August 19, 1999
To:Scarborough Community Council
From:Ted Tyndorf
Director of Community Planning, East District
Subject:Zoning By-Law Amendment Application SZ1998035
Shell Canada Limited
1805 Victoria Park Avenue
Part of Blocks A and B, Registered Plan 4244
Wexford Community
Scarborough Wexford
Purpose:
The application proposes to amend the current Neighbourhood Commercial (NC) zoning of the property on the northeast
corner of Victoria Park Avenue and Lawrence Avenue East to permit retail stores over the entire subject lands, in addition
to currently permitted uses. Currently retail stores are only permitted on the southern portion of the subject lands.
Recommendations:
It is recommended that City Council:
(A)amend the Wexford Community Zoning By-law No. 9511, as amended, with respect to Part of Blocks A and B,
Registered Plan 4244, known municipally as 1805 Victoria Park Avenue, as follows:
(1)extend the current Neighbourhood Commercial (NC) zoning permission for retail stores over the entire subject
property;
(2)introduce a new performance standard on the subject lands to restrict the gross floor area of all buildings to a
maximum of 40 percent of the lot area; and
(B)authorize such unsubstantive technical, stylistic or format changes as may be necessary to the Zoning By-law to
properly carry out the intent of this resolution.
Background:
Shell Canada Limited proposes to demolish the existing Automobile Service Station building and construct a new gas bar
and a 200 square metre (2,150 square foot) convenience store building. There will be sales of foods such as coffee and
donuts, but no seating is proposed. The convenience store is considered a retail store. Permission for restaurants over the
entire site is not proposed. A total of 8 parking spaces are proposed on the property.
Surrounding land uses include a residential apartment building to the north, the rear yards of two single family dwellings to
the east, and commercial uses to the east along Lawrence Avenue. On the south side of Lawrence Avenue and the west side
of Victoria Park Avenue there are commercial uses.
Comments:
The entire property is zoned Neighbourhood Commercial (NC), however, an exception on the northern portion of the
property permits only Service Station Uses. The southern portion of the subject lands currently permits the full range of
Neighbourhood Commercial (NC) uses including retail stores, personal service shops, and restaurants.
The subject lands are well landscaped. There is currently a wooden fence along the north and east property line which,
together with the existing landscaping, serves as an adequate buffer between the activities on the subject lands and abutting
residential uses.
The applicant has submitted a Site Plan Control application illustrating a proposed landscaping treatment. The majority of
existing trees on this property will be retained and some new trees will be planted. Also, the landscape strip along the north
lot line will significantly be increased in width.
Allowing retail stores on the entire property is consistent with the Neighbourhood Commercial Official Plan designation
for this property and will be compatible with the surrounding uses. Retail Stores are an appropriate use for this location, on
a major arterial road with excellent accessibility and TTC service.
In order to establish consistent commercial density provisions, planning staff are recommending a performance standard be
introduced for the subject lands which would restrict the gross floor area of all buildings to a maximum of 40 percent of the
lot area. This would be consistent with the neighbouring commercial properties to the east along Lawrence Avenue. The
subject property currently does not have a density restriction.
The application was circulated to various City Departments who responded with no objections. The Works and Emergency
Services Department requires a 2.35 metre (7.8 foot) conveyance for road widening purposes across the northern Victoria
Park Avenue frontage of the property in order to secure the requirements of a 30 metre (98 foot) right-of-way. This is in
accordance with the Official Plan and the conveyance will be secured prior to final Site Plan Control approval for the
proposal.
Conclusions:
Permitting retail stores on the entire property is appropriate and will enable the owner to redevelop and upgrade the
property into a gas bar and convenience store building.
Contact Name:
Joe Nanos, Acting Senior Planner
Telephone:(416) 396-7037
Facsimile:(416) 396-4265
E-mail:nanos@city.scarborough.on.ca
Respectfully submitted,
Ted Tyndorf, MCIP, RPP
Director of Community Planning, East District
JMN/mk
