3500 Eglinton Avenue West - old Kodak site - City staff report out

Report outlines and informational highlights below full report here at city and here hosted on this site.

This report outlines the existing planning policy context for retail permissions on the former Kodak Lands.

The communication from Councillor Nunziata broadly seeks an interpretation of retail use for the subject lands. ~ the proposed development is for a mix of office, retail and service commercial uses having a total gross floor area of approximately 75,100 square metres. The office component would have an approximate floor area of 17,500 square metres, the retail component would have an approximate floor area of 55,575 square metres, and the service commercial component would have an approximate floor area of 2,025 square
metres. A variety of retail unit sizes is anticipated, ranging from 325 square metres to 10,350 square metres.

The applicant is proposing to construct a four-storey office building fronting on Eglinton Avenue West, which will replace a portion of the retaining wall (ouch) and provide pedestrian and vehicular access from Eglinton Avenue West to the shopping complex. The shopping complex would consist of a variety of large and small stores fronting on a series of covered pedestrian streets, with common gathering and plaza areas. Additional office and retail uses will be provided along Ray Avenue, with service commercial uses along Industry Street.

While the site has frontage on Eglinton Avenue West and will have direct access via a proposed a connection from Eglinton Avenue West to the interior of the site, the current site plan situates all of the retail and service commercial uses behind the office building fronting Eglinton Avenue West, extending towards the rear of the site and onto Industry Street. Because the current proposal provides for major retail activities to extend northerly to Industry Street, which is not a Major Street on Map 3 and does not form the boundary of the Employment Area, major retail activity on this street would not meet the locational criteria of Policy 4.6.3. To meet the intent of the Official Plan’s Employment Areas policies, substantial nonretail employment uses would need to be provided along the entire frontage of Industry Street for a significant depth of the site. The lack of an extensive non-retail employment along Industry Street would offend the intent of the Official Plan.

3500 Eglinton Avenue West and 55 Ray Avenue - old Kodak site - city staff report

[caption id="attachment_3759" align="aligncenter" width="490" caption="Proposed to remove this wall and create a private access road - Image May 08 2009"][/caption]

Highlights from the city Staff Action Report

...This application proposes a mix of office, retail and service commercial uses at 3500 Eglinton Avenue West and 55 Ray Avenue.

...recommended that a community meeting be scheduled by staff, in consultation with the Ward Councillor.

ISSUE BACKGROUND

Proposal

The proposed development is for a mix of office, retail and service commercial uses having a total gross floor area of approximately 75,100 square metres. The office component would have an approximate floor area of 17,500 square metres, the retail component would have an approximate floor area of 55,575 square metres, and the service commercial component would have an approximate floor area of 2,025 square metres. A variety of retail unit sizes is anticipated, ranging from 325 square metres to 10,350 square metres.

The applicant is proposing to construct a four-storey office building fronting on Eglinton Avenue West, which will replace a portion of the retaining wall and provide pedestrian and vehicular access from Eglinton Avenue to the shopping complex. The shopping complex would consist of a variety of large and small stores fronting on a series of covered pedestrian streets, with common gathering and plaza areas. Additional office and retail uses will be provided along Ray Avenue, with service commercial uses along Industry Street.



Access to the development is proposed from Eglinton Avenue West, Photography Drive, Ray Avenue and Industry Street. The applicant is proposing a north south private drive from Eglinton Avenue West to Industry Street along the top edge of the ravine. West to Industry Street along the top edge of the ravine.
The applicant has indicated that for the lands below top of bank and located at the south east corner of the site the natural heritage features within the valley feature will be restored and enhanced.

EY27.27 - 3500 Eglinton Avenue West and 55 Ray Avenue – Zoning Amendment - Preliminary Report (Ward 12)

....download the above file from junctioneer site