June 25, 1999

To:Chair and Members, Etobicoke Community Council

From:Karen V. Bricker, Director of Community Planning, West District

Subject:Preliminary Evaluation Report

Amendments to the Zoning Code

Shell Canada Limited (Allerton Investments Limited)

230 Lloyd Manor Road

File No. Z-2259(Markland - Centennial)

Purpose:

To provide preliminary comments on the processing of an application received on December 16, 1997, and recently revised and resubmitted on June 15, 1999, from Shell Canada Limited. The revised application was submitted to amend the Commercial Limited (CL) zoning of a site at 230 Lloyd Manor Road, to permit the development of a new service station with a convenience store containing 150 m5 (1,615 sq. ft.) of retail floor space. The previously proposed drive-through component has been eliminated.

Funding Sources, Financial Implications and Impact Statement:

City funding is not required. There are no impacts on capital or operating budgets.

Recommendation:

It is recommended that:

(1)This report be received and that the application continue to be circulated.

(2)When a staff report is available, that a Public Meeting to consider the application be scheduled for a meeting of Community Council.

Discussion:

Reason for Application:

The site was rezoned in 1962 from Second Density Residential (R2) to Limited Commercial by site specific zoning By-law No. 13, 207. This By-law restricts the use of the site to a service station only. The zoning provisions for service stations permit ancillary convenience stores with up to 20 m² (215 sq. ft.) of retail space for the sale of a limited range of items such as tobacco products, non-perishable snack foods and soft drinks. As the proposed convenience store would have a larger retail area of 150 m² (1,615 sq. ft.), sell a wider range of food and convenience goods, and requires relief from certain development standards (e.g. driveway width), by-law amendments are required.

Project Information:

The site is located at the south-west corner of Eglinton Avenue West and Lloyd Manor Road (Exhibit No. 1). The existing service station with garage bays and gas bar would be replaced by a new larger convenience store/pay point building and expanded gas bar (3 islands). The building would contain a retail area, as well as a pay point area, washrooms, offices, storage and mechanical facilities. The revised site plan indicates that the previously proposed drive-through facility has been eliminated, the proposed building has been located closer to the south end of the site, the south façade of the proposed building has been aligned with the dwelling to the south, landscape strips with a minimum width of 3.0 m (10 ft.) have been provided around the entire perimeter of the property (excluding driveways) and the existing northerly most driveway on Lloyd Manor Road has been eliminated.

Issues:

No city-wide issues have been identified. Local issues include: compatibility with adjacent low density residential uses and site plan considerations (e.g. building placement and orientation, vehicular access and on-site circulation, landscaping, parking, etc). Community concerns include 24 hour operation, loss of public garage service and duplication of retail services.

Status:

The revised application is currently in circulation. A staff report on the application will be distributed to Councillors and made available to the public prior to the Public Meeting. A Community Meeting was previously held on the application on February 16, 1998. An application for site plan approval is being processed concurrently under delegated authority.

Contact Name:

Paul Zuliani, Senior Planner Tel: (416) 394-8230

Community Planning, West District Fax: (416) 394-6063

Karen V. Bricker, MCIP

Director of Community Planning

West District