March 15, 1999

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services

Subject:Preliminary Report: 381 and 395 Mount Pleasant Road - Application 299001 for Zoning By-law Amendments and Site Plan Approval to permit a gas bar and convenience store. (Ward 22 - North Toronto)

Purpose:

To introduce to Community Council a proposal for redevelopment of a 3, 281 square metre parcel at the north-east corner of Mount Pleasant Road and Merton Street, for purposes of a convenience store and gas bar, and to seek direction to hold a public meeting in the neighbourhood.

Funding sources:

Not applicable.

Recommendations:

1.That I be requested to hold a public meeting in the community to discuss the application, and to notify owners and tenants within 300 metres of the site, area residents associations and the North Toronto Ward Councillors.

2.That the owner be advised that, prior to final Council approval of this project, an owner may be required to submit a Noise Impact Statement in accordance with Council's requirements. The owner will be further advised of any requirements by the Commissioner of Works and Emergency Services.

3.That the owner be advised that, prior to final Council approval of this project, the owner may be required to submit a report, audit and management plan which provides for the remediation of soil and groundwater from any hazardous materials on the site.

Comments

1.0PROPOSAL

The proposal applies to two adjoining lots currently used as an automobile service station and a car dealership. These existing uses are proposed to be replaced by a gas bar and associated single storey convenience goods retail store. Two vehicular access points are proposed from Mount Pleasant Road and one vehicular access from Merton Street. A total of 14 on-site parking spaces will be provided, and new pump islands, fuel storage tanks, improved lighting and canopy structures will be constructed. The site is proposed to be landscaped including generous planting, masonry as well as wood fencing and a walkway connection through the site as a pedestrian short cut between Merton Street and Mount Pleasant Road.

2.0SITE AND SURROUNDING AREA

2.1Site

The site consists of two lots municipally known as 381 and 395 Mount Pleasant Road which, together, total approximately 3, 281 square metres located at the north-east corner of Mount Pleasant Road and Merton Street. The southerly property, 381 Mount Pleasant Road, is currently developed as an automobile service station. The northerly property, 395 Mount Pleasant Road, accommodates a one storey structure used by Downtown Fine Cars. The Downtown Fine Cars site has been acquired by Imperial Oil with the intent to redevelop both properties for the purpose of a gas bar and associated convenience store.

2.2Surrounding Area

Surrounding land uses include to the

North:a plumbing supply store occupying a one storey structure, followed to its north by a Kentucky Fried Chicken outlet at Mount Pleasant Road and Balliol Street;

East:low density residential neighbourhood characterised by semi- and single-detached homes two to three storeys high;

South:a 10-storey residential apartment building;

West:an 8-storey apartment building for seniors followed to its north by a single storey Hydro substation building and a 2 storey, currently vacant structure on land with existing site plan approval for a 7-storey seniors residence;

South/West:the Dominion Coal Grain Elevators which are designated as structures of historic significance.

3.0PLANNING POLICY CONTEXT

3.1Official Plan

The Yonge Eglinton Part II Official Plan designates the site 'Special Mixed Commercial Residential Area A' where non- residential uses at a maximum density of 2 x the lot area are permitted. The application complies with the Part II Official Plan.

3.2Zoning By-law

The former City of Toronto Zoning By-law 438-86, as amended, zones the site CR T2.5 C 2.0 R2.5 where a height restriction of 18 metres applies. Within this zone, certain commercial and residential uses are permitted at a density of up to 2.5 x the lot area, provided the non-residential use does not exceed the density of 2 times the lot area and the residential use does not exceed the density of 2.5 times the lot area. Section 8 (1)(f) of By-law 438-86 does not permit the proposed gas bar, and Section 12 (2)118 (ii)A does not permit a retail store.

3.3Site Plan Control

The site and the proposed development are subject to site plan control. Application No. 299001 includes a request for site plan approval.

3.4Policy Review: Automobile Service Stations and Gas Bars

On November 12, 1998, the Toronto Community Council had before it my Proposals Report (dated November 2, 1998) entitled "Automobile Service Stations and Gas Bars: Proposals for Zoning Amendments, Site Plan Approval, Design Guidelines and Amendments to the Municipal Code, Chapter 297 - Signs - Former City of Toronto". At the time, Toronto Community Council adopted my recommendation that I hold public meetings to discuss the proposals contained in the Proposals Report and to report back to Community Council on the outcome of such public meetings. A series of public meetings was completed on February 22, 1999. My final report is anticipated to be before Community Council at the same time as this report.

My Proposals report deals with the issues arising from the fact that Zoning By-law 438-86 of the former City of Toronto distinguishes between 'automobile services stations' and 'gas bars', but does not grant general permission for the latter use even within commercial districts such as this site, where automobile service stations are now permitted. I have recommended in my Proposals Report that these two use classifications be combined and generally permitted within mixed use as well as industrial zoning districts conditional upon size limits for kiosks as well as compliance with site design guidelines and sign control measures. Similar recommendations will be put forward in my Final Report.

4.0REASONS FOR THE APPLICATION

The existing zoning of the site does not permit the proposed uses.

5.0ISSUES TO BE RESOLVED

While all potential issues related to this application cannot be conclusively identified at this time, the application will be evaluated on the degree to which it responds to the use and site design guidelines contained in my Final Report on Automobile Service Stations and Gas Bars referred to in Section 3.4 above including the following objectives and questions:

5.1Use

The appropriateness of the proposed retail store will be examined in the context of the specific prohibition of such uses along this portion of Mount Pleasant Road. Should such a use be deemed to be supprotable, it may be appropriate to regulate its size.

The applicant notes in his submission that the size (324 sq. m) of the proposed retail store will ensure that it will function only for convenience purposes and will not serve as a destination land use drawing in users who would not otherwise frequent the area.

5.2Massing, Built Form and Landscaping:

Structures, including canopies and fencing, should have a scale, location and finish reasonably compatible with the surrounding area uses, including the low density residential uses abutting to the east, protected by planting, screening, setbacks or other devices. The site plan should also respond to this site's location just north of Mount Pleasant Cemetery and at the south end of the Mount Pleasant neighbourhood commercial strip which extends north to Eglinton Avenue. There should be a very high standard of landscaping.

Although the proposed site plan identifies areas of landscaping, the current submission provides insufficient detail to assess the merits of the proposal in this regard.

5.3Signage and Lighting:

Signage and lighting design should recognize the proximity of residential uses to the west, south and east of the site, and should be the minimum size and prominence required. The applicant has not provided sufficiently detailed information to assess the proposal in this regard.

5.4Vehicular and Pedestrian Traffic:

Vehicular access points to the site should be kept to a minimum and be located as far removed from the nearest intersection as possible. Vehicular and pedestrian access and circulation into and within the site should be as clearly separated and signed as possible. Direct pedestrian access into the convenience store from the adjacent street is essential.

The applicant has attempted to improve pedestrian safety by reducing the number of vehicular curb cuts/access points into the site from the existing six to a total proposed three (i.e. two points of access off Mount Pleasant Road and one from Merton Street). However, the proposal requires further revisions in order to achieve direct pedestrian access from Mount Pleasant Road to the proposed convenience store.

5.5Soil and Groundwater:

As a gas station, this site has the potential for soil or groundwater contamination. Section 2.20 of the Official Plan of the former City of Toronto states "that no development proposed for sites affected by contaminated soil or groundwater shall be permitted without the completion and, if necessary, implementation of a soil and groundwater management plan for the site".

6.0NEXT STEPS

As a next step, a public meeting should be held in the neighbourhood to provide a forum for public discussion and feedback on the redevelopment proposal. Subsequently, I will report back to Toronto Community Council on any changes to the proposal in response to public concerns and those raised by public officials including the need to comply with the Design Guidelines for Gas Stations (Automobile Service Stations and Gas Bars).

Contact Name:Feodora Steppat

Telephone: (416) 392-7740

E-mail: fsteppat @toronto.ca.

Beate Bowron, Director

Community Planning - South District

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APPLICATION DATA SHEET