February 23, 1999

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

Subject: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:

This report recommends approval of applications to amend the Official Plan and Zoning By-law for the property on the south side of Ellesmere Road, east of Warden Avenue, to permit the development of an office and commercial building.

Recommendations:

It is recommended that City Council:

(A)Official Plan:

amend the Wexford Employment District Secondary Plan with respect to the Coffee Time Donuts Inc., lands, known municipally as 441 Ellesmere Road, by adding the following Numbered Policy to the current General Industrial Uses with High Performance Standards designation:

"South side of Ellesmere Road, east of Warden Avenue

Office Uses are permitted in addition to the General Industrial Uses with High Performance Standards designation on this site.";

(B)Zoning By-law:

amend the Employment Districts Zoning By-law No. 24982 (Wexford), as amended, with respect to Part of Lot 32, Concession 1, known municipally as 441 Ellesmere Road, by deleting the current "Industrial" (M) and "General Industrial" (MG) zoning and replacing it with "Mixed Employment" (ME) zoning as follows:

(1)Permitted Uses:

Mixed Employment Zone (ME) permitting the following uses:

(a)Day Nurseries;

(b)Educational and Training Facility Uses;

(c)Financial Institutions;

(d)Industrial Uses;

(e)Offices;

(f)Personal Service Shops;

(g)Places of Worship;

(h)Recreational Uses;

(i)Restaurants; and

(j)Retail Stores;

(2)Performance Standards:

(2.1)maximum total gross floor area of all retail stores, personal service shops, and restaurants shall not exceed 1,900 square metres (20,500 square feet);

(2.2)maximum total gross floor area of all restaurants shall not exceed 630 square metres (6,780 square feet);

(2.3)parking for Educational and Training Facility Uses, including those associated with an on-site restaurant, shall be provided on the basis of a minimum of 3 parking spaces per 100 square metres (1,076 square feet) of gross floor area;

(2.4)parking for Offices shall be provided on the basis of a minimum of 2.5 parking spaces per 100 square metres (1,076 square feet) of the following: gross floor area minus the gross floor area of main floor public lobbies and main floor public walkways;

(3)retain the existing Performance Standards that currently apply to the subject lands which include a maximum gross floor area of 0.75 times the lot area, minimum street and side yard building setbacks of 3 metres (10 feet), and a minimum rear yard setback of 4.5 metres (15 feet); and

(C)authorize such unsubstantive technical, stylistic or format changes as may be necessary to the Official Plan and Zoning By-law to properly carry out the intent of this resolution.

Background:

The applicant proposes to amend the Official Plan and Zoning By-law for the vacant 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. The ground floor of the development would consist of commercial and training facility uses, and the second and third floors would consist of Corporate offices.

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, part of 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 were 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 lease space in a building at 475 Ellesmere Road and propose 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 immediate area surrounding the subject lands has experienced a revitalization in recent years and has moved from an industrial-oriented area to a mixed employment area. Recent developments have included the Home Depot Store and Head Office located on the north side of Ellesmere Road, Costco located on the south side of Canadian Road, and Donuts and Diner restaurant located on the northeast corner of Ellesmere Road and Rolark Drive. 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 is appropriate for the subject lands. A Mixed-Employment Zone (ME) for this property best characterizes the proposal and the mix of uses in this area. Planning staff are recommending a cap on the total gross floor area of commercial uses, including a cap on restaurants, to ensure commercial uses are limited on the subject lands consistent with the Office Uses policies of the Official Plan.

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. Planning staff are recommending a reduced parking standard of 2.5 parking spaces per 100 square metres (1,076 square feet) of office gross floor area in order to recognize the mixed-use nature of the development and encourage office employment. With this reduced parking standard for offices, a total of 159 parking spaces will be required for the proposal which will be satisfied on-site.

Planning staff are also recommending a minimum parking standard of 3 spaces per 100 square metres (1,076 square feet) gross floor area for Educational and Training Facility Uses, including those associated with an on-site restaurant, to ensure the proposed Coffee Time training preparation area on the ground floor is clearly defined as part of the training facility for parking purposes. The seating and display area of the restaurants associated with the training facility will continue to be subject to the restaurant minimum parking standard of 10.7 spaces per 100 square metres (1,076 square feet).

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 and site plan will be further developed following Council's consideration of the Official Plan and Zoning By-law Amendment applications.

Conclusions:

The proposed office and commercial building will enhance and complement the subject area in a compatible manner. The recommended amendments to the Official Plan and Zoning By-law will enable the proposal to proceed, consistent with the employment objectives of the Official Plan. The new Corporate Head Office will encourage employment retention and expansion for the City while providing new tax revenue and construction opportunities.

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