Scarborough Civic Centre

150 Borough Drive

Scarborough, Ontario

Canada M1P 4N7

www.toronto.ca

Tel: 416-396-7343

Fax: 416-396-4265

Urban Planning and Development Services

February 3, 1999

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

Subject:Preliminary Evaluation Report

Official Plan Amendment Application P97019

Zoning By-law Amendment Application Z97051

Coffee Time Donuts Inc.

441 Ellesmere Road

Part of Lot 32, Concession 1

Wexford Employment District

Scarborough Wexford

Purpose:

To provide a preliminary review of an application to amend the Official Plan and Zoning By-law to permit an office and commercial building.

Recommendations:

That Scarborough Community Council convene a Public Meeting to consider the applications at its meeting on March 30, 1999. Notice of the Public Meeting is to be provided to properties within 120 metres (400 feet) of the subject property.

Background:

The applicant proposes to amend the Official Plan and Zoning By-law for the vacant 0.8 hectare (2 acre) property located on the south side of Ellesmere Road, east of Warden Avenue, to permit the new Corporate Head Office building for Coffee Time Donuts Inc. The proposal consists of a three storey office and commercial building totalling 3 960 square metres (42,600 square feet). The ground floor of the development would consist of 1 900 square metres (20,500 square feet) of commercial and training facility uses, including 627 square metres (6,750 square feet) of restaurant uses. The second and third floors would consist of Corporate offices. A total of 161 surface parking spaces are proposed to be provided on the subject lands.

The subject applications were received by the City in September 1997, during the last election break, and processed under the procedures in place at that time which did not require a Preliminary Evaluation Report to Council. During 1998 the proposal was largely inactive. The applicant has now addressed issues arising from the technical circulation of the proposal and is interested in proceeding to a Public Meeting at Scarborough Community Council on March 30, 1999. This report has been prepared for the information of Scarborough Community Council prior to the Public Meeting being scheduled.

The subject lands are designated General Industrial Uses with High Performance Standards in the Wexford Employment District Secondary Plan and zoned 'Industrial' (M) and 'General Industrial' (MG). The current designation and zoning provides for offices and training facility uses, however amendments are required to introduce the commercial component of the proposal onto the subject lands. The subject lands were, until recently, a larger parcel of land, the western portion of which was conveyed to the City for consolidation with Ellesmere Park to the west. A 10 metre (33 foot) right-of-way along the northern portion of the subject lands was also granted in favour of the City to provide access to the City property from Ellesmere Road. The proposed site plan has been designed to accommodate this right-of-way into the vehicle circulation pattern for the project, including a driveway connection between the City lands and subject lands.

The subject lands were previously occupied by an industrial building which has been demolished. There have been two previous proposals for this property by the previous owner including a proposed mixed residential/office/commercial development in 1990 and a proposed Garden Centre and restaurant in 1992. Both of these proposals were abandoned.

Comments:

Coffee Time Donuts Inc. currently leases space in a building at 475 Ellesmere Road and proposes to move their offices into a new expanded Corporate Head Office on the subject lands to meet their growth demands. The proposed building will include a Coffee Time Donuts training facility with an associated Coffee Time restaurant on the ground floor. The preparation area for the restaurant will be within the adjacent training facility in order to train new franchise owners and employees, and to develop new products for the company.

The new Corporate Head Office will encourage employment retention and expansion for the City while providing new tax revenue and construction opportunities. With the recent improvement in road infrastructure in this area, including the extension of Canadian Road to Warden Avenue, the

subject lands are well suited and highly accessible for the proposed office/commercial building. A site-specific Official Plan Amendment providing for Office Uses in addition to the current General Industrial Uses with High Performance Standards designation may be appropriate for the subject lands.

A total of 161 parking spaces are proposed on the subject lands. Based on the general parking regulations of 3 spaces per 100 square metres for office, retail, and training facility uses, and 10.7 parking spaces per 100 square metres for restaurant uses, a total of 170 parking spaces would be required. Given the mixed-use nature of the project it is anticipated that parking will be shared between the different land use components of the proposal. It may be appropriate to consider a reduced parking standard for office gross floor area in order to recognize the mixed-use nature of the development and encourage office employment.

A Site Plan Control application has also been submitted to the City. The project will have access from both Ellesmere Road and Canadian Road, as well as landscaping and pedestrian amenities. The design details of the building will be further developed following Council's consideration of the Official Plan and Zoning By-law Amendment applications.

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/mk