July 29, 1999

To:Scarborough Community Council

From:Ted Tyndorf, MCIP, RPP.

Director of Community Planning, East District

Subject:Zoning By-law Amendment Application SC-Z1999009

Megael Limited

757 Warden Avenue and 2-20 Malley Road

Part of Lot 18, Registered Plan 3759

Golden Mile Employment District

Scarborough Bluffs

Purpose:

 This report presents recommendations to amend the Zoning By-law for the property at 757 Warden Avenue and 2-20 Malley Road by deleting the Industrial Zone (M) and replacing it with a Mixed Employment Zone (ME), which permits day nurseries, educational and training facility uses, industrial uses, places of worship, recreational uses, offices, personal service shops, restaurants and retail stores. It is further recommended that vehicle repair garages, vehicle sales operations, vehicle service garages, vehicle service stations and service shops be added to the list of permitted uses.

Financial Implications:

None.

Recommendations:

It is recommended that City Council:

(A)amend the Employment Districts Zoning By-law No. 24982, as amended, with respect to the Golden Mile Employment District, for lands at 757 Warden Avenue and 2-20 Malley Road, being Part of Lot 18, Registered Plan 3759, as follows:

(1)Permitted Use: Mixed Employment Zone (ME);

(2)the following additional uses are permitted:

(a)vehicle repair garages;

(b)vehicle sales operations;

(c)vehicle service garages;

(d)vehicle service stations;

(e)service shops; and

(B) authorize such unsubstantive technical, stylistic or format changes to the Zoning By-law as may be necessary to give effect to this resolution.

Background:

The 0.47 hectare (1.16 acre) site supports an existing 2370 square metre (25,500 square foot) multi-tenant industrial building with 47 on-site parking spaces. It is bounded on the east, south and north by industrial buildings, and vacant industrial lands on the opposite side of Warden Avenue. The subject site has vehicular access from Warden Avenue, which is well used by local and through traffic, and is well served by public transit.

The owner has been granted three previous Minor Variances by the Committee of Adjustment, permitting vehicle repair garage uses in the unit at 16 Malley Road, each for a temporary period of time. The first was for two years in July of 1990, the second was for five years in June of 1993, and the current operator (Ross Service) was granted a Minor Variance for two years in March of 1999. The owner requested the latest Minor Variance to allow the tenant to remain during the processing of this application for a Zoning By-law Amendment. The owner is not proposing to make any changes to the property at this time, but is seeking to recognize an existing commercial use and provide for further commercial opportunities in the future.

The subject property is designated General Industrial Uses and Special District Commercial Uses in the Official Plan. The Special District Commercial designation was implemented through Official Plan Amendment 965 and provides for commercial facilities designed to provide a wide range and variety of goods and services, and including the existing vehicle repair garage.

The subject property is zoned Industrial Zone (M), which permits day nurseries, educational and training facility uses, industrial uses, places of worship, recreational uses, and offices, excluding medical and dental offices.

Comments:

The proposed amendment would provide a broader range of commercial uses and viable business alternatives for this property. The retention of the existing industrial permissions as part of the Mixed Employment Zone (ME) will further diversify business and employment opportunities in this area. The proposed amendment is considered appropriate development of the site and is consistent with the on-going commercial redevelopment of the Warden and Eglinton Avenue frontages in the Golden Mile.

The site has excellent road access to serve vehicular traffic utilizing the services being proposed. The proposed uses would provide opportunities to better utilize this corner site and provide additional services, investment and employment opportunities in the area.

Scarborough Council instituted the Transportation System Improvement (TSI) Charge in June 1997 for all rezoning applications in the Golden Mile seeking to implement the new commercial uses provided for through OPA 965. 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 the approval of this application is contingent upon entering into an agreement with the City to pay the appropriate TSI Charge for any additional commercial floor space at the time of building permit issuance.

The application was circulated to all technical agencies and departments for their comments. There were no concerns raised by the proposed application.

Conclusions:

The Department supports this proposed amendment which will expand the opportunity for future development of the site by permitting more diversified economic opportunities. It will also provide for additional employment opportunities, additional assessment to the City and additional services to the surrounding industrial and residential areas. Further, this initiative will encourage other properties to reinvest and revitalize the employment district.

Contact Name:

Euken Lui

Scarborough Civic Centre

Telephone: (416) 396-7015

Fax: (416) 396-4265

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

   Ted Tyndorf, MCIP, RPP.

Director of Community Planning, East District

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