April 9, 1999
To:Scarborough Community Council
From:Ted Tyndorf, MCIP, RPP
Director of Community Planning, East District
Subject:PRELIMINARY EVALUATION REPORT
Official Plan Amendment Application SP1999004
Zoning By-law Amendment Application SZ1999007
Douglas and Betty Woodall
447 Birchmount Road
Lots 6-13 and Part of Lot 14, Registered Plan 2176Y
Birchmount Park Employment District
Scarborough Bluffs
Purpose:
This report provides a preliminary evaluation of the applications to amend the Official Plan
and Zoning By-law for an industrial property on the east side of Birchmount Road, south of
Danforth Road, to permit uses such as Offices, including Medical and Dental Offices,
Financial Institutions, Service Shops, Personal Service Shops and Retail stores, in addition to
the existing Industrial Uses.
Financial Implications:
None
Recommendation:
It is recommended that Scarborough Community Council:
(1)direct staff to process the applications in the normal manner;
(2)direct staff to undertake a study encompassing all properties fronting on Birchmount
Road (between Raleigh Avenue and Parnell Avenue on the east side and between Mack
Avenue and Danforth Road on the west side), to determine whether additional land uses to
complement the existing uses, would be appropriate in this area; and
(3)convene a Public Meeting to consider the subject applications, together with the
City-initiated study, targeted for the fall of 1999, with Notice to be given to all properties
within 120 metres (400 feet) of the study area.
Background:
The subject property is approximately 1658 square metres (17,850 square feet) in area and
was developed with a building containing approximately 837 square metres (9,000 square
feet) of warehouse space, 439 square metres (4,725 square feet) of office space on the main
level with a partial second storey and 128 square metres (1,378 square feet) of storage space.
The industrial building has been vacant for the past several years.
The land is designated General Industrial Uses with High Performance Standards in the
Birchmount Park Employment District Secondary Plan. This designation provides for all
industrial, scientific, technical research and development, training and educational facilities,
offices, recreational uses, manufacturing and warehousing uses other than those which by
reason of noxious characteristics are declared to be Special Industrial Uses or Municipally
Prohibited Uses. Limited retailing which is subordinate and incidental to and not independent
of a principal use, is permitted ancillary to manufacturing, assembling and processing. High
Performance Standards may include special requirements for: limitation of uses, siting,
landscaping areas, parking, external building materials, signs, prohibition or screening of
outside and open storage. Places of Worship may also be permitted on lands along certain
arterial roads, subject to the Employment District Policies of the Plan.
The land is zoned Industrial Zone (M), which permits Industrial Uses, Day Nurseries,
Educational and Training Facility Uses, Offices, excluding Medical and Dental Offices,
Places of Worship and Recreational Uses.
Comments:
The applicant proposes to provide a total of 439 square metres (4,725 square feet) of offices
on two floors of the existing building, approximately 130 square metres (1,400 square feet) of
storage space on the main floor and approximately 70 square metres (750 square feet) of
utility space in the basement. As indicated on Figure 2, the applicant proposes to convert the
northerly portion of the building into an enclosed parking facility for 18 parking spaces to
accommodate the parking needs of this site. One additional parking space is proposed to be
provided on the north side yard, for a total of 19 parking spaces. The proposed office space
would require 14 parking spaces, based on the City's parking standard of three spaces per 100
square metres of gross floor area for retail and office uses.
A Site Plan Control Application (SS1999020) has been submitted, indicating the applicant's
proposed parking and landscaping proposal for this development.
The area of Birchmount Road between Danforth Road and the Canadian National Railway,
consists mainly of low profile, high coverage industrial buildings. On the east side of
Birchmount Road there are also some residential dwellings. Two of the industrial properties,
including 447 Birchmount Road, are vacant. The introduction of additional land uses would
potentially bring more investment to the area and revitalize this portion of the street.
The subject site has excellent road access and is near residential areas that generate the
demand for the services being proposed. The proposed Official Plan and Zoning By-law
amendments will expand the opportunity for the future development of the site by permitting
more diversified employment opportunities.
Benefits
The proposed development will provide a variety of employment uses on a site that has been
vacant for many years. The proposed development would address the street frontage of one of
the City's major thoroughfares. It will also provide for employment and additional assessment
to the City.
Issues
The request for an Official Plan Amendment for 447 Birchmount Road, which is located in
the middle of the block would constitute piecemeal planning. Council has recently approved
an Official Plan Amendment at the southeast corner of Birchmount Road and Raleigh Avenue
for similar uses. It appears that other properties in the area may be in a similar situation in the
future and may individually approach the City for amendments to the Official Plan. It may be
advantageous for Council to consider a review of the land uses in this area, including all
properties fronting on Birchmount Road (between Raleigh Avenue and Parnell Avenue on the
east side and between Mack Avenue and Danforth Road on the west side), to determine
whether additional land uses to complement the existing uses, would be appropriate in this
area. To achieve this, Council should direct staff to undertake a study, consult with all affected
property owners and bring forward a report in the fall of 1999.
Contact Name:
Aristotle Christou,
Senior Planner
Telephone: (416) 396-5228
Fax: (416) 396-4265
E-mail: christou@city.scarborough.on.ca
Ted Tyndorf, MCIP, RPP
Director of Community Planning, East District
ATC/atc
