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-Z1999014
Infanti Auto Repair Ltd.
Part of Lot 32, Concession D
933 Warden Avenue
Golden Mile Employment District
Scarborough Wexford
Purpose:
This report presents recommendations to amend
the Zoning By-law for the property at 933 Warden
Avenue by deleting the Industrial District
Commercial (MDC) or Industrial (M) 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:
A. That City Council amend the Employment
Districts Zoning By-law No. 24982, as
amended, with respect to the Golden Mile
Employment District, for lands at 933
Warden Avenue being Part of Lot 32,
Concession D by replacing the existing
Industrial District Commercial (MDC) or
Industrial (M) zoning with a Mixed
Employment zone (ME) and the following specific provisions:
1. Permitted Uses:
0.1 Mixed Employment Zone (ME)
0.2 The following additional uses are permitted:
- vehicle repair garage
- vehicle sales operations
- vehicle service garages
- vehicle service stations
- service shops
- places of entertainment
6. Performance Standards:
2.1 Gross floor area of all buildings minus the gross floor area of all basements shall not exceed 0.75 times the area of the lot.
1.2 Minimum building setback from all lot lines 3 metres (10 feet).
2.3 The provisions of this By-law shall apply collectively to this land, notwithstanding its future division into two or more parcels of land.
B. That City Council 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 3,750 square metre (40,400 square feet) property operates a vehicle service station
and repair business on the subject lands. The vehicle service station is a legal non-conforming use
and the repair garage is permitted under the current zoning. Until April 29, 1999, the property also
had permission for vehicle sales authorized by means of a temporary variance by the (former)
Scarborough Committee of Adjustment.
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. The rezoning will also allow the owner to
formalize the permission for vehicle sales on the property which previously has only been granted
for a temporary period.
Immediately to the north of the subject site is a Legion Hall. To the south, is land owned by
Academy Security Systems Ltd. and Rowbry Holdings Ltd., both of which have similar rezoning
requests 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 zoning of the site is quite restrictive, limiting the permitted uses to vehicle service and
repair garages and places of worship. The proposed rezoning would introduce a range of additional
employment-generating uses consistent with the Golden Mile Secondary Plan. These uses would
be appropriate for this site given its arterial road frontage, the availability of good transit service and
compatibility with surrounding existing and future uses. Moreover, 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, increase
employment opportunities as well as generate additional assessment revenue for the City. Finally,
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 project 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
jn/
