May 4, 1999

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP.

Director of Community Planning, East District

Subject:PRELIMINARY EVALUATION REPORT

Zoning By-law Amendment Application SZ1999012

Academy Security Services Ltd.

929 Warden Avenue

Lot 11, Registered Plan 4087 and

Part of Lot 32, Concession D

Golden Mile Employment District

Scarborough Wexford

Purpose:

This report provides a preliminary evaluation of an application to rezone a property on the east side of Warden Avenue, north of Ashtonbee Road from Industrial Zone (M) and General Industrial Zone (MG) to a Mixed Employment Zone (ME). The Mixed Employment Zone (ME) permits day nurseries, educational and training facility uses, industrial uses, places of worship, recreational uses, offices, personal service shops, restaurants and retail stores. The owner is also seeking to add places of entertainment and vehicle sales, service and repair operations as permitted uses.

Financial Implications:

None

Recommendation:

That Scarborough Community Council direct staff to process the application in the normal manner and convene a Public Meeting to consider this application targeted for the third quarter of 1999, with notice of the Public Meeting to be provided to all properties within 120 metres (400 feet) of the subject property.

Background:

The owner of this 1.6 hectare (4 acre) property operates a warehousing and wholesale distribution facility for locks and other associated security systems hardware. There is an existing single-storey building on the site of approximately 1,870 square metres (20,130 square feet).

At this point in time, there is no specific proposal for the redevelopment of the subject lands. However, the owner anticipates that the broad range of uses being sought under the application will generate interest in redevelopment opportunities.

Immediately south of the subject site is land owned by Rowbry Holdings Ltd. which currently has a rezoning application before the City to permit the conversion of the existing building into a car dealership with an associated vehicle service shop. Lands to the immediate north, owned by Infanti Auto Repair Ltd., are also under application to permit a Mixed Employment (ME) zoning including a vehicle service station, vehicle repair and sales. A Preliminary Evaluation Report on this application also appears on this agenda.

The subject property is designated General Industrial Uses with High Performance Standards and Special District Commercial in the Official Plan. In addition to traditional industrial uses, the Plan promotes a diversity of economic and employment opportunities on the Eglinton and Warden Avenue frontages as an impetus for the revitalization of the Golden Mile.

The current Industrial (M) and General Industrial (MG) zoning on the site already permits many of the uses being sought by the applicant under the Mixed Employment (ME) zoning. However, it would also add a number of new permissions including restaurants, retail and service stores, vehicle sales/service/repair operations and places of entertainment.

In June 1997, Scarborough Council instituted the Transportation System Improvement (TSI) Charge for all rezoning applications in the Golden Mile seeking to implement the new commercial uses provided by the introduction of the Special District Commercial permissions in the Official Plan. This charge ensures that the necessary capital improvements are adequately provided by the appropriate owners/applicants and equitably financed by all benefiting parties. The owner is aware that any approval of the subject application will be contingent upon entering into an agreement with the City to pay the appropriate TSI Charge for any commercial floor space at the time of building permit issuance.

Comments:

Potential Benefits

Expanding the range of permitted uses, particularly commercial opportunities, may generate interest in the redevelopment of the property in keeping with efforts to promote the revitalization of the Golden Mile. New employment opportunities may also be realized as well as additional assessment revenue for the City.

Through redevelopment, opportunities may arise for the consolidation of this parcel with adjacent parcels resulting in a larger, more comprehensive project.

Potential Concern

As noted earlier, there is no specific proposal for the development of the subject lands at this time. Any future Site Plan Control application will be carefully assessed to achieve a high quality design in keeping with the policies of the Golden Mile Employment District Secondary Plan and the standards established in the recent redevelopment of properties on Eglinton and Warden Avenues.

Contact Name:

Ms. Jayne Naiman

Scarborough Civic Centre

Telephone: (416) 396-7040

Fax: (416) 396-4265

E-mail: naiman@city.scarborough.on.ca

Ted Tyndorf, MCIP, RPP.

Director of Community Planning, East District

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