March 3, 1999
To:Scarborough Community Council
From:Ted Tyndorf, MCIP, RPP
Director of Community Planning, East District
Subject:PRELIMINARY EVALUATION REPORT
Zoning By-Law Amendment Application SZ1999001
734554 Ontario Ltd.
1255 Markham Road
Lot 18, Concession 2
Woburn Community
Scarborough Highland Creek
Purpose:
This report requests approval to schedule a public meeting of Council to consider an amendment to the Zoning By-Law.
The owner of the subject property, containing a one-storey food market (known as Pirri's Fruit Market) proposes an
addition to the front of the existing building for use as a restaurant. The applicant has submitted Zoning By-Law and Site
Plan Control applications to permit a 280 square metres (3,010 square feet) addition and restaurant uses.
Financial Implications:
None.
Recommendations:
That the Scarborough Community Council convene a Public Meeting, targeted for the second quarter of 1999, subject to:
(1)staff convening a Community Information Meeting, in consultation with the Ward Councillors; and
(2)staff providing Notice of said meeting to all properties within 120 metres (400 feet) of the subject property.
Background:
The property comprises .5 hectares (1.2 acres) of land containing a one-storey building with 1,327square metres (14,280
square feet) of gross floor area. Immediately abutting the site to the north is a thirteen-storey condominium apartment and
to the south is a fast food restaurant. A fifteen-storey senior citizens' apartment is located to the rear.
The owners had previously proposed to redevelop the site with an eight-storey office building and Official Plan
Amendment 749, approved by the Minister on May 17, 1989, redesignated the subject lands to Office Use. During the
processing of that application, the residents expressed concern about restaurant uses at this location because of possible
noise, extended hours of operation and the number of restaurants in their neighbourhood. In addition, the design of the
original proposal did not meet the higher parking standards for restaurant and recreational uses and Council, by exception
prohibited these uses.
Existing Official Plan Provisions: (Figure 4.33)
The subject lands are designated for Office Uses providing for offices. Council may also zone the land for Commercial
Uses (retail sales and services) as a use secondary to offices and may zone land for one or more of the following uses, either
in addition to or instead of offices:
-Business services;
-Social service uses, including but not limited to:
day nurseries, libraries, recreational facilities and educational facilities.
The policy states that "Council shall have regard for the need of such facilities in addition to existing services while
recognizing Council's overall and on-going commitment to provide employment opportunities in the City. Furthermore,
Council may also restrict the amount of such additional uses, by a density limit, by an absolute floor space limit, by a ratio
of office space on the same site or by other appropriate means".
Existing Zoning By-Law Restrictions: (Figure 2)
The subject lands are zoned Offices (OU) which permits offices, banks, educational facilities, recreational facilities,
personal service shops, retail stores, day nurseries and restaurants. An exception in the By-Law prohibits restaurants and
recreational facilities.
Site Plan: (Figure 3)
The site is subject to Site Plan Control. Site Plan Control Application SS1999008 was submitted in conjunction with the
zoning application. The Site Plan as submitted may need to be amended to address certain matters noted in our comments
on the proposal below, as well as any other reasonable concerns arising from the Community Information Meeting.
Comments:
The Official Plan's Office Uses designation indicates Council's objectives for this site to be redeveloped with an office
building. With office development, a restaurant as an ancillary use would not be in conflict with these objectives. However,
in the context of current office market conditions, redevelopment of this site in accordance with the existing Official Plan
objectives may not be economically viable in the short term. In the meantime, provided restaurant uses are limited to the
addition to the existing building as proposed, the subject proposal would not compromise the Official Plan's long term
objectives. The subject proposal could be permitted by amendment to the Zoning By-Law deleting the exception
prohibiting restaurant uses and incorporating provisions to restrict the restaurant use to the area of the proposed addition.
Benefits
The proposed 280 square metre (3,010 square foot) addition for a restaurant use on this site would give the owners more
flexibility to provide additional services at this location. Also, the restaurant would serve both the residential and business
communities in the area while creating additional employment opportunities and additional tax assessment.
Issues
Our preliminary review indicates the need to address concerns with the Site Plan regarding the parking layout, garbage
handling facilities, rooftop equipment and landscaping.
In light of the previous community concerns with restaurant uses at this location, it is recommended that a Community
Information Meeting be held.
Contact Name:
Errol Chapman
Planner, Community Planning Division
Scarborough Civic Centre
Telephone:(416) 396-7721
Facsimile:(416) 396-4265
E-mail:echapman@city.scarborough.on.ca
Respectfully submitted,
Ted Tyndorf, MCIP, RPP
Director of Community Planning, East District
EC/EW
