November 16, 1998
To:Scarborough Community Council
From:Ted Tyndorf, MCIP, RPP
Director-Community Planning East District
Subject:Zoning By-law Amendment Application SZ98022
1234115 Ontario Limited
2131 Lawrence Avenue East
Wexford Employment District
Ward 14 - Scarborough Wexford
Purpose:
This report presents recommendations to amend the Employment Districts Zoning By-law (Wexford Employment
District) for the property containing an existing commercial/office development on the southwest corner of Lawrence
Avenue East and Underwriters Road, to permit restaurants and financial institutions in addition to currently permitted
Community Commercial (CC) Uses. The amended zoning would enable the expansion of the existing Coffee Time Donut
Shop into a 154 square metre (1,650squarefoot) restaurant with seating, and recognize two existing financial institutions
which have existed on this property since 1990. Amendments to development standards which limit the total gross floor
area of retail stores and personal service shops on this property are also proposed to recognize the existing tenent mix and
provide the owner with leasing flexibility.
Recommendation:
It is recommended that City Council amend the Employment Districts Zoning By-law Number 24982, as amended
(Wexford Employment District), with respect to 2131 Lawrence Avenue East, being Part of Block H, Registered Plan
4329, as follows:
(1)delete the Exception which prohibits Restaurants, Financial Institutions, and Drug Stores on the subject property;
(2)delete the Performance Standard which limits the total gross floor area of retail stores and personal service shops,
excluding food stores, to 1,460 square metres (15,715 square feet);
(3)amend the Performance Standard which limits the total gross floor area of retail stores and personal service shops to
read as follows:
"Gross floor area of all Retail Stores and Personal Service Shops shall not exceed 5,230 square metres (56,300 square
feet)."; and
(4)authorize such unsubstantive technical, stylistic or format changes to the Zoning By-law amendment as may be
required to properly carry out the intent of this resolution.
Background:
Site Statistics
UseGross Floor Area in Square MetresParking Required
Retail Stores and Personal 1704(18 343 square feet)51 spaces
Service Shops
Food Stores3339 (35 940 square feet)100 spaces
Restaurants*154(1650 square feet)17 spaces
Financial Institutions617(6642 square feet)19 spaces
Offices2885(31 055 square feet)87 spaces
Total8699(93638 square feet)274 spaces**
*Existing retail space proposed to be converted to restaurant.
**There are currently 286 parking spaces available on the property.
The subject lands contain a one storey commercial building and a three storey commercial/office building and are
designated Community Commercial in the Official Plan. The current Community Commercial (CC) zoning permits day
nurseries, offices, places of worship, personal service shops and retail stores. Surrounding uses include a variety of
commercial uses including restaurants and financial institutions, along the north and south side of Lawrence Avenue East,
and industrial uses to the south and east along Underwriters Road.
When this property was rezoned Community Commercial (CC) in 1988 an exception prohibiting restaurants and drug
stores was applied to the property, and later in 1996 financial institutions were also prohibited under the Employment
Districts Zoning By-law amalgamation. In 1988 the applicant agreed that restaurants and drug stores be specifically
prohibited in response to concerns from area merchants. In 1993 a minor variance was granted permitting drug stores on
this property. It appears that the two financial institutions on this property were considered offices or retail stores when
they occupied the building in 1990, however they would no longer be permitted uses under the current zoning which
specifically prohibits financial institutions.
Comments:
There are 286 parking spaces on the property and 274 parking spaces will be required for all the existing uses on the
property including the expanded Coffee Time Restaurant. With a remaining surplus of 12 parking spaces available, it will
be possible to convert an additional 150 square metres (1615 square feet) of retail space into restaurant space. It is not
necessary to implement a cap on restaurants for this property because restaurant space will be limited based on the
availability of on-site parking which can accommodate a total of only 304 square metres (3,265 square feet) of restaurant
space.
Introducing restaurants on this property will not have an adverse impact on the operation of the property or the
surrounding area. Allowing financial institutions on the subject lands will be in character with other commercial/office
developments in the City. Restaurants and financial institutions are not uncommon along Lawrence Avenue and are
normally permitted under Community Commercial (CC) zoning. The proposal would implement the Community
Commercial Official Plan designation by providing a wider range of commercial uses to serve the surrounding area.
When the subject property was rezoned in 1988, Limitations on the total amount of retail stores and personal service shop
were applied in an effort to ensure a large food store and office space were built. The restrictions limited retail stores and
personal service shops to a maximum of 0.54 times the total built gross floor area or 5230 square metres (56,000 square
feet), whichever is less, and limited retail stores and personal service shops, excluding food stores, to a maximum of 1,460
square metres (15,715 square feet). These restrictions have successfully served their purpose to establish a mixed-use
project and provide employment opportunities because a food store and office space have been built on the subject lands.
The limitations should be simplified to provide the owner with leasing flexibility. Including food stores, there remains less
than 5,230 square metres (56,300 square feet) of retail stores and personal service shops on the property. This limitation
should be retained to ensure existing office space remains on this property. The limitation which excludes food stores
should be deleted altogether to provide the owner with leasing flexibility should the food store relocate in the future.
Although drug stores are prohibited by an exception in the Zoning By-law, they are permitted by minor variance. The
prohibition in the exception is therefore redundant and I am recommending it be deleted for clarity purposes.
Conclusions:
The proposal will enable the expansion of an existing Coffee Time Donuts business into currently vacant space and
recognize two financial institutions on this property, all of which are serving the City by providing employment and
assessment.
Contact Name:
Joe Nanos, Acting Senior Planner
Scarborough Civic Centre
Telephone: (416) 396-7037
Fax: (416) 396-4265
E-mail: nanos@city.scarborough.on.ca
Ted Tyndorf, MCIP, RPP
Director of Community Planning, East District
JMN/lb
