment District Secondary Plan with respect to the property located on the south side of Milner
Avenue, across from Auto Mall Drive, being Lot 4, Registered Plan M-2247, be deleting the following wording "and
Highway 401" from Clause 3 of Numbered Policy No. 1, so the revised Clause 3 would read as follows:
"3.Vehicles sales, services and related uses are permitted generally but, with the exception of 1 and 2 above, will be
directed away from the Sheppard Avenue frontage, the objective being to reserve the major frontages for uses that result in
a substantial building presence".;
(B) Zoning By-law:
amend the Employment Districts Zoning By-law Number 24982 (Rouge Employment District), as amended with respect to
the lands on the south side of Milner Avenue, acrossfrom Auto Mall Drive, being Lot 4, Registered Plan
M-2247, by adding the "Vehicle Service Zone (VS)" to permit Vehicle Sales Operations and accessory uses, such as
vehicle repair garages, vehicle service stations, excluding the sale of automotive fuel, mechanical or automatic car washes,
day nurseries, market place signs and places of worship, with the following development standards:
(1)gross floor area of all buildings shall not exceed 0.50 times the lot area;
(2)gross floor area of all restaurants and retail stores shall not exceed 0.1 times the total built gross floor area of the
Vehicle Display centre;
(3)a minimum of one building with a minimum gross floor area of .10 times the lot area on any lot used for a Vehicle Sales
Operation;
(4)minimum 3 metre (10 feet) building setback from the streetline;
(5)minimum 3 metre (10 feet) building setback from lot lines other than streetlines;
(6)parking, storage or display of vehicles is prohibited within 5 metres (16.4 feet) of any street line;
(7)parking, storage or display of vehicles is prohibited within 10 metres (33 feet) from the Highway 401 property line;
(8)minimum 3.0 parking spaces per 100 square metres of gross floor area for Vehicle Sales Operations and accessory uses;
(9)minimum 1.0 parking space per 100 m² of gross floor area for Industrial Uses and Special Industrial Uses;
(10)minimum 3.0 parking spaces per 100 m² of gross floor area for Vehicle Display Centres;
(11)provisions of Clause V, Section 7.3, Sub-section 7.3.3, and Section 7.5, with respect to parking, shall not apply;
(12)minimum 10 metre (33 feet) wide strip of land abutting the Highway 401 property line shall be used for landscaping;
and
(13)minimum 5 metre (16.4 feet) wide strip of land abutting the streetline shall be used for landscaping and vehicular
access; and
(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.
Background:
The 2.36 hectares (5.8 acres) is designated and zoned to permit industrial uses, and a vehicle display centre with restaurants
and retail stores not exceeding 10 percent of the built vehicle display centre gross floor area. At the time of the original
development proposal of the Scarborough Auto Mall in 1986, this lot was intended to accommodate a showroom
displaying and promoting vehicles and related products. This site was chosen for its location within the subdivision and
good visibility from Highway 401. At that time, representatives of various automotive companies and related industry
indicated considerable interest in supporting such a centre. The applicant has advised that due to changes in the economic
climate and auto industry marketing trends, the industry's support for the centre has eroded and the site remains vacant. In
view of this situation, the owner wishes to expand the range of uses permitted on the site. It is proposed that the permitted
uses continue to apply.
Since Council's approval of the Auto Mall concept in 1987, five automobile dealerships have located within this campus.
Site Plan Control approval was also granted for the lot adjacent to the east but the applicant did not proceed with
construction.
The Official Plan applicable to the Auto Mall area states that "vehicle sales, services and related uses are permitted
generally but will be directed away from the Sheppard Avenue and Highway 401 frontages, the objective being to reserve
the major frontages for uses that result in a substantial building presence". Review of this Official Plan policy and the
implementing Zoning By-law suggests that Council did not intend to provide for a dealership at this location as this site has
a frontage of approximately 12 metres (39 feet) along the 401 westbound off-ramp. The design guidelines approved by
Council as part of the subdivision approval in 1987 for the Auto Mall area to supplement the City's Site Plan Control
policies, provide additional control for Council to ensure a high quality development and its presence along Highway 401.
On November 12, 1996, Scarborough Council endorsed a Preliminary Evaluation Report and directed the Planning and
Buildings Department to process these applications in the normal manner, target a Public Meeting on the applications for
the beginning of 1997, and hold a Community Information meeting, with the notification area to include all assessed
persons within the area bounded by Highway 401, Sheppard Avenue, Morningside Avenue and Conlins Road, including
properties abutting the east side of Conlins Road. Council also directed the applicant to submit a conceptual development
plan to illustrate how a potential automobile dealership could develop on the site, the massing and architectural components
of the building and for vehicle parking arrangements, all to be included in the zoning amendments for the site, adhering to
the design guidelines approved for the Auto Mall subdivision.
A community information meeting was hosted by staff on June 16, 1998, with Notice sent out to 49 addresses. Councillor
Bas Balkissoon and one industrial property owner attended the meeting in addition to the applicant and planning staff. No
concern was expressed with respect to the proposed amendments.
Comments:
Site Plan and Design Considerations
The site is visible from Highway 401, although a low rise of land within the Ontario Hydro Corridor partially obstructs its
view from the south-east. The design guidelines approved for the Auto Mall subdivision complement zoning provisions to
ensure the provision of a high quality, integrated automobile sales and service campus promoting an attractive development
presence along the 401.
In response to Council direction, the applicant has submitted a conceptual site plan (Figure 2) to illustrate how the vacant
lands between Milner Avenue and the Highway 401 could be developed, while addressing the approved design guidelines.
The plan encompassing the subject site and the property to the east, proposes construction of two buildings to address the
Milner Avenue and the 401 frontages. The easterly building would provide an attractive vista for customers approaching
from the north along Auto Mall Drive. The building would also complement the two existing dealerships at the opposite
corners, forming a well defined streetscape.
The proposed site organization provides for an efficient and functional use of the available area, while adhering to Council
policies. It suggests that depending on the requirements of the future users, the available land could be divided in a different
way than is the present lot division. In absence of a formal dealership development proposal, it would be premature to
require the owner to divide the vacant lands in accordance with the submitted plan. This approach would be consistent with
the recent development of a Nissan dealership at the north-west corner of Milner Avenue and Auto Mall Drive where in
order to provide for an adequate site area, the corner lot was amalgamated with a portion of a lot abutting to the north. The
consent application was processed simultaneously with the site plan control application review.
Circulation Comments
The applications were circulated to various agencies , none of which has expressed opposition to the proposed changes.
The Ministry of Transportation requires all buildings and structures to be set back a minimum of 13.7 metres (45 feet) from
the highway property line.
The Economic Development Division supports the proposed amendments.
Conclusions:
This serviced site has remained vacant since 1987. In view of the lack of interest by the automobile industry in establishing
the showroom, the proposed use expansion would augment the owner's chances in developing this site in a manner
consistent with the balance of the Auto Mall. The applicant has indicated that dealerships representing larger automobile
companies such as Ford and General Motors seek sites of approximately 2 hectares (5 acres). As this site is the largest lot in
the subdivision, it could support such a dealership.
The development of the site would further strengthen Council's development objectives for the area and enhance the Auto
Mall by expanding the opportunity for a range of automobile brands and related products to be offered for sale.
The recommended Zoning By-law's standards will, in conjunction with the approved design guidelines, provide an
adequate framework for the provision of a development consistent with Council's objectives aimed at ensuring an attractive
development presence along the 401. Also, prior to the site development, the owner will be required to secure site plan
control approval which will provide Council with an opportunity to review and approve detailed site/landscape plans and
building elevations drawings.
Contact Name:
Anna Czajkowski, Senior Planner
Phone:(416) 396-7022
Fax:(416) 396-4265
E-Mail:czajkows@city.scarborough.on.ca
Respectfully submitted,
Ted Tyndorf, MCIP, RPP.
Director Community Planning, East District
AC/nk
