Zoning By-law Amendment Application Z97017
First Warden Shopping Centres Limited, 800 Warden Avenue
Ward 13 - Scarborough Bluffs
The Scarborough Community Council, after considering the deputations and based on
the finding of fact, conclusions and recommendations contained in the report, dated
June 18, 1998, from the Commissioner of Planning and Buildings, Scarborough,
recommends that the report of the Commissioner of Planning and Buildings,
Scarborough, be adopted, subject to adding thereto a new Recommendation No. (3), as
follows:
"(3)direct that the Commissioner of Planning and Buildings, Scarborough, report
further, through the Site Plan process, to The Scarborough Community Council, on
any opportunities for mutual sharing of parking between the Embers Restaurant and
First Warden Shopping Centres Limited."
The Scarborough Community Council reports having held a statutory public meeting on
July 22, 1998, in accordance with Section 17 and Section 34 of The Planning Act, and that
appropriate notice of this meeting was given in accordance with The Planning Act and the
regulations thereunder.
The Scarborough Community Council submits the following report (June 18, 1998)
from the Commissioner of Planning and Buildings, Scarborough:
Purpose:
The subject property was formerly owned by Sears Canada and is currently being developed
with a Wal-Mart retail store. The lands are presently zoned "Office Uses Zone - Holding"
(OU - H), permitting 31,560 square metres (339,700 square feet) of office uses and 12,100
square metres (130,000 square feet) of commercial uses to be developed. A further 18,000
square metres (194,000 square feet) of office uses and 13,025 square metres (140,200 square
feet) of commercial uses are subject to removal of the H.
The application is seeking to remove the Holding Provision (H) from the Zoning By-Law as
it applies to the permission for the additional commercial space. If approved, this will permit
the property to be developed with 25,125 square metres (270,500 square feet) of retail,
restaurant, financial institution and service uses.
Recommendations:
It is recommended that City Council:
(1)amend the Employment Districts Zoning By-Law No. 24982 (Golden Mile) to partially
remove the Holding Provision (H) from the zoning for the property on the west side of
Warden Avenue, south of Eglinton Avenue, known municipally as 800 Warden Avenue,
increasing the commercial permission from 12,100 square metres (130,000 square feet) to
25,125 square metres (270,500 square feet) under the existing Office Uses Zone (OU); and
(2)authorize such unsubstantive, stylistic or format changes to the Zoning By-Law as may
be necessary to give effect to this resolution.
Background:
As part of the Golden Mile Land Use Review, the lands were rezoned in June, 1996 to
delete a number of Performance Standards which hindered the potential redevelopment of
the property. However, as no transportation or servicing information was supplied by Sears,
Scarborough Council implemented a Holding Provision (H) in the By-Law for the property.
In June of 1997, Scarborough Council further amended the By-Law partially removing the
H to increase the commercial permission on the site from 7,435 square metres (80,000
square feet) to its present 12,100 square metres (130,000 square feet).
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. In September of 1997,
Sears Canada entered into and registered on title an agreement to pay the TSI Charge, and
this agreement was assumed by First Warden Shopping Centres upon the purchase of this
property.
A Site Plan Control Application has been entered into and registered on title for the first
phase redevelopment of the property. An 11,920 square metre (128,300 square foot)
Wal-Mart retail store is presently under construction and is anticipated to be open in August.
As conditions of approval, the applicant is providing a new signalized intersection on
Warden Avenue and will register an easement on title providing continuous public access
between Warden Avenue and Lebovic Avenue; the new public street under construction on
the westerly property line of the site. The attached Figure 1 illustrates the location of this
new road and the recent development applications in the Golden Mile.
The current application is not seeking to remove the Holding Provision (H) on the
remaining office uses permission. Should the applicant wish to remove this Holding
Provision in future, an additional rezoning application to City Council would be required.
Conclusion:
With the TSI Charge agreement in place, and the provision of the signalized intersection on
Warden Avenue and the full opening of Lebovic Avenue between Eglinton Avenue and
Comstock Road expected to occur shortly, City Council can be satisfied as to the availability
of appropriate improvements and/or funds to provide the transportation system capacity
necessary to accommodate the level of commercial uses permitted in the By-Law. No other
servicing concerns were identified through the technical review of the application.
Contact Name:
Neil Cresswell, MCIP, RPP
Senior Planner
(416) 396-4927
(416) 396-4265 Fax
Cresswel@city.scarborough.on.ca
The Scarborough Community Council submits, for the information of Council, the
following communication (July 7, 1998) received from Mr. Russel White, Plans
Analyst, The Toronto and Region Conservation Authority:
We acknowledge receipt of the above noted notice of intention and offer the following
comments.
TRCA staff do not object to removal of the holding designation, however, we note that the
site is within the Golden Mile Subwatershed Study boundary. This study calls for a
comprehensive look at Stormwater Management quality control for all infill development
within the study limits. In light of this, future development of this site is dependant on the
applicant partaking in a comprehensive solution for Stormwater Management for the Golden
Mile Area.
We trust that this information is of assistance. If you have any questions, please contact the
undersigned.
Mr. Phillip Wong, representing First Warden Shopping Centres Limited, appeared before
the Community Council in connection with the foregoing matter and expressed support for
the staff recommendation.