Scarborough Civic Centre

150 Borough Drive

Scarborough, Ontario

Canada M1P 4N7

www.city.toronto.on.ca

Tel: 416-396-7343

Fax: 416-396-4265

Urban Planning and Development Services

September 28, 1998

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

Subject:PRELIMINARY EVALUATION REPORT

Official Plan Amendment Application SP98014

Loblaw Properties Limited

Various Properties

Clairlea Community and Golden Mile Employment District

Scarborough Wexford and Scarborough Bluffs

Purpose:

The application is seeking to amend the Official Plan as follows:

(1)To add High Density Residential uses to the designation applying to the commercial lands on the north side of Eglinton Avenue between Victoria Park and Pharmacy Avenues (Parcel A on Figure 1). This would encompass the Loblaws property as well as lands owned by Premium Properties Ltd. and Deep Pocket Investments Inc.

(2)To redesignate both sides of the Eglinton Avenue frontage between Pharmacy and Warden Avenues to Commercial Mixed Use (Parcel B). This would affect a number of high profile commercial properties.

(3)To redesignate the west side of Warden Avenue from Fairfax Crescent to Hymus Road to Commercial Mixed Use (Parcel C). This would affect a small number of commercial and industrial properties.

Financial Implications:

None.

Recommendation:

That the Scarborough Community Council convene a Public Meeting to consider this application, targeted for the second quarter of 1999, subject to:

(1)All technical agencies concluding the review of the application and the planning report submitted in support of the application;

(2)Staff, in consultation with the four Ward Councillors, conducting a Community Information Meeting to discuss the proposal with the affected property owners and with residents in the abutting Clairlea Community; and

(3)Staff providing notice for the Public Meeting to all owners and tenants within the proposed amendment areas, to all owners within 120 m (400 feet) of these areas and to all parties attending the Community Information Meeting requesting notice.

Background:

Parcel A is located within the Clairlea Community and is designated District Commercial Centre.

Parcels B and C are located within the Golden Mile Employment District and a number of industrial, commercial and office designations apply to these lands. Both Parcels are within the area encompassed by Official Plan Amendment 965 (OPA 965) which also provides for a Special District Commercial designation, permitting a wide range of commercial uses.

As stated by the applicant, "this application arises initially from the study undertaken by Scarborough in 1995 with the goal of fostering redevelopment in a more vital, pedestrian-friendly manner, particularly at entrances to the Golden Mile Employment area and along the Eglinton corridor". The applicant has submitted a planning report entitled Reurbanizing the Golden Mile in support of the application.

Comments:

Potential Benefits

(1)In April of 1996, Council of the former City of Scarborough unanimously approved a staff report addressing the future of the Golden Mile Employment District. One of the recommendations of this report was a confirmation by Council that residential uses along Eglinton Avenue represented a longer term component of the rejuvenation of the Golden Mile. The application therefore supports Council's previous direction on this issue.

The applicant's planning study also notes that mixed use developments would add vitality and a higher level of pedestrian activity to the area, support more efficient use of municipal infrastructure and add to the market support for the additional retail uses. The application therefore also implements the policy objectives of OPA 965.

(2)As Scarborough Community Council is aware, there is a long standing legal dispute between the three owners in Parcel A which has frustrated a number of individual attempts to redevelop these lands. A more comprehensive review of the potential for residential uses on these lands through the current application offers the possibility of a mutually beneficial resolution which could spur the much needed revitalization of this quadrant.

Potential Concerns

(1)It is clear that a number of technical issues must be addressed through the review of this application. The adequacy and location of local parks, schools and social services to serve any new residents must be assessed, the appropriate location, density and built form of the housing must be determined, the adequacy of water, sanitary and storm systems must be reviewed and any notion of the phasing of residential development must be explored. These issues are being addressed through the technical circulation of the application.

(2)The introduction of residential uses into the Golden Mile Employment District must be sensitive to the potential for disruption to existing viable industrial operations. Similarly, there is also the potential for this proposal to disrupt the economic revitalization of the Golden Mile which is being achieved through the introduction of new commercial uses to the area.

(3)While staff concur with the basic rationale contained in the applicant's supporting planning report, there are some aspects of the analysis which cause concern. These include the proposal to implement a local Development Charge to pay for additional community facilities, the notion that the Warner Lambert site at the northwest corner of Eglinton Avenue and Birchmount Road could incorporate a residential presence, the apparent concern regarding the level of retail space which could be developed in the Golden Mile and the proposal that new development on Eglinton Avenue have a minimum building setback of 25 m (82 feet). These proposals will be discussed further with the applicant's consultants.

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

/nc