Urban Planning and Development Services
October 5, 1999
To: Scarborough Community Council
From: Ted Tyndorf, MCIP, RPP.
Director of Community Planning, East District
Subject: Zoning By-law Amendment Application SC-Z1999012
Academy Security Systems Ltd.
Lot 11, Registered Plan 4087
and Part of Lot 32, Concession D
929 Warden Avenue
Golden Mile Employment District
Scarborough Wexford
Purpose:
This report presents recommendations to amend the
Zoning By-law for the property at 929 Warden Avenue
by deleting the Industrial (M) and General Industrial
(MG) zoning and replacing it with a Mixed
Employment Zone (ME) which permits a variety of
industrial, commercial, office, institutional and
recreational 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 929 Warden Avenue being Lot 11, Registered Plan 4087 and Part of Lot 32,
Concession D as follows:
(1) replace the existing Industrial (M) and General Industrial (MG) zoning with a Mixed
Employment zone (ME) together with the following additional uses:
(i) vehicle repair garage;
(ii) vehicle sales operations;
(iii) vehicle service garages;
(iv) vehicle service stations;
(v) service shops; and
(vi) places of entertainment;
(2) replace the minimum rear yard setback of 7.5 metres (25 feet) with a
minimum rear yard setback of 3 metres (10 feet);
(3) add the following Performance Standard:
"The provisions of this By-law shall apply collectively to this land, notwithstanding its future division into two or more parcels of land."; 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 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.
To the immediate north and south of the subject lands, are lands owned by Infanti Auto Repair
Limited and Rowbry Holdings Limited respectively, both of which have similar rezoning requests
for a Mixed Employment (ME) zoning appearing on this agenda. Lands to the south, on the south
side of Ashtonbee Road owned by Drug Trading Company Limited, were recently rezoned to a
Mixed Employment zoning. On the west side of Warden Avenue is the Ashtonbee Campus of
Centennial College.
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 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 commercial floor space at the time of building permit issuance.
Comments:
The subject site 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 proposed rezoning conforms
to this policy direction.
The current Industrial (M) and General Industrial (MG) zoning on the site already permits many of
the industrial, institutional, office and recreational uses being sought 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. These uses
would be appropriate for this site given its arterial road frontage, the availability of good transit
service, compatibility with surrounding existing and future uses and the redevelopment opportunities
presented by the more than ample size of the subject lands.
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. Furthermore, through redevelopment, opportunities may arise for the
consolidation of this parcel with adjacent parcels resulting in a larger, more comprehensive project.
Issues raised by the circulated agencies concerning the servicing of the subject lands and the need
for a road widening are items which will be addressed at the Site Plan Control stage.
Conclusions:
The proposed rezoning to Mixed Employment providing for a variety of employment uses
implements the vision set out in the Golden Mile Employment District Secondary Plan and is
consistent with the numerous zoning amendments which have been adopted by Council on the
Eglinton and Warden Avenue frontages. The prezoning of this site will minimize the planning
approvals required when specific plans are determined for this site. The application of Site Plan
Control to the future proposal will ensure a high quality design in keeping with the policies of the
Secondary Plan and the standards established in the recent redevelopment of properties in this area.
Contact Name:
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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