August 4, 1999

To:Scarborough Community Council

From:Ted Tyndorf

Director of Community Planning, East District

Subject:Zoning By-law Amendment Application SC-Z19990010

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 recommends approval of an application to rezone the lands at the northwest corner of Comstock Road and Warden Avenue to permit the development of up to 14,000 square metres (150,700 square feet) of commercial space.

Financial Implications:

None

Recommendations:

It is recommended that City Council:

(A)amend the Employment Districts Zoning By-law No. 24982, as amended, with respect to the Golden Mile Employment District, for the lands located at the northwest corner of Comstock Road and Warden Avenue, being Part of Lot B, Registered Plan 3928, to delete the existing Industrial Zone (M) and Vehicle Service Zone (VS) zoning, replacing it with a Mixed Employment Zone (ME) with the following specific provisions:

(1)Permitted Uses:

(1.1)Mixed Employment Zone (ME);

(1.2)The following additional uses are permitted:

(a)Service Shops;

(b)Open Storage ancillary to Retail Stores;

(c)Vehicle Repair Garages and Vehicle Service Garages ancillary to Retail Stores;

(2)Performance Standards:

(2.1)the gross floor area of all buildings shall not exceed 14,000 square metres (150,700 square feet);

(2.2)the gross floor area of all or any parts of any Retail Store dedicated to the sale of food shall not exceed a cumulative total of 700 square metres (7,500 square feet);

(2.3)minimum building setback from all lot lines 3 metres (10 feet);

(2.4)open storage and display of goods, in conjunction with a Retail Store, shall be permitted within 60 metres (200 feet) of a main wall;

(2.5)the provisions of this By-law shall apply collectively to this land, notwithstanding its future division into two or more parcels of land; and

(B)authorize such unsubstantive, stylistic or format changes to the Zoning By-law as may be necessary to give effect to this resolution.

Background:

This 4.4 hectare (10.9 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.

The applicant wishes to develop this site with a Revy Home & Garden retail store. As illustrated on Figure 2, the facility would comprise a 10,100 square metre (108,800 square foot) retail building, with a 2,870 square metre (30,900 square foot) garden centre and a 3,700 square metre (39,800 square foot) outdoor area for the display and sales of building products. The applicant is proposing to provide 518 parking spaces with this facility, which is in excess of the minimum 418 parking spaces required by the Zoning By-law. The store would have vehicular access from Warden Avenue, Comstock Road and Lebovic Avenue.

Comments:

Scarborough Community Council is familiar with land use change in the Golden Mile Employment District through past consideration of the Land Use Review and the numerous associated development applications. This proposal is consistent with Official Plan Amendment No. 965 which implemented a Special District Commercial designation on properties fronting on Eglinton and Warden Avenues in the Golden Mile. The range of proposed land uses is also consistent with zoning permissions granted to other applicants under this designation.

A Traffic Impact Study for the proposal has been reviewed by Transportation Planning and Works and Emergency Services Department staff, and supplemental information is being provided which should result in its approval. The Transportation System Improvement (TSI) Charge, which applies to all applicants in the Golden Mile seeking to develop new commercial uses provided for by OPA 965, is applicable to this proposal. An agreement has been registered on title to pay the appropriate charge to the City upon issuance of building permits which would generate some $500,000 towards the implementation of the required transportation system improvements.

Staff from the Works and Emergency Services Department indicate that Comstock Road must be rebuilt and widened to accommodate anticipated future traffic levels. The land for the widening was previously obtained from 1090011 Ontario Limited, and the work is planned as part of the year 2000 capital program in order to be in place prior to the opening of the T.T.C. facility. This work, however, is not part of the package of system improvements to be paid for through funds obtained from the TSI Charge. Notwithstanding this, the owner has agreed to implement the road widening across the Comstock Road frontage, as well as provide a southbound left turn lane at the Comstock Road and Pharmacy Avenue intersection, and will enter into an agreement with the City in this regard prior to the Bill implementing the above resolution being forwarded to Council.

In January of this year, the Ontario Municipal Board released its Decision with respect to the appeal by Loblaws Properties Ltd. regarding the issue of large scale food retailing in the Golden Mile. The Board agreed with the position taken by the City that there is no rationale for limiting the extent of food retailing in the Official Plan and dismissed the appeal on this final portion of OPA 965. As a result, the City is now in a position to approve rezoning applications seeking food store uses. However, the owner presently has no plans for a food store on the subject lands and has requested that the By-law restrict food store uses to a maximum of 700 square metres (7,500 square feet) per retail store, consistent with other properties in the area.

Conclusion:

The recommended rezoning is consistent with the Official Plan 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.

Contact Name:

Neil Cresswell, MCIP, RPP

Manager, Community Planning Division

Phone: (416) 396-4927

Fax: (416) 396-4265

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

  Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District