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

January 7, 1999

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

Subject:Zoning By-law Amendment Application SZ98004

Shell Canada Products Limited

6715, 6727 & 6731 Kingston Road

Part of Lot 1, Concession 2 and Part of Lots 1 and 2, Registered Plan 3372

Rouge Community

Scarborough Malvern

Purpose:

To report on an application to rezone the lands owned by Shell Canada Products Limited, identified in Figure 1. The proposed Zoning By-law amendment would expand the existing Highway Commercial zone to encompass the entire site and would add retail stores and an automatic car wash as permitted uses, limiting the amount of retail stores to a maximum of 185 square metres (2000 square feet).

Recommendations:

(1)That City Council amend the Agricultural Holding By-law No. 10217, as amended, so that this By-law ceases to apply to the lands being Part of Lot 1, Concession 2, Registered Plan 3372 municipally known as 6715 and 6727 Kingston Road.

(2)That City Council amend the Rouge Community Zoning By-law No. 15907 as amended, with respect to the property located on the south side of Kingston Road, being Part of Lot 1, Concession 2 and Part of Lots 1 and 2, Registered Plan 3372, municipally known as 6715, 6727 and 6371 Kingston Road, to extend the existing Highway Commercial (HC) Zone to encompass the entire subject property with the following specific provisions:

1.Uses permitted:

-automotive service stations

-Marketplace signs

-retail stores, not exceeding 185 square metres (2000 square feet)

-mechanical or automatic car wash

2.Building streetyard setback 3 m

(3)That City Council authorize such unsubstantive or format changes to the Zoning By-law, as maybe necessary to give effect to this resolution.

Background:

Shell Canada Products Limited proposes to refurbish and expand the existing service station and to build a 152 square metres (1636 square feet) car wash and a 185 square metres (2000 square feet) convenience store on the property shown in Figure 1. The 0.49 ha (1.2 acres) site consolidates the existing Beaver Fuels gas station site, currently zoned Highway Commercial permitting only automotive service stations and Market place signs, with the abutting parcel currently occupied by two old vacant structures, which is zoned for Residential uses (Agricultural Holding By-law).

A Preliminary Evaluation Report was considered by City Council at its July 29, 30 and 31, 1998 meeting. That report recommended that the applicant be required to file a site plan control application and that staff convene a Community Information Meeting upon submission of the site plan control application. Concerns raised in that report included comprehensive redevelopment of the site, access, Ministry of Transportation building setback requirements and built form and landscaping. City Council further directed staff to expand the area of notification for the public information meeting.

An application for site plan control was submitted late in the fall of 1998 and it is currently under review (Figures 2, 3 and 4). A public information meeting was called for December 7, 1998. Notice of this meeting was sent to approximately 1000 households. The meeting, however, was adjourned as no residents attended the meeting.

Councillor Moeser expressed a concern about the possibility of this site becoming a used car lot. The sale of automotive vehicles is not permitted under the current By-law and no changes are proposed to this provision. Pat Brooks, President of Rouge Valley Ratepayers Association expressed concerns about traffic in the area. The proposed site plan proposes access improvements, including modifications to the signal plant at Rylander Boulevard. Functional and operational issues of the site are to be resolved prior to approval of the site plan.

Built form is an issue which was identified in the Preliminary evaluation report, as this site is located at a significant City gateway. The proposed building elevations (Figures 3 and 4) do not offer the built form design quality that this location deserves. Staff will continue to negotiate with the applicant on a suitable built form for this site.

Conclusion:

Approval of this Zoning By-law amendment would permit redevelopment of this site located at the first Highway 401 westbound access to the City and would provide an opportunity to improve the streetscape of this stretch of Kingston Road.

Contact Name:

Alicia I. Bulwik, MCIP, RPP

Senior Planner, Community Planning Division

Phone: (416) 396-7023

Fax: (416) 396-4265

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

Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

AB/nk