May 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 SZ1999010

1090011 Ontario Limited

Northwest Corner Comstock Road/Warden Avenue

Part of Lot B, Registered Plan 3928

Golden Mile Employment District

Scarborough Bluffs

Purpose:

This report provides a preliminary evaluation of the application to amend the Zoning By-Law for the above property by deleting the current Industrial Zone (M) and Vehicle Service Zone (VS), replacing them with a Mixed Employment Zone (ME). The requested zoning would permit up to 14 000 square metres (150,700 square feet) of educational and training facility uses, industrial uses, places of worship, recreational uses, offices, personal service shops, restaurants and retail stores. The owner is also seeking to retain the vehicle service and repair uses.

Financial Implications:

None

Recommendation:

That the Scarborough Community Council direct staff to process the application in the normal manner and convene a Public Meeting to consider this application targeted for the third quarter of 1999, with notice of the Public Meeting to be provided to all properties within 120 metres (400 feet) of the subject property.

Background:

This 5 hectare (12.5 acre) site is the final large parcel of the former G.M. van plant lands to come under redevelopment. It is vacant and is bounded by the proposed TTC bus garage facility to the west and former industrial lands which are redeveloping for commercial uses to the north. These abutting lands were rezoned to the Mixed Employment (ME) zoning which the owner is seeking for this site. A number of commercial and industrial properties are located opposite the subject site on the east side of Warden Avenue and the south side of Comstock Road.

While a formal Site Plan Control application has not been submitted, the owner has provided a concept plan for the redevelopment of this site, as illustrated on Figure 2. The owner is proposing to develop a 9 290 square metre (100,000 square foot) building supply warehouse/retail store, with a garden centre abutting Warden Avenue and an outdoor storage area. A future development parcel would be remain adjacent to Lebovic Avenue. A total of 660 parking spaces would be provided.

The subject site is designated as General Industrial Uses, Special Industrial Uses and Special District Commercial Uses in the Official Plan. The Special District Commercial designation was implemented through Official Plan Amendment 965 and provides for commercial facilities designed to provide a wide range and variety of goods and services.

The subject site is zoned Industrial Zone (M) and Vehicle Service Zone (VS), which permits day nurseries, educational and training facility uses, industrial uses, places of worship, recreational uses, and a wide range of vehicle service and repair uses.

Scarborough Council instituted the Transportation System Improvement (TSI) Charge in June 1997 for all rezoning applications in the Golden Mile seeking to implement the new commercial uses provided for through OPA 965. This charge ensures that the necessary capital improvements are adequately provided by the appropriate owners/applicants and equitably financed by all benefiting parties. The owner is aware that any approval of the subject application will be contingent upon entering into an agreement with the City to pay the appropriate TSI Charge for any commercial floor space at the time of building permit issuance.

Comments:

Potential Benefits

1.The owner's proposal for this site is consistent with OPA 965 and implements the City's vision for the rejuvenation of the Golden Mile - being the redevelopment of the Eglinton and Warden Avenue frontages with a wide range of commercial activities. It would also result in land uses on the property which are consistent with abutting lands and would enhance the fundamental function of the Golden Mile as an area that creates jobs and generates tax revenues that support services for City residents.

2.A well designed commercial development would contribute to the program of streetscape and pedestrian improvements being achieved on both Eglinton and Warden Avenues through other redevelopment applications in the Golden Mile.

Potential Concern

1.As is the case for all large commercial applications in the Golden Mile, the adequacy of the transportation infrastructure to accommodate the proposed development is a critical issue. In this regard, the work undertaken by Totten Sims Hubicki Associates for the Golden Mile Land Use Review provides a framework to assess the cumulative impacts of all such proposals. This work, however, did not contemplate the extent of the demand for commercial space which has emerged on the quadrant formed by Eglinton, Warden and Pharmacy Avenues and Comstock Road. A thorough analysis is required, therefore, to determine if the level of development contemplated by the current application can be supported.

The owner has commissioned a traffic impact study for the proposal, but it has yet to be submitted to the City for review.

Contact Name:

Neil Cresswell, Manager

Scarborough Civic Centre

Telephone: (416) 396-4927

Fax: (416) 396-4265

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

Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District