Official Plan Amendment Application P97019
Zoning By-law Amendment Application Z97051
Coffee Time Donuts Inc., 441 Ellesmere Road
Wexford Employment District
Ward 14 - Scarborough Wexford
The Scarborough Community Council, after considering the deputations and based on
the finding of fact, conclusions and recommendations contained in the report, dated
February 23, 1999, from the Director of Community Planning, East District,
recommends that the report of the Director of Community Planning, East District, be
adopted, subject to adding a Performance Standard 2.5 under "(B) Zoning By-law", as
follows:
"(2)Performance Standards:
2.5maximum 0.48 square metres gross floor area of retail stores, personal service
shops and restaurants permitted for every 1square metre of built gross floor area;".
The Scarborough Community Council reports having held a statutory public meeting on
March 30, 1999, in accordance with Section 17 and Section 34 of the Planning Act, and that
appropriate notice of this meeting was given in accordance with the Planning Act and the
regulations thereunder.
The Scarborough Community Council submits the following report (February 23, 1999)
from the Director of Community Planning, East District:
Purpose:
This report recommends approval of applications to amend the Official Plan and Zoning
By-law for the property on the south side of Ellesmere Road, east of Warden Avenue, to
permit the development of an office and commercial building.
Recommendations:
It is recommended that City Council:
(A)Official Plan:
amend the Wexford Employment District Secondary Plan with respect to the Coffee Time
Donuts Inc., lands, known municipally as 441 Ellesmere Road, by adding the following
Numbered Policy to the current General Industrial Uses with High Performance Standards
designation:
"South side of Ellesmere Road, east of Warden Avenue
Office Uses are permitted in addition to the General Industrial Uses with High Performance
Standards designation on this site.";
(B)Zoning By-law
amend the Employment Districts Zoning By-law No. 24982 (Wexford), as amended, with
respect to Part of Lot 32, Concession 1, known municipally as 441 Ellesmere Road, by
deleting the current "Industrial" (M) and "General Industrial" (MG) zoning and replacing it
with "Mixed Employment" (ME) zoning as follows:
(1)Permitted Uses:
Mixed Employment Zone (ME) permitting the following uses:
(a)Day Nurseries;
(b)Educational and Training Facility Uses;
(c)Financial Institutions;
(d)Industrial Uses;
(e)Offices;
(f)Personal Service Shops;
(g)Places of Worship;
(h)Recreational Uses;
(i)Restaurants; and
(j)Retail Stores;
(2)Performance Standards:
(2.1)maximum total gross floor area of all retail stores, personal service shops, and
restaurants shall not exceed 1,900 square metres (20,500 square feet);
(2.2)maximum total gross floor area of all restaurants shall not exceed 630 square metres
(6,780 square feet);
(2.3)parking for Educational and Training Facility Uses, including those associated with an
on-site restaurant, shall be provided on the basis of a minimum of 3 parking spaces per 100
square metres (1,076 square feet) of gross floor area;
(2.4)parking for Offices shall be provided on the basis of a minimum of 2.5 parking spaces
per 100 square metres (1,076 square feet) of the following: gross floor area minus the gross
floor area of main floor public lobbies and main floor public walkways;
(3)retain the existing Performance Standards that currently apply to the subject lands which
include a maximum gross floor area of 0.75 times the lot area, minimum street and side yard
building setbacks of 3 metres (10 feet), and a minimum rear yard setback of 4.5 metres (15
feet); and
(C)authorize such unsubstantive technical, stylistic or format changes as may be necessary
to the Official Plan and Zoning By-law to properly carry out the intent of this resolution.
Background:
The applicant proposes to amend the Official Plan and Zoning By-law for the vacant property
located on the south side of Ellesmere Road, east of Warden Avenue, to permit the new
Corporate Head Office building for Coffee Time Donuts Inc. The proposal consists of a three
storey office and commercial building. The ground floor of the development would consist of
commercial and training facility uses, and the second and third floors would consist of
Corporate offices.
Site Statistics
Site Area:0.8 hectares (2 acres)
Proposed Gross Floor Area3,960 square metres (42,600 square feet)
Proposed Ground Floor Area1,900 square metres (20,500 square feet)
Proposed Restaurant Gross Floor Area627 square metres (6,750 square feet)
Proposed Intensity of Development0.5 times the site area
Proposed Parking 161 surface parking spaces
The subject lands are designated General Industrial Uses with High Performance Standards in
the Wexford Employment District Secondary Plan and zoned 'Industrial' (M) and 'General
Industrial' (MG). The current designation and zoning provides for offices and training facility
uses, however amendments are required to introduce the commercial component of the
proposal onto the subject lands. The subject lands were, until recently, part of a larger parcel
of land, the western portion of which was conveyed to the City for consolidation with
Ellesmere Park to the west. A 10 metre (33 foot) right-of-way along the northern portion of
the subject lands was also granted in favour of the City to provide access to the City property
from Ellesmere Road. The proposed site plan has been designed to accommodate this
right-of-way into the vehicle circulation pattern for the project, including a driveway
connection between the City lands and subject lands.
The subject lands were previously occupied by an industrial building which has been
demolished. There were two previous proposals for this property by the previous owner
including a proposed mixed residential/office/commercial development in 1990 and a
proposed Garden Centre and restaurant in 1992. Both of these proposals were abandoned.
Comments:
Coffee Time Donuts Inc. currently lease space in a building at 475 Ellesmere Road and
propose to move their offices into a new expanded Corporate Head Office on the subject lands
to meet their growth demands. The proposed building will include a Coffee Time Donuts
training facility with an associated Coffee Time restaurant on the ground floor. The
preparation area for the restaurant will be within the adjacent training facility in order to train
new franchise owners and employees, and to develop new products for the company.
The immediate area surrounding the subject lands has experienced a revitalization in recent
years and has moved from an industrial-oriented area to a mixed employment area. Recent
developments have included the Home Depot Store and Head Office located on the north side
of Ellesmere Road, Costco located on the south side of Canadian Road, and Donuts and Diner
restaurant located on the northeast corner of Ellesmere Road and Rolark Drive. With the
recent improvement in road infrastructure in this area, including the extension of Canadian
Road to Warden Avenue, the subject lands are well suited and highly accessible for the
proposed office/commercial building.
A site-specific Official Plan Amendment providing for Office Uses in addition to the current
General Industrial Uses with High Performance Standards designation is appropriate for the
subject lands. A Mixed-Employment Zone (ME) for this property best characterizes the
proposal and the mix of uses in this area. Planning staff are recommending a cap on the total
gross floor area of commercial uses, including a cap on restaurants, to ensure commercial uses
are limited on the subject lands consistent with the Office Uses policies of the Official Plan.
A total of 161 parking spaces are proposed on the subject lands. Based on the general parking
regulations of 3 spaces per 100 square metres for office, retail, and training facility uses, and
10.7 parking spaces per 100 square metres for restaurant uses, a total of 170 parking spaces
would be required. Given the mixed-use nature of the project it is anticipated that parking will
be shared between the different land use components of the proposal. Planning staff are
recommending a reduced parking standard of 2.5 parking spaces per 100 square metres (1,076
square feet) of office gross floor area in order to recognize the mixed-use nature of the
development and encourage office employment. With this reduced parking standard for
offices, a total of 159 parking spaces will be required for the proposal which will be satisfied
on-site.
Planning staff are also recommending a minimum parking standard of 3 spaces per 100 square
metres (1,076 square feet) gross floor area for Educational and Training Facility Uses,
including those associated with an on-site restaurant, to ensure the proposed Coffee Time
training preparation area on the ground floor is clearly defined as part of the training facility
for parking purposes. The seating and display area of the restaurants associated with the
training facility will continue to be subject to the restaurant minimum parking standard of 10.7
spaces per 100 square metres (1,076 square feet).
A Site Plan Control application has also been submitted to the City. The project will have
access from both Ellesmere Road and Canadian Road, as well as landscaping and pedestrian
amenities. The design details of the building and site plan will be further developed following
Council's consideration of the Official Plan and Zoning By-law Amendment applications.
Conclusions:
The proposed office and commercial building will enhance and complement the subject area
in a compatible manner. The recommended amendments to the Official Plan and Zoning
By-law will enable the proposal to proceed, consistent with the employment objectives of the
Official Plan. The new Corporate Head Office will encourage employment retention and
expansion for the City while providing new tax revenue and construction opportunities.
Contact Name:
Joe Nanos, Acting Senior Planner
Telephone: (416) 396-7037 Facsimile: (416) 396-4265 nanos@city.scarborough.on.ca
The following persons appeared before the Community Council in connection with the
foregoing matter:
-Mr. William Au, William Au Associates Architects, on behalf of the applicant, expressing
support for the staff recommendation; and
-Mr. James Okawa, Brutto Consulting, representing Canadian Mill Supply, the neighbouring
landowner, expressing support for the staff recommendation, and advising Community
Council that his client will also be submitting an application to expand the commercial uses
on his site.
The Community Council also received a memorandum from Councillor Norm Kelly
expressing his support for the staff recommendation and urging other Members of Community
Council to recommend approval of this application.