CITY CLERK

Clause embodied in Report No. 15 of the North York Community Council, received as information by the Council of the City of Toronto at its meeting held on December 16 and 17, 1998.

28(f)Proposed Zoning By-law - 130 Industry Street - UD03-ISS - North York Humber.

The North York Community Council reports having received the following report (November 16, 1998) from the Director, Community Planning, North District, and authorized staff to schedule a public meeting:

(November 16, 1998) from the Director, Community Planning, North District, reporting on a request by the North York Community Council to review in conjunction with the Black Creek Task Force (now known as the Black Creek Business Area Association), the appropriateness of the industrial zoning adjacent to the R. DiBattista lands at 665 Trethewey Drive and recommending that the report be received and staff be authorized to schedule a public meeting.

November 16, 1998

To:North York Community Council

From:Bryan W. Tuckey

Director, Community Planning, North District

Subject:Proposed Zoning By-law

130 Industry Street

File: UD03-ISS

Ward 6 - North York Humber

Purpose:

To zone 130 Industry Street Industrial Zone One - M1 with an exemption for business and professional offices and associated parking.

Recommendations:

It is recommended that the lands at 130 Industry Street be rezoned to Industrial Zone One - M1 subject to the following:

(i)the Office Space Limits provisions, section 30(5)(b) in by-law 7625, shall not apply; and

(ii)(a)for the purposes of this exception, business and professional offices shall not be included in the definition of Aidentified commercial uses@ in the parking requirements for Industrial Mall in section 6A(2), and

(b)parking requirements for business and professional offices shall be 1 space per 48 m5 of gross floor area.

Background:

In May, the North York Community Council requested staff to review in conjunction with the Black Creek Task Force (now known as the Black Creek Business Area Association), the appropriateness of the industrial zoning adjacent to the R. DiBattista subdivision lands at 665 Trethewey Drive.

This report deals with one of the adjacent properties at 130 Industry Street. The lands are already developed with a two building industrial complex operating as the Black Creek Business Centre under condominium ownership. The executive of the condominium have agreed to the rezoning of their lands.

The rezoning of 130 Industry Street is the first stage in this review. The city will be continuing its community consultation in the Black Creek Business Area and will review the appropriateness of the existing zoning on other properties near the DiBattista subdivision lands over time. In a preliminary meeting with the owner of 121 and 123 Industry Street, there has been little interest in the rezoning of these lands.

Discussion:

City staff have consulted with the condominium executive and the management of the Black Creek Business Centre. It was mutually agreed that the city=s strategy to rezone their property was a good one providing some provision could be made for additional office space within the complex.

1. Zoning Strategy

The city=s zoning strategy for industrial lands adjacent to residential areas is to have industrial zoning which is the most compatible with adjacent residential uses. The intent is to have employment uses with minimal noise, fumes, light and other emissions impacting on adjacent residential lands. The Industrial Zone One - M1 zone has been applied to industrial lands abutting residential areas across the city in order to implement this strategy.

The Black Creek Business Centre contains predominantly warehouse, service shop and office uses. The M1 zone accommodates all of these uses with a limitation on office space. The rezoning of the subject lands to M1 is a compatible zoning fit.

2.Office Space Limits

The M1 zone limits office uses to the lesser of a 1.0 fsi and a combined maximum gross floor area of 5,000 m5.

The gross floor area of the Black Creek Business Centre is 9,588 m5 (103,208 ft5). About two-thirds of the complex is occupied and about twenty percent of these occupied units are being utilized for office use - 1,277 m5 (13,748 ft5). Notwithstanding the current situation, the executive of the condominium want to ensure that offices are not prohibited from any of the remaining vacant units, and that more space of the existing occupied units could be used for offices if needed. This request is complementary to the city=s industrial zoning strategy. Office uses are a compatible fit with the proposed semi-detached lots and townhouse blocks in the adjacent residential subdivision.

To implement this office strategy in the built complex, staff are recommending that the parking provision for offices in the business centre be the parking requirement for business and professional offices in the city=s zoning by-law. This requires one parking space per 48 m5 of office gross floor area instead of the Industrial Mall parking requirement which varies depending on the percentage of office space in the building complex.

3.Black Creek Business Area Association

City staff have consulted with the Black Creek Business Area Association executive. They are aware of the city=s zoning strategy for this neighbourhood; and will support the proposed rezoning for the subject property.

Conclusion:

The rezoning of 130 Industry Street to M1 with a special provision for business and professional offices and associated parking is appropriate. The M1 zone will provide for more compatible industrial uses adjacent to the DiBattista residential subdivision.

Contact Name:

Michael Saunders

Telephone: (416) 395-7104

Bryan W. Tuckey

Director, Community Planning, North District