May 10, 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 SZ1999015
546958 Ontario Limited
4711 Steeles Avenue East
Part of Lot 27, Concession 5
Milliken Employment District
Scarborough Agincourt
Purpose:
To provide a preliminary review of an application to amend the Employment Districts By-law (Milliken), as amended, to
permit retail and restaurant uses on the former Nelson Aggregates property fronting Steeles Avenue.
Financial Implications:
None at this time.
Recommendation:
That Scarborough Community Council:
1.Direct staff to process the application in the normal manner.
2.Direct the applicant to submit traffic and parking impact and stormwater management reports.
3.Direct the applicant to clarify the ownership of the subject lands and abutting lands on the west side of Silver Star
Boulevard, and to submit consent applications to create any mutual access easements as may be necessary.
4.Convene a Public Meeting to consider the subject application, targeted for September 1999, with Notice to be given to
all properties within 120 metres (400 feet) of the subject lands.
Background:
546958 Ontario Limited is proposing to develop the site with 9 215 square metres (99,200 square feet) of retail, office and
restaurant uses in four buildings, as follows:
1.A 2 369 square metre (39,500 square foot) one-storey building "A" across the south end of the site, which includes a 2
369 square metre (25,500 square foot) Business Depot;
2.A 2 787 square metre (30,000 square foot) one-storey building "B" running along the west side of the site adjacent to
the CNR line, which includes retail uses and a 1 658 square metre (17,850 square foot) restaurant;
3.A 2 276 square metre (24,500 square foot) two-storey building "C" on the north-west portion of the site adjacent to
Steeles, with ground floor retail and second storey office uses; and,
4.A 483 square metre (5,200 square foot) one-storey restaurant building "C" on the north-east portion of the site adjacent
to Steeles.
The overall development concept is shown generally on the enclosed figures. It should be noted, however, that these figures
illustrate the original application as originally submitted. The application has recently been amended slightly with regard to
certain of the building floor areas and heights as now described above. Time has not permitted the architect to provide the
City with updated drawings to be included in this report, and these drawings should be viewed as preliminary. The general
building locations and access arrangements indicated, however, remain generally unchanged. Revised drawings should be
available for the Committee's meeting.
After dedicating 0.2 hectares (0.5 acres) for the Silver Star Boulevard road allowance, the net site area will be 3 hectares
(7.5 acres). The proposed site coverage will be 27 percent, and the proposed density is 30.6 percent of the site area. A total
of 466 parking spaces will be provided, whereas 441 spaces would be required under the By-law.
The application has been submitted in conjunction with an application for Site Plan Control approval (File #SS1999045).
The applicant is Bruce McMinn, Solicitor, while the designer is Ken Keen Architect Inc. The same firm designed the 15
050 square metre (162,000 square foot) King Sky development in five buildings on the abutting former LaFarge property
for the same owner as the subject lands (King-Century Corporation).
The lands are currently designated Special District Commercial in the Milliken Employment District Secondary Plan.
Numbered policies also permit all uses permitted in the General Employment designation, as well as Vehicle Service and
Repair uses.
The northern portion of the site is zoned Industrial (M) and Vehicle Service (V), while the southern portion has the same
zoning plus General Industrial (MG) and Special Industrial (MS). A maximum density of 50% of the lot area is permitted.
The abutting LaFarge property is now zoned Mixed Employment (ME).
Comments:
Benefits
Approval of the application would further the intent of the former City of Scarborough Council in June 1987 when it
approved Official Plan Amendment 986 to designate all of the Milliken Employment District north of Passmore Avenue as
Special District Commercial, which provides for an array of commercial and employment uses at this strategic location on
the northern edge of the City.
Having the same owner and designer involved will facilitate an overall coordinated design on the former Nelson and
LaFarge properties, resulting in over a quarter-million square feet of development at full build-out, and will also facilitate
achievement of Silver Star Boulevard at this location.
Issues
A great deal of work was previously undertaken by the owner to address technical issues for the LaFarge site, particularly
with respect to traffic impacts and stormwater management. This work needs to be revisited and applied to the subject
lands to ensure the adequacy of the proposed design and related measures.
The applicant indicates that the owner has made commitments to certain prospective tenants of the project that require the
Public Meeting to be held by September 1999. This currently appears to be an achievable target. Given the extensive public
input that occurred during consideration of Official Plan Amendment 986, which this application now implements, normal
processing of the application and standard Notice area for the Public Meeting only are recommended.
A proposed driveway serving the subject site is indicated over the abutting remnant portion of the King Sky lands at the
south-west corner of Steeles Avenue and Silver Star Boulevard. If the two properties exist on title under separate names,
notwithstanding that King-Century Corporation is the parent company, mutual access easements will have to be established
prior to finalizing the current site plan.
Contact Name:
Rod Hines, MCIP, RPP
Principal Planner
Telephone: (416) 396-7020
Fax: (416) 396-4265
E-mail: hines@city.scarborough.on.ca
Ted Tyndorf, MCIP, RPP
Director of Community Planning, East District
City Planning Division
RH/
