February 8, 2000

To: Scarborough Community Council

From: Ted Tyndorf

Director of Community Planning, East District

Subject: RECOMMENDATION REPORT

Official Plan Amendment Application SC-P19990019

Zoning By-law Amendment Application SC-Z19990037

Site Plan Control Application SC-S19990083

Imperial Oil Limited

1149 Morningside Avenue, at Sheppard Avenue East

Parts of Lots 3 and 4, Registered Plan 10303

Rouge Employment District

Scarborough Malvern

Purpose:

This report recommends approval of applications for amendments to the Official Plan and Zoning By-law to permit the redevelopment and enlargement of the existing Esso service station at the south-east corner of Sheppard and Morningside Avenues. The construction plans include a 337 square metre (3,620 square feet) convenience store, eight fuelling pumps with a canopy and a stationary mechanical car wash.

Financial Implications and Impact Statement:

There are no financial implications resulting from the adoption of this report.

Recommendations:

It is recommended that City Council:

(A) Official Plan Amendment:

amend the Rouge Employment Secondary Plan with respect to the property at the south-east corner of Morningside and Sheppard Avenues by redesignating the easterly portion of the ownership from Special District Commercial to Industrial District Commercial, and adding retail uses and car wash to the list of permitted uses, so the amended existing Policy Number 4, to apply to the entire ownership, reads as follows:

"4. South-East Corner of Sheppard Avenue and Morningside Avenue

The Industrial District Commercial designation shall provide for only automobile service station, retail uses, car wash and day nurseries.";

(B) Zoning By-law Amendment:

amend the Employment Districts Zoning By-law Number 24982 (Rouge Employment District), as amended, with respect to the lands at the south-east corner of Morningside and Sheppard Avenues, being parts of Lots 3 and 4, Registered Plan 10303, by deleting the existing zoning and permitting the following:

"Permitted Uses: Industrial District Commercial Zone to include only vehicle service stations, vehicle service garages, retail stores, car wash, marketplace signs, and places of worship.";

Performance Standards:

(1) gross floor area of all buildings shall not exceed 0.3 times the area of the lot;

(2) minimum street yard setback 3 metres, except at the radius of the property streetlines where building may be erected to the streetline;

(3) minimum 10 vehicle stacking spaces shall be provided for car wash;

(4) parking for other uses shall be provided in accordance with the existing General Parking Regulations for All Zones;

(5) Clause 7.10, Mechanical or Automatic Car Wash - Vehicle Stacking Spaces, shall not apply;

(6) Clause 9.2., Landscaping Requirements, shall not apply;

(C) Miscellaneous:

authorize such unsubstantive, technical, stylistic or format changes to the Official Plan and Zoning By-law Amendments as may be necessary to give effect to this resolution;

(D) Site Plan Control:

support the concept for the proposed service station development, as generally indicated on the drawing entitled "Recommended Site Plan (Figure 1), subject to the owner and the City entering into and registering on title, the City's Site Plan Control Agreement incorporating the following provisions:

(1) all refuse is to be contained within the buildings;

(2) site lighting is to be constructed such that the angle of illumination does not extend onto the adjacent public streets;

(3) all mechanical and other equipment located on the roof must be screened or integrated into the profile of the building to the satisfaction of the Director of Community Planning, East District, and any changes to the roofline as denoted on the drawing shall constitute a change to the site plan, which must have prior written approval of the Director of Community Planning, East District;

(4) the owner is to make satisfactory arrangements with the Works and Emergency Services with respect to the construction of the municipal sidewalk along the Sheppard Avenue frontage of the site; and

(5) all work required by this approval is to be completed within two years from the date the agreement is registered on title.

Background:

This 0.45 hectare (1.1 acres) site abuts two major arterial roads and is close to Highway 401. The vacant property immediately to the east is proposed to be developed with a Wendy/Tim Hortons restaurant. The lands further to the east and south east accommodate a Home Depot and Business Depot outlets, with a large commercial centre being developed at Morningside and Milner Avenues. Lands along the north side of Sheppard Avenue, across the subject site, support a variety of industrial and commercial enterprises. A shopping plaza is located at the south-west corner of Sheppard and Morningside Avenues, with a City owned woodlot occupying the north-west quadrant of this intersection.

The Esso service station is designated Industrial District Commercial permitting a variety of commercial facilities designed to serve up to 30,000 people within an industrial area. Offices and service stations are also permitted. However, site specific policy permits service station uses and day nurseries only. This site is zoned "Industrial District Commercial (MDC)" which by exception restricts the uses permitted on the property to vehicle service garages, vehicle service stations, marketplace signs and places of worship.

The easterly vacant portion of the ownership is designated Special District Commercial, with a numbered policy providing also for General Industrial Uses with High Performance Standards. It is zoned "Mixed Employment Zone (ME)" permitting industrial uses, educational and training facility uses, day nurseries, financial institutions, offices, personal service shops, places of worship, recreational uses, restaurants and retail stores.

Imperial Oil Limited wishes to renovate and enlarge their service station which has been operating at this location for many years. To accommodate a car wash, the company acquired a portion of the abutting vacant land. Also, pursuant to the current trends in the petroleum industry, the owner plans to construct a convenience store to offer a wider variety of convenience and food products than are available in the existing kiosk.

On November 9, 1999, Scarborough Community Council endorsed a Preliminary Report and directed staff to process these applications in the normal manner, target a Public meeting for the first quarter of 2000, and hold a community information meeting, with the notification area to include all assessed persons within the 120 metres (400 feet) of the subject site, as well the residents on the south and east sides of Bradworthy Court. Council also directed the applicant to submit the revised site/landscape plans and building elevations to achieve a visual and architectural co-ordination between all the elements on the site and to address the site's location at the intersection of two major arterial roads.

A community information meeting was hosted by staff on December 6, 1999, with Notice sent out to 25 addresses. Both Area Councillors, as well as the applicant and planning staff were present at the meeting, which was cancelled as none of the notified persons came to the meeting.

Comments:

The site is within the westerly section of the Rouge Employment District, which has undergone significant land use changes in recent years. The vacant industrial parcels along Sheppard Avenue, between Morningside Avenue and Grand Marshall Boulevard, have been rezoned to permit a variety of employment opportunities. With new residential housing further east and destination stores such as Home Depot and Business Depot in the vicinity, the subject site at the intersection of two major arterial roads, in close proximity to the Highway 401, is highly exposed to the travelling public.

The proposed amendments to permit a convenience store and a car wash will allow for a comprehensive renovation and expansion of the service station, reflecting recent marketing trends in the petroleum industry. These uses, which are considered the usual amenities associated with a service station, will allow Esso to offer a wider range of services to the travelling public.

In response to Council's direction, the applicant has revised the site/landscape plans and building elevations, to achieve a visual architectural co-ordination between the two proposed buildings on the site, an attractive building presence on the street and better pedestrian links between the convenience store and the abutting streets, including a bus stop.

The main building has been moved closer to the intersection, and redesigned to incorporate a door with large windows onto the Sheppard Avenue façade. The quantity of planting material has been increased to complement both buildings and enhance the street edge. The originally proposed architectural block on the car wash building has been replaced with a stucco finish, which is also proposed for the convenience store.

According to the City's licensing requirements, the proposed stationary mechanical car wash has to be accommodated by a minimum of seven vehicle waiting spaces, while the Employment Districts Zoning By-law requires the provision of 20 stacking spaces. Residential community zoning by-laws do not include requirements for car stacking for car washes. The proposed ten spaces conform to the licensing regulations. Transportation staff concurs that the proposed arrangement is sufficient for this development and is consistent with other car washes provided in the City.

Conclusions:

An enlarged and modernized service station will provide an additional service to the travelling public along both streets, as well as the neighbouring residential community to the west and the industrial and commercial businesses to the east. Approval of the amendments would permit to apply the planning policies and zoning provisions in a consistent manner over the entire site.

Contact:

Anna Czajkowski, MCIP, RPP

Senior Planner

Scarborough Civic Centre

Telephone: (416) 396-7022

Fax: (416) 396-4265

E-mail: czajkows@toronto.ca

Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

List of Attachments:

- Existing Official Plan Consolidation Map

- Zoning Map

- Recommended Site Plan, Figure 1

- Elevation Plan, Figure 2