September 28, 1998

To:Scarborough Community Council

From:Ted Tyndorf, MCIP RPP

Director, Community Planning, East District

Subject:PRELIMINARY EVALUATION REPORT

Official Plan Amendment Application SP98015

Zoning By-law Amendment Application SZ98027

Shell Canada Limited

2650 Brimley Road

Block J, Registered Plan M-1552

Agincourt North Community

Scarborough Agincourt

Purpose:

The applicant proposes to amend the Official Plan and Zoning of the property on the northwest corner of Finch Avenue East and Brimley Road, to permit retail sales, convenience food sales and on-site food preparation in addition to the existing Automobile Service Station. The existing 'Quick-Lube' building is proposed to be demolished and replaced with a new 162 square metre (1745 sq. ft.) one-storey, convenience store building with a drive-thru facility. The Shell gas bar on the property will also be upgraded. Nine parking spaces are proposed to be provided on-site.

Recommendation:

That the Scarborough Community Council convene a Public Meeting to consider this application at the December 1998 Community Council Meeting, subject to:

(1)Planning staff consulting with the local councillors regarding the necessity of a Community Information Meeting prior to the December 1998 Community Council Meeting;

(2)The applicant submitting a Site Plan Control application and a Noise Study recommending measures which mitigate the noise generated by the drive-thru facility onto abutting residential properties.

Background:

1.The subject lands currently contain a Shell Gas Bar and 'Quick-Lube' Service Centre. The Official Plan designates the lands Highway Commercial providing for Service Stations, Automotive Service Centres, Restaurants, Hotels and Motels. The current Highway Commercial zoning of the property permits only Automobile Service Station Uses. Surrounding uses include the rear yards of single and two-family residential dwellings abutting the property to the northwest, a Police Station on the east side of Brimley Road, and single-family dwellings with reversed frontages on the south side of Finch Avenue East.

2.There is a 7.5 metre (25 ft.) landscaped strip with several mature trees along the northwest property line which currently provides a buffer between this commercial property and the adjacent residential uses. This landscaped strip will be maintained and not reduced by this proposal.

Comments:

Potential Benefits

1.The introduction of a convenience store on this property will provide an additional commercial facility to serve the surrounding area and the travelling public on two arterial roads.

Potential Concerns

1.The siting of the building is proposed in a manner which results in the retention of the existing landscaping on this property. This siting arrangement and additional landscaping should be secured through a Site Plan Control application.

2.The introduction of a drive-thru facility may generate noise for the adjacent residential properties. A noise study recommending mitigating measures should be submitted to the City by the applicant.

Contact Name:

Joe Nanos, Acting Senior Planner

Telephone: (416) 396-7037

Facsimile: (416) 396-4265

nanos@city.scarborough.on.ca

Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

JMN/lb