Official Plan Amendment Application SP98003

Zoning By-law Amendment Application SZ98005

Knob Hill Farms Limited, South-East Corner of Eglinton Avenue

and McCowan Road - Ward 15 - Scarborough City Centre

 The Scarborough Community Council, after considering the deputations and based on the finding of fact, conclusions and recommendations contained in the report, dated July 6, 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 the folllowing new Recommendations:

 "(F)authorize that the Site Plan Control application be revised to restrict access to the Home Depot site to right-out, left-in from Landmark Boulevard;

 (G)direct the Commissioner of Planning and Buildings, Scarborough, to report further to The Scarborough Community Council on the Urban Design Guidelines that would apply to the landscaping on this site and to consult with the Cliffcrest Community Association on such Guidelines;

 (H)direct the Director of Road and Traffic Services, Scarborough, to undertake traffic studies to investigate speed and volumes of traffic on McCowan Road, south of Eglinton Avenue to Kingston Road, and at the intersection of McCowan Road and Eglinton Avenue before and after the Home Depot store opens for business, and report any remedial measures to The Scarborough Community Council for recommendation to City Council, and further, ensure that the community is involved in this process."

  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 (July 6, 1998) from the Commissioner of Planning and Buildings, Scarborough:

 Purpose:

 This report presents recommendations to amend the Eglinton Community Secondary Plan, the Employment Districts Zoning By-law (Knob Hill Employment District) and the Eglinton Community Zoning By-law, for the vacant lands occupying the south-east corner of Eglinton Avenue and McCowan Road, as shown on the adjacent map. The Official Plan amendment proposes to maintain the existing Commercial Mixed Use (CMU) designation, but through the addition of a Numbered Policy would permit retail commercial uses as a primary use. The By-law amendment proposes to delete the property from the Knob Hill Employment District and incorporate the lands into the Eglinton Community Zoning By-law and zone the lands for "Community Commercial" uses to permit a home improvement centre (the Home Depot) with a garden centre and an ancillary restaurant. Although the Public Notice described the applicant's proposed rezoning as "Highway Commercial", I am of the opinion upon further consideration that the "Community Commercial (CC)" zone would more appropriately implement the Official Plan designation.

 Recommendations:

 It is recommended that City Council:

 (A)Official Plan:

 amend the Eglinton Community Secondary Plan, with respect to the property located at the south-east corner of Eglinton Avenue and McCowan Road, being Part of Blocks A and B, Registered Plan M-172 and Part of Lot 22, Concession C, by adding the following Numbered Policy:

 "South-East Corner of Eglinton Avenue and McCowan Road

 Within the Commercial Mixed Use designation as it applies to this land, retail commercial uses are permitted as a primary use.";

 (B)Zoning By-law:

 (1)amend the Employment Districts Zoning By-law Number 24982 (Knob Hill Employment District), as amended, by deleting the subject land located at the south-

east corner of Eglinton Avenue and McCowan Road, being Part of Blocks A and B, Registered Plan M-172 and Part of Lot 22, Concession C, and incorporating it into the Eglinton Community Zoning By-law No. 10048, as amended;

 (2)rezone the land by replacing the existing zoning with the "Community Commercial (CC)" zone and limiting the permitted uses as follows:

 (a)Permitted uses:

 -retail stores, personal service shops, restaurants;

-banks, business and professional offices; and

-open storage and display of goods ancillary to a retail store;

 (b)maximum gross floor area of all buildings shall not exceed 0.30 times the lot area;

 (c)minimum street yard setback 3 metres (10 feet). Patios, roof overhangs, canopies and supporting columns can be built to the street line;

 (d)minimum 5.0 parking spaces per 100 square metres (1,076 square feet) of gross floor area for personal service shops and retail stores, including ancillary restaurants; and

 (e)Non-Accessory Signs, except Marketplace Signs, shall not be permitted;

 (C)resolve that no further notice is required regarding the change in the zone category from "Highway Commercial" to "Community Commercial (CC)" Zone;

 (D)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; and

 (E)prior to the enactment of the Zoning By-law amendment, authorize that a Site Plan Control approval be granted by the Commissioner of Planning and Buildings, Scarborough; the agreement to be registered on title following the Zoning By-law coming into effect.

 Background:

 Site Context and Planning Controls

 The site forms part of lands along Eglinton Avenue, between Midland Avenue and Bellamy Road, which were the subject of an extensive land use and urban design review, "New Opportunities: A Study of Eglinton Avenue", in the early 1980's. The study was prompted by a widely recognized need to rejuvenate Eglinton Avenue, one of the main arterial roads characterized by monotonous parking lots and garish looking, outdated strip commercial plazas. On the basis of the study's recommendations, Council adopted a number of Official Plan policies aimed at promoting a wide range of uses which would be conducive to greater pedestrian activity at the street, support public transit and encourage redevelopment of the lands within the study area.

 Since the Study's adoption, a number of projects have been approved along Eglinton Avenue. These include: a townhouse complex on the north side of Eglinton Avenue, between Brimley and McCowan Roads, a residential/commercial redevelopment on the north side of Eglinton Avenue, east of Danforth Road, and two residential/office/commercial developments on the south side of Eglinton Avenue at McCowan Road, and Bellamy Road North respectively. To date none of these projects have been constructed.

 Lands on the north side of Eglinton Avenue, across from the site, and the properties immediately to the east, accommodate commercial/industrial businesses. Two high rise apartment buildings occupy the west side of McCowan Road, and a nine storey apartment building with offices and commercial at the lower levels, is proposed at the south-west corner of Eglinton Avenue and McCowan Road. To the south, the site is bounded by the CN railway.

 The Official Plan designates the lands Commercial Mixed Use permitting High Density Residential uses, Office Uses, Hotels, Service Stations and Community Facilities. The Eglinton Community Secondary Plan incorporates a number of policies to guide development along Eglinton Avenue, to create a vibrant attractive streetscape promoting pedestrian-oriented activity and high usage of transit facilities. The applicable policies do not permit commercial uses as a primary use.

 The site is zoned Industrial Zone (M), Industrial Commercial Zone (MC) and Industrial District Commercial Zone (MDC) permitting industrial, offices, educational and training facility uses, recreational uses, places of worship, day nurseries, vehicle service stations, mechanical or automatic car washes, restaurants, barber shops, financial institutions, building supply and lumber yards, electric light fixture sales, furniture and home appliance sales and services, floor covering and drapery sales, paint and wallpaper sales, and vehicle repair garages with vehicle sales operations.

A community information meeting was hosted by staff on March 11, 1998. The area of notification included over 2,000 assessed persons. Approximately 80 residents attended the meeting. Following presentations by staff and the project consultants, residents expressed their concerns and comments on the existing traffic problems in the area and the anticipated additional traffic that would be generated by the new store. In summary, the residents feel that the proposed signalized intersection at the site entrance and Torrance Road will further exacerbate traffic infiltration into the neighbourhood north of Eglinton Avenue.

 On April 1, 1998, Scarborough Community Council endorsed a Preliminary Evaluation Report and directed the Planning and Buildings Department to target a Public Meeting on these applications for the third quarter of 1998, subject to the applicant submitting a Site Plan Control Application and an updated transportation study. Council also requested that the submitted site/elevation plans address the transportation concerns pertaining to vehicular site access and on-site circulation, as well as provide for windows and access into the building along the Eglinton Avenue frontage which could be achieved by incorporating such uses as a restaurant along the Eglinton Avenue frontage resulting in a pedestrian-oriented, animated streetscape. The purpose of updating the transportation report was to address the concerns expressed at the community meeting regarding the impact the development will have on traffic movements within the community.

 Comments:

 (1)Eglinton Avenue is one of the major east-west thoroughfares in the City, spanning the eastern boundary of Scarborough to the Toronto International Airport. Given its function as a major access and one of the "main streets" in Scarborough, its appearance is critical in shaping an image of the surrounding community. The predominantly commercial development along Eglinton Avenue dates back to the 1950's and the early 1960's and is ready for rejuvenation. In approving the "New Opportunities" Study and the resulting Official Plan policies, Scarborough Council recognized a need to improve the appearance of the properties fronting onto Eglinton Avenue. However, since approval of the "New Opportunities" Study, the concept of "big box" warehouses accessible to the general public, emerged in Canada in the early 1990's. The Study as such did not consider this new commercial approach which continues to be a trend in retail and creates substantial employment opportunities.

 Notwithstanding some past interest, the site has remained vacant. The Commercial Mixed Use designation provides for, and supports activities promoting intensive use of the public space, design improvements to buildings and the overall streetscape, to attract local shoppers and passers-by. The proposed development has the potential of becoming a catalyst for other development initiatives along Eglinton Avenue, including the construction of the approved projects. Thus, there are a number of applicable policies under the CMU designation that the proposed use could fulfill with the implementation of an appropriate site plan.

 In considering the zoning category which implements the Official Plan policies, staff have concluded that the "Community Commercial (CC)" zone more appropriately reflects the nature of the proposed development, as this zone provides for a broad range of retail and service uses. These uses enhance the pedestrian-oriented activity along the street which is consistent with the CMU designation.

 (2)In support of the proposed amendments, the applicant has submitted a Site Plan Control application which is the result of extensive negotiations between city staff and the applicant. The new building is accommodated on the westerly portion of the site, with a garden centre and servicing facilities located behind. Parking for 546 cars occupies the balance of the site.

In an effort to address Council's direction, the applicant has revised the typical floor layout of the Home Depot store by placing the store's office, a small traditional retail area and a restaurant along the Eglinton Avenue frontage. This approach provides for the provision of large windows and doors permitting direct pedestrian access to the store from the street. Staff are continuing discussions with the applicant with respect to the site plan details to achieve a development which will contribute to the rejuvenation of the Eglinton Avenue streetscape and attract more development to the area, while creating no negative impact on the adjacent businesses or the residential community. Discussions are ongoing regarding the landscape treatment of the corner of Eglinton Avenue and McCowan Road. This detail will be resolved prior to final site plan control approval. To ensure that the site plan is implemented as agreed upon with the applicant, staff propose that the owner sign a Site Plan Control agreement prior to Council passing the Zoning By-law bill. Upon the owner entering into the agreement with the City, Council would then enact the Zoning By-law. This process will ensure that the City has control of the registration of the agreement. The agreement would be registered on title only after the zoning by-law amendment is in effect.

 (3)The applications were circulated to various agencies, none which expressed opposition to the proposed amendments. Statutory Public Notice has been provided to all assessed persons within 120 metres (400 feet) of the subject land, as well as all individuals who requested to be notified of further meetings to consider the applications.

 Canadian National Railway (CN) has indicated that any changes to the existing drainage pattern must be agreed upon with CN. CN has requested the owner to install and maintain a 1.83 metre (6 feet) high fence along the common boundary. In view of the proximity to the railway, the CN recommends that the new building be set back 30 metres (98 feet) from the property line and that a 2.5 metre (8 feet) berm be provided along the boundary. In addition, CN suggests that the owner retain a noise consultant to undertake an analysis of noise and vibration and implement appropriate measures to mitigate any adverse effects that may be identified.

 While the south-east corner of the outdoor garden centre is located 42 metres (138 feet) from the south property line, the building is set back at least 65 metres (231 feet) from the railway right-of-way. Given the commercial nature of the project, the proposed distance in conjunction with a 2 metre (6.6 feet) earth berm and planting should be sufficient to mitigate the impact of the adjacent railway. The proposed treatment is similar to measures used on other sites abutting the railway line. The site plan control application has recently been circulated and we are awaiting comments from the Canadian National Railway. A higher berm could be accommodated on the site if requested, even though the building is set back a greater distance than required by CN.

 The Recreation, Parks and Culture Department has reviewed the Arborist Report and indicated that the existing trees are too small to meet the criteria under the Tree Protection and Conservation By-law. Notwithstanding, the proposed landscape plan incorporates a substantial number of the existing pine trees, especially along the McCowan Road frontage.

The Works and Environment Department has no concerns with respect to the proposed amendments. A stormwater management study will be required prior to final site plan control approval.

 The Toronto Transit Commission (TTC) has requested that the existing bus stop and shelter be relocated to the west of the proposed driveway on Eglinton Avenue.

 (4)To successfully accommodate the proposed use on this site and integrate it within the surrounding community, a number of traffic control measures and road improvements will be implemented. The most important is the provision of lights at the main site entrance opposite Torrance Road. This intersection is an appropriate distance from the existing signalized intersection at Eglinton Avenue and McCowan Road, and Eglinton Avenue and Bellamy Road. In conjunction with the new lights, minor widenings along Eglinton Avenue will be done to incorporate centre median islands on the east-west approaches to the site entrance. This change will necessitate the revision of the traffic pattern affecting the property at the north-east corner of Eglinton Avenue and Torrance Road by limiting the existing driveway off Eglinton Avenue to right turns only. The Home Depot Canada is finalizing an agreement with the affected owner. The proposed improvements are necessary to serve the project, but will also be beneficial to the existing and approved development in the area.

 As a result of concerns expressed by staff and the residents, the vehicular access of Landmark Boulevard has been re-designed to allow passenger car traffic only. In the overall scheme, this entrance will serve as a secondary access to the site and used mostly by customers to the south. Also, moving the garden centre from the Eglinton Avenue frontage to the south of the building, eliminated the need for a second access of Landmark Boulevard to accommodate deliveries of landscape products to the garden area, that the applicant has previously proposed. All deliveries will be accommodated via the Eglinton Avenue access.

 The traffic study and additional supporting material requested by the Metro Transportation staff is under review. Informal discussions with staff indicate that the Metro Transportation office finds the proposed traffic control measures to be satisfactory. It is anticipated that formal comments will be available by mid July, 1998. Upon receipt of these comments, a supplementary report may be issued if required. All transportation improvements necessary to accommodate the proposed development will be made conditions of approval of the site plan control application.

 Concern was expressed about the existing and future traffic infiltration into the neighbourhood north of Eglinton Avenue. In response to a resident's request in July 1996, the Works and Environment Department staff conducted an investigation of traffic infiltration on July 23, 1996. The study looked at all traffic using Torrance Road, Trudelle and Grace Streets to travel between Bellamy Road and Eglinton Avenue. During the a.m. peak hour 10 cars of a total 24 entering cars were "infiltrators". The popular infiltration route was southbound Bellamy to Grace to Cedar Brae and back to Bellamy Road North to get to Eglinton Avenue, with only one car using Torrance Road. During the p.m. peak hour six cars of a total 27 cars entering the neighbourhood were identified as "infiltrators". Two cars used Torrance Road and three used Bellamy Road to Grace Street to get to Bellamy

Road North. The 24 hour volume count on Grace Street shows that there is only 500 cars per day on the road. The study concluded that because of the low volume of by-pass traffic and the low total volume on Grace Street, additional traffic measures to restrict movement of traffic into the community was not warranted. The City transportation staff felt at that time that adding restrictions would have a greater impact on the travel patterns of residents than on the by-passers.

The current traffic study concludes that the addition of the Home Depot store will not negatively impact on this neighbourhood as only a relatively small portion of the market (about five percent) will use Bellamy Road North. Notwithstanding, the study suggests that with the installation of the traffic signals at Torrance Road, it would be easy to implement a north-south through traffic prohibition. Staff have reviewed this proposal and is of the opinion that it may be an unnecessary impediment to the local residents. As such, staff recommend that the situation be reviewed when the store is in operation and then, if required, implement this measure.

 The applicant has also reviewed the proposed development with representatives of the ownership immediately to the east. The Home Depot Canada has agreed to share the Eglinton Avenue signalized entrance, provided the adjacent owner participates in sharing of the cost of the signal lights, if and when the property is redeveloped.

 The applicant has proposed 546 parking spaces, providing for a parking ratio of 5.1 cars per 100 square metres of gross floor area. Based on the review of other similar projects incorporating "big box" retailing, staff support the parking standard of 5 spaces per 100 square metres of gross floor area for all permitted uses.

 (5)The development will also contribute to the local economy by generating growth in employment and assessment. The applicant has indicated that the proposed store would provide approximately 120 full time and 92 part time positions.

 Conclusions:

 The proposed development provides for a good use of the vacant site bounded by two arterial roads and a railway line. It will address the Official Plan policies aimed at revitalizing Eglinton Avenue and supporting pedestrian use of public streets.

 Contact Name:

 Anna Czajkowski, Senior Planner

Community Planning Division

Phone: (416) 396-7022

Fax: (416) 396-4265

E-mail: czajkows@city.scarborough.on.ca

 The Scarborough Community Council submits, for the information of City Council, the following communication (July 22, 1998) from Ms. Susan Rosenthal, Barrister and Solicitor:

 I act on behalf of Eglinton Bellamy Developments Inc., the owner of 2979 Eglinton Avenue East, which is immediately east of the subject development. My client is in the process of reviewing the revised proposal in detail, including a review of the traffic studies prepared with respect to same which we received yesterday. As well, my client has had discussions with your planning staff with respect to its concerns relating to the location of open storage and display of goods, screening of the development traffic and various transportation improvements required. My client continues to have concerns with respect to the development as proposed and wishes to continue its discussions with both the applicant and the planning staff to determine if said concerns can be addressed. In the interim, my client continues to reserve its right and opportunity to comment with respect to the application.

 In addition to reserving our opportunity to further comment on the application, by this letter I would also request to be notified of the adoption of any official plan amendment and zoning by-law amendment with respect to the above noted property.

 The Scarborough Community Council submits, for the information of City Council, the following communication (July 7, 1998) received from Mrs. Susanne Grant:

 Both my husband (William Grant) and myself (Susanne Grant) are thoroughly pleased with the idea of a Home Depot going on the location.

 Everybody that we have spoken to about it are also thrilled with the idea.

 Also could you please let me know when the adoptions of the proposed Official Plan Amendment are approved.

 The Scarborough Community Council submits, for the information of City Council, the following communications (July 10, 1998) and (March 9, 1998) received from Mr. Brian Dick for Ms. Karen Fraser, Planner - Ontario, CN Engineering Services:

 July 10, 1998

 We have reviewed your letter dated 29 June 1998, regarding the above noted application and offer no objections providing our comments dated 9 March 1998 are addressed.

 March 9, 1998

 We have reviewed your letter dated 12 February 1998, regarding the above noted application and have the following comments:

 1.The Owner must install and maintain at his own expense, a chain link fence of minimum 1.83 metre height along the mutual property line.

 2.Any proposed alterations to the existing drainage pattern affecting Railway property must receive prior concurrence from the Railway and be substantiated by a drainage report to the satisfaction of the Railway.

 In addition, rail noise, vibration and safety should be considered in the design of the development, to the satisfaction of the municipality. Appropriate mitigation measures should be included in the Zoning By-law Amendment. CN's current guidelines recommend that the acceptable protective measures for the land use proposed include the following:

1.A minimum 30 metre building setback from the railway right-of-way in conjunction with an earthen berm. The berm should be 2.5 metres above grade at the property line, having side slopes not steeper than 2.5 to 1, adjoining and parallel to the railway right-of-way with returns at the ends.

 2.We recommend that the Owner engage a consultant to undertake an analysis of noise and vibration and to undertake appropriate measures to mitigate any adverse effects from noise and/or vibration that were identified.

 We would appreciate the opportunity to comment on any proposed modification prior to its adoption, and ultimately, we request notice of the Amendment being approved.

 The Scarborough Community Council submits, for the information of City Council, the following communication (July 6, 1998) from Mr. Doron Altman, Landmark Properties Inc.:

 Landmark Properties Inc. acts on behalf of Crane Canada Inc. in all matters related to their distribution real estate in Canada.

 Crane owns the property immediately adjoining the property which is subject to the above-mentioned applications, namely 2937 Eglinton Avenue East. While we welcome the proposed development by Home Depot, we are concerned that notwithstanding verbal assurances by Home Depot and their representatives that access to the Crane property will not be impaired or adversely affected by their plan, plans and documents were submitted to us on June 29, 1998, which regretfully are contrary to our understanding of Home Depot's plans.

 The attached correspondence and plan describe the problem and our response, and are self explanatory.

 Please take note that we object to any plan which will impair or adversely affect ingress and egress to and from the Crane property, which the property currently enjoys.

 Please keep us informed of all matters related to the above-mentioned subject and address all relevant notices, etc. directly to the undersigned.

 The Scarborough Community Council submits, for the information of City Council, the following communication (July 7, 1998) from Metropolitan Toronto Condominium Corporation No. 999, under signature of Mr. Wayne Churchmuch, President:

 We, the Board of Directors, M.T.C.C. #999, on behalf of greater than half of the majority of unit owners of 330 McCowan Road, list of names attached, object to the siting of the proposed building, and internal driveway configuration.

 The proposed location on the site and the south driveway have a negative impact on the residents living on the west side of McCowan Road, Toronto/Scarborough, Ontario.

 (A petition containing 334 signatures in opposition to the proposed access road entering/exiting off Landmark Boulevard, was attached to this communication, and the original thereof is on file in the Office of the City Clerk.)

 The Scarborough Community Council submits, for the information of City Council, the following communication (July 8, 1998) from Ms. Janet Cardno, area resident:

 I am a resident and owner at 15 Torrance Road. My apartment faces Eglinton Avenue and the above noted lands. I am unable to attend the public meeting regarding the above noted lands but I am concerned about the changes that could result if a large commercial building is allowed to be built at the south-east corner of Eglinton Avenue and McCowan Road.

 Therefore, I would like to take this opportunity to point out some of my concerns and objections to this proposal:

 -What consideration has been given to the additional traffic in the area? With the concrete islands that are currently in place and the railway bridge on McCowan Road, how are the Home Depots' customers going to access the store's parking lot? We do not need another set of lights in the area (Bellamy and McCowan are very close together at this point on Eglinton). This will only further frustrate drivers and slow down the flow of traffic (as it has done when the new light was installed between Warden and Pharmacy on Eglinton - an industrial/commercial area - traffic during rush hour in this area has been slowed down even further and has increased peoples' commuting time).

 -Do we really need a Home Depot in this location? Scarborough currently has two (2) Home Depots, one of which is open 24 hours. There are currently three (3) Home Depots within a 10-15 minute drive from this location; two (2) of which I frequent on numerous occasions (I do not mind driving 10-15 minutes to get to a store that has what I want).

 -Would this store be allowed to be open 24 hours? It is mainly a residential area and should stay that way. If I wanted to live across the street from a large retail/commercial store I would have purchased a home closer to one.

 -Is this really a good location for such a store? Most of the immediate area is residential (except for the small commercial plazas along Eglinton Avenue). In the immediate area, located on three streets facing this lot, there are five residential apartment buildings, several of which are condominiums (taxpayers) and a new residential community has just been built south of the railway tracks adjacent to this lot. How many of these home owners (taxpayers) anticipated having such a large commercial building located so close to their home? I for one did not and I am sure there are many others in my neighbourhood who did not anticipate this!

-Eglinton Avenue is currently an extremely busy street and this area can be noisy at times with busses, trains, etc. What consideration has been given to the additional traffic, noise and fumes that will be caused by all of the Home Depot's customers, delivery/transport trucks, etc.? Do the residents really want the additional cars and large delivery/transport trucks with the extra noise, fumes, etc., in their neighbourhood? I certainly do not!

 -If a Home Depot is allowed on this corner, I am sure there will also be a very large parking lot with lots of lighting and very few trees. An eyesore. there is already plenty of light from the street lights and the large billboards that have been allowed on the top of the buildings in the area. The amount of lighting in the area can be distracting at night (even from the eleventh floor).

 -This land is currently undeveloped and is presently covered with grass, trees and bushes. It is one of the small, "green" spaces left in the area.

 -There is a large "natural" pond on this property which I have seen children use for skating in the winter and I have seen ducks use during the spring and summer months. This does not happen in the ravine located down the street and it is certainly nice to see in the city.

 -By allowing such a store in this location, I believe that it will:

-bring the value of my condominium/my home down;

-increase the amount of traffic in the area;

-increase the amount of noise and fumes in the area; and

-decrease my enjoyment of my home and my neighbourhood.

 -By allowing a Home Depot in this location it will not enhance my neighbourhood nor will in enhance Scarborough in general. Scarborough's residents home shopping needs are currently serviced by other Home Depots (as mentioned above) and other stores which provide the same products.

 -The only advantage Scarborough (or the "Mega City") will gain is the additional tax revenue which I do not believe out-weighs the disadvantages and inconveniences for the neighbourhood and current taxpayers.

 When I purchased my condominium, I did not anticipate having such an eyesore located directly across the street from my home. Part of the "green space" that existed when I purchased my home has already been built on (a small residential community). I do not think that a Home Depot store is needed in this area nor do I believe that most of my neighbours want such a large commercial complex in our neighbourhood.

 For the good of the existing neighbourhood, I strongly urge the Scarborough Community Council to reject this proposal.

 As I am unable to attend the public meeting scheduled for July 22, 1998, kindly ensure that my concerns are forwarded to the Scarborough Community Council so that they can be taken into consideration before a decision is made.

 I would also ask that a copy of the Committee's decision be mailed to my attention.

 The Scarborough Community Council submits, for the information of City Council, the following communication (June 30, 1998) from Mr. Rae MacDonald, area resident:

 I am very unhappy to hear that Home Depot is planning to build another huge store across the street - I have lived on Torrance Avenue at least 16 years now and have always admired that vacant, little, wilderness area where the site is planned.

 It is a perfect area for birds, ducks, frogs, all types of wild life, I am sure. Now what in hell do we need another ugly Home Depot type structure in there for.

 Across the tracks was another beautiful wilderness area, but not any more; now we have ugly new housing, or whatever.

 I used to go for walks through there, and it really felt like a small bit of country in the city. I guess big mega cities have to have big mega businesses to succeed today.

 We do not need Home Depot in this spot. Leave it vacant, do not cut the grass, in other words; leave it alone. Scarborough does not have to look like other cities - be different - leave whatever wilderness areas we have, wilderness areas. These are my comments, perhaps not what many people like to hear, but this is the way I feel about it.

  The following persons appeared before the Community Council in connection with the foregoing matter:

 -Ms. Roslyn Houser, Solicitor for the applicant, expressing support for the staff recommendations; and

 -Mr. Douglas Grigg, President, Cliffcrest Community Association, requesting deferral of this application because the community has not been fully advised of the potential impact of this proposal, particularly on traffic on McCowan Road. Mr. Grigg indicated that it is his understanding that the community is not against the development, but requests assurance from Community Council that Roads and Traffic staff will conduct a traffic study in the area.