June 30, 1999

To:Scarborough Community Council

From:Ted Tyndorf

Director of Community Planning, East District

Subject:Site Plan Control Application S98069

Parasco Morrish Inc.

34 Morrish Road

Part of Lots 14 and 15, Registered Plan 114

Highland Creek Community

Scarborough Highland Creek

Purpose:

To report, as requested by Councillor Moeser, on a Site Plan Control application which would provide for the development of a self-storage unit facility at the location shown on the adjacent map.

Financial Implications:

None.

Recommendations:

That Scarborough Community Council direct staff to continue to negotiate with the owner to resolve the issues raised in this report.

Background:

The subject 0.23 hectares (0.56 acres) is an irregularly shaped property having a 38.8 metre (127.5 feet) frontage on Morrish Road. The property contains a bungalow used for office purposes. There is a park immediately to the south of the subject property, with commercial uses including vehicle sales, leasing and repair uses to the east, north and west. The surrounding land uses are illustrated on Figure 3.

In 1993, the owner received site plan control approval to redevelop his lands for a one-storey, 627 square metre (6,750 square feet) office building. Due to market conditions, the owner did not pursue registering a site plan control agreement.

In July 1998 the owner submitted an incomplete site plan control application for the self-storage facility proposal. Additional information was submitted in March 1999 and the application was circulated. The proposal at that time proposed 33 self-storage units within three prefabricated buildings and included the retention of the existing building. The proposal currently contains 31 self-storage units. The total gross floor area would be 615 square metres (6,620 square feet). A total of 19 parking spaces would be required and 21 spaces are proposed.

The subject property is designated Medium Density Residential with Morrish Road, south of Old Kingston Road to be closed. The property is zoned Highway Commercial which permits uses as day nurseries and highway commercial uses. Highway commercial uses are those which necessitate their location adjacent to a major traffic artery and may require channelization of off-street parking and does not require larger areas for sustained off-street parking or, those which are not suited to shopping centres or, those which perform a specialized commercial function and may require limited processing of a product but are not essentially industrial in character, and shall include uses as: automobile service stations, fraternal organizations, funeral homes, hotels and motels, mechanical car wash, professional and business offices, public garages, recreational uses and specialized commercial uses. By exception, non-accessory ground and wall signs are also permitted.

The Highland Creek Community Study was approved by the former Scarborough Council in 1997. The study did not propose any changes for the subject property or the lands immediately in the area. Amendment Number 988 has been approved by the Ontario Municipal Board as it relates to the subject property. The Board Order is pending until the resolution of other matters in dispute.

Comments:

The proposed self-storage facility use is considered to be a specialized commercial use permitted on the subject property by the Zoning By-law. The site plan control application for the proposed development is to address matters such as the location of buildings and parking areas, building massing, access, landscaping and site lighting.

Notification of the application was given to the abutting landowners. The adjacent owner to the north contacted staff regarding the potential removal of trees on his property. The subject property was inspected by Parks and Recreation staff who advised that most of the trees on the subject property would not fall under the Tree By-law. The Tree By-law however does consider trees within 3 metres (10 feet) of the property. In this regard, concern was raised regarding the potential impact on adjacent trees near the southwest and northwest corners of the property and a tree within the park. An arborist's report was requested however it has not been received as yet. The proposed buildings could be reconfigured on the property to minimize the potential impact to the adjacent trees.

The five parking spaces in the street yard are within a grassed area. These spaces are proposed to be retained for employees. Opportunity however exists to enhance the streetscape with landscaping particularly as the property is adjacent to a park and within the Highland Creek Village core. Further review and discussion with the owner is required.

The application indicates that signage for the self-storage facility will be erected on the roof of the existing building for visibility. Staff have concerns with roof signage as it would detract from the appearance of the Highland Creek village. Staff will ensure, either by the site plan or through an appropriate condition of the site plan approval, that no signage is erected on the roof of the existing building.

Conclusions:

The proposed self-storage facility is considered an interim use until such time as the area develops for residential uses allowed by the Official Plan. The proposed use complies with the Zoning By-law and is considered an appropriate interim use of land, compatible with the surrounding uses.

Further negotiations on the site plan are required to address the issues raised and which may necessitate additional conditions for the Site Plan Control approval.

Contact Name:

Sylvia Mullaste, Planner

Scarborough Civic Centre

Telephone: (416) 396-5244

Fax: (416) 396-4265

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

Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

SM/sm