Application for Amendment to the Etobicoke Official Plan and
Zoning Code - Storcan Self Storage One Limited
65 Kelfield Street - File No. Z-2277 (Rexdale-Thistletown)
The Etobicoke Community Council after considering the report (July 15, 1999) from the Director of Community
Planning, West District, and for the reason that the proposal is an appropriate use of the lands, recommends that
the application by Storcan Self Storage One Limited to amend the Etobicoke Official Plan and Zoning Code to
permit vacant Ontario Hydro lands at 65 Kelfield Street to be developed with a range of industrial uses, including a
mini-storage, be approved, subject to the conditions outlined in the referenced report.
The Etobicoke Community Council reports having held a statutory public meeting in accordance with Sections 17 and 34
of the Planning Act, and that appropriate notice of this meeting was given in accordance with the Planning Act and the
regulations thereunder.
The Etobicoke Community Council submits the following report (July 15, 1999) from the Director of Community
Planning, West District:
Purpose:
To consider a site specific proposal for amendments to the Etobicoke Official Plan and Zoning Code to permit vacant
Ontario Hydro lands to be developed with a range of industrial uses, including a mini-storage warehouse.
Funding Sources, Financial Implications and Impact Statement:
City Funding is not required. There are no impacts on capital or operating budgets.
Recommendations:
It is recommended that:
(1)City Council approve the application by Storcan Self Storage One Limited for amendments to the Etobicoke Official
Plan and Zoning Code, subject to the conditions outlined in the conclusion to this report.
(2)Subject to the conditions set out in this report, that by-laws to implement the Official Plan and Zoning By-law
amendments be introduced to City Council.
Background:
On October 21, 1998, Storcan Self Storage One Limited submitted an application to amend the Etobicoke Official Plan and
Zoning Code to permit vacant Ontario Hydro lands to be developed with a range of industrial uses, including a
mini-storage warehouse. A preliminary report on the application was forwarded to Etobicoke Community Council on
November 12, 1998. The applicant submitted additional required information in support of the application on May 26,
1999.
Discussion
Site Description and Surrounding Uses:
The subject site is located on the south side of Kelfield Street and comprises former Ontario Hydro lands that are vacant.
The lands on the north side of Kelfield Street are undeveloped and zoned Class2 Industrial (I.C2). A hydro corridor is also
located on the north side of Kelfield Street. Highway 401 is located immediately to the south. To the east, lands are zoned
Class 1 Industrial (I.C1) and have been developed with an industrial building. The lands immediately surrounding the site
are owned by Ontario Hydro and are occupied by hydro facilities and transmission towers (Exhibit No. 1).
Proposal:
Storcan Self Storage One Limited is the prospective owner of approximately 4.04 ha (9.97 ac) of land currently owned by
Ontario Hydro situated on the south side of Kelfield Street, between existing Ontario Hydro facilities and Highway 401.
The applicant is requesting site specific amendments to the Etobicoke Official Plan and Zoning Code to redesignate the
lands from Utility to Industrial and Class 1 Industrial (I.C1), respectively, to permit them to be developed with a range of
industrial uses. In the event that their application to amend the Etobicoke Official Plan and Zoning Code is approved, the
applicant would proceed to the Committee of Adjustment for a severance to legally establish the development parcel.
The applicant intends to develop a mini-storage warehouse facility on the westerly portion of the site with legal frontage
and access on Kelfield Street (see Parcel 'A' - Exhibit No. 2). The lands shown as Parcel 'C' would be available for the
applicant's use as a second driveway through a right-of-way agreement with Ontario Hydro and are to be deeded to the
applicant within three years from the date of closing of the real estate transaction. At that time, the applicant intends to
sever the lands in order to create a second development parcel (Parcel 'B') through a second consent application to the
Committee of Adjustment. The future development parcel would have legal frontage and separate access on Kelfield Street
via Parcel 'C' and would be developed in accordance with the proposed Class 1 Industrial (I.C1) zoning. The lands
conveyed to the applicant by Ontario Hydro, including both driveways, are subject to easements in favour of Ontario
Hydro, including all existing easements, rights, licenses and encroachments.
The proposed development on Parcel 'A' would consist of nine mini-storage warehouse buildings with a total gross floor
area of 11 356 sq. m. (122,239 sq. ft.). Buildings 1 through 7 would be one-storey in height. Building 1 would contain an
administrative office component for the storage business. Buildings 8 and 9 would be two and three storeys in height,
respectively. Customer parking would be provided adjacent to Building 1 (Exhibit No. 3).
Exhibit No. 1 is a map showing the location of the subject property and surrounding zoning. ExhibitNo. 2 illustrates the
proposed development parcels. Exhibit No. 3 is a reduction of a site plan for the proposed mini-storage warehouse
complex. A summary of information provided by the applicant is listed in Table No. 1.
Table No. 1
Site Statistics
Official Plan
Existing
Requested |
Utility
Industrial |
Zoning
Existing
Requested |
Utility (U)
Class 1 Industrial (I.C1) - Site Specific |
Site Area
Parcel 'A'
Parcel 'B'
Total
Parcel 'C' (to be acquired) |
1.92 ha (4.73 ac)
2.12 ha (5.24 ac)
4.04 ha (9.97 ac)
0.29 ha (0.73 ac) |
Gross Floor Area - Parcel 'A'
Building 1
Building 2
Building 3
Building 4
Building 5
Building 6
Building 7
Building 8
Building 9
Total
Parcel 'B' |
527 mē ( 5,677 sq. ft.)
764 mē ( 8,223 sq. ft.)
650 mē ( 7,000 sq. ft.)
782 mē ( 8,426 sq. ft.)
689 mē ( 7,423 sq. ft.)
509.mē ( 5,483 sq. ft.)
743 mē ( 7,992 sq. ft.)
1,650 mē ( 17,761 sq. ft.)
5,040 mē ( 54,252 sq. ft.)
11,354.mē (122,217 sq. ft.)
N/A (Future Development) |
Floor Space Index |
0.70 |
Building Coverage |
44% |
Paved Area |
36% |
Landscape Area |
20% |
Building Heights
Buildings 1 through 7
Buildings 8 and 9 |
1-storey
2 and 3 storeys, respectively |
Parking Required
1 space per 100 mē of gross floor area |
114 spaces |
Parking Provided
0.55 spaces/100 mē of gross floor area |
62 spaces |
Official Plan and Zoning Code:
Official Plan:
The subject lands are designated Utility within the Etobicoke Official Plan. Section 4.10.4 of the Plan provides that where
Utility designations become available for development, they may be zoned for development in accordance with the
adjacent land use designation without an amendment to the Plan, subject to Section 4.10.5. Notwithstanding this provision,
Storcan Self Storage One Limited has requested that the property be redesignated from Utility to Industrial in order to more
closely align with the proposed Class 1 Industrial (I.C1) zoning.
Section 4.7.11 of the Plan requires that any proposal to add an industrial designation be evaluated on the basis of: the
impact on and compatibility with the land surrounding the subject land use; the viability of the remainder of the lands to be
left in their current designation and used for that designated purpose; and, the adequacy of the transportation network,
particularly the local road system, to accommodate additional traffic volumes, if such are contemplated.
Section 4.10.5 of the Plan requires that, prior to approving an amendment to redesignate a Utility designation to
accommodate development, Council shall: consider the feasibility of acquiring lands which have been declared surplus by
the authority involved for housing or to fulfill the objectives of the Municipal Open Space and Recreation Master Plan; be
satisfied that the proposed uses may be developed without environmental or safety hazards resulting from the previous or
existing utility use of the property; and, be satisfied that the proposed use is compatible with the surrounding land uses and
within the intent of the Plan.
Staff have had regard for the criteria contained in Sections 4.7.11 and 4.10.5 of the Etobicoke Official Plan for
redesignating the lands from Utility to Industrial to permit industrial development. Based on the result of the evaluation,
which is attached as Exhibit No. 4, the proposed site-specific amendment from Utility to Industrial is considered
appropriate.
Zoning Code:
The subject site is presently zoned Utility (U) which permits agricultural, recreational, and public uses, including Ontario
hydroelectric power facilities. The proposed mini-storage warehouse use and other industrial uses typically found within
Class 1 Industrial (I.C1) zones are not permitted. A Site-specific amendment to the Zoning Code is therefore necessary.
The amending by-law should set out the development parcels reflected in Exhibits Nos. 2 and 3. An amendment to Section
304-36 D. (1) of the Etobicoke Zoning Code would be required to permit the applicant to construct Building 7 one metre (3
ft.) from the northerly side property line. An amendment to Section 304-36 H. (1) of the Code would also be required to
eliminate the need for truck loading spaces in connection with the proposed mini-storage warehouse buildings.
The development of Parcel 'B' would be subject to the Class 1 Industrial (I.C.1) provisions of the Etobicoke Zoning Code.
Agency Comments:
The Ministry of Municipal Affairs, the Fire Services staff, and Realty Services staff have no objections to the proposed
amendments. No comments have been received from Parks and Recreation Services, to date.
Community Planning staff consider the reduced westerly side yard setback for Building 7 to be appropriate in light of the
abutting Hydro transmission facilities. Traffic Planning staff have advised verbally that, given the nature of the proposed
mini-storage warehouse, they have no objection to the applicant's request to amend the Etobicoke Zoning Code
requirement that one 16.5 m (54 ft.) long truck loading space be provided for each mini-storage building exceeding 500 mē.
Community Planning staff have advised the applicant that any future consent application for the purpose of creating Parcel
'B' would only be supported in the event that legal frontage and individual access is established. Urban Design staff have
no particular design or architectural concerns at this time. The applicant would be required to submit detailed site,
landscape, and elevation plans as part of the Site Plan Control Approval process.
Traffic Planning staff of the Works and Emergency Services Department have advised that, based on Zoning Code
requirements, a total of 114 parking spaces are required for the proposed mini-storage warehouse facility whereas only 62
are proposed. Traffic Planning staff are of the opinion that uses of this type typically generate a low level of customer
parking demand and that staffing for the facility will be minimal. Based on the anticipated parking demand, Traffic
Planning staff believe that the proposed parking ratio of 0.55 spaces/100 mē (1,076 sq. ft.) is more than adequate for the
proposed mini-warehouse development on Parcel 'A'. The applicant will be required to address City requirements with
respect to grading, asphalting, and delineating the proposed internal vehicular circulation driveway as part of the Site Plan
Control process (ExhibitsNos.5and5a).
Development Engineering Services staff of the Works and Emergency Services Department have no objection to the
requested amendments. The developer will be financially responsible for all work within the road allowance including any
costs arising from the relocation and removal of existing services and utilities. The developer will be required to apply to
the Works and Emergency Services Department for the installation of the service connections within the road allowance,
along with a plan showing the proposed connections.
Works and Emergency Services Department records show that there are easements for oil pipelines running adjacent to
Kelfield Street and the applicant will be required to contact the respective oil companies for any necessary approval and/or
clearances with respect to the proposed driveway crossings.
At the time of preparation of this report, the environmental report submitted in support of the subject application was under
review by the Environmental Engineering Section of the Works and Emergency Services Department (Exhibits Nos. 6 and
6a).
Community Planning staff recommend that, prior to passing by-laws related to the proposed Official Plan and Zoning Code
amendments, confirmation be provided by Works and Emergency Services staff that any environmental issues have been
satisfactorily addressed and clearances from the respective oil companies obtained.
The Ministry of Transportation (MTO) has advised that they have no objection in principle to the proposed rezoning,
subject to the applicant obtaining all necessary permits from the MTO prior to any development of the subject lands
(Exhibit No. 7).
Toronto Hydro Electric Commission has advised that it has no objection to the proposed amendments. As part of the Site
Plan Control process, the applicant will be required to address matters set out in Exhibit No. 8 of this report.
Bell Canada has advised that the owner will be required to grant any easements that may be required for
telecommunication services. As part of the Site Plan Control process, the applicant will be required to address the
requirements set out in Exhibit No. 9 of this report.
Parkland Contribution:
As the proposed mini-storage warehouse facility exceeds 929 mē (10,000 sq. ft.) in gross floor area, the payment of 2
percent cash-in-lieu of parkland contribution would be required, prior to the issuance of any building permit(s).
Conclusion:
The subject property is composed of surplus Ontario Hydro land that is surrounded by lands that are designated for
industrial purposes. Planning staff have evaluated the proposed amendments within the context of Official Plan policies
and are of the opinion that the proposed industrial development would be appropriate, subject to the following conditions
to approval.
Conditions to Approval:
(1)Prior to the enactment of the Official Plan Amendment and Zoning By-law, confirmation be received from Works and
Emergency Services staff that any environmental issues have been satisfactorily addressed, and that clearance be obtained
from the respective oil companies regarding the proposed driveway crossings.
(2)Fulfillment of the following conditions prior to the enactment of an amending by-law:
(i)Receipt of satisfactory comments from Parks and Recreation Services.
(ii)Confirmation that the Committee of Adjustment has given consent to create development Parcel 'A' and that any
conditions to approval have been fulfilled.
(3)The amending by-law shall rezone the subject lands from Utility (U) to Class 1 Industrial (I.C1), subject to the
following provisions:
(i)Development of Parcels 'A' and 'B' shall be in accordance with the Class 1 Industrial (I.C1) provisions of the Etobicoke
Zoning Code.
(ii)Notwithstanding Sections 3. (i) of the by-law and 320-18 F. (2) of the Etobicoke Zoning Code, a minimum of 62
parking spaces, including at least one handicapped space located as close to the principal office building entrance, shall be
provided on Parcel 'A' if the lands are developed for mini-storage warehouse purposes.
(iii)Notwithstanding Sections 3. (i) of the by-law and 304-36 D. (1) of the Etobicoke Zoning Code, Building 7 as
depicted on Schedule 'B' of this by-law shall maintain a minimum setback of 1 metre from the northerly side property line.
(iv)Notwithstanding Sections 3. (i) of the by-law and 304-36 H. (1) of the Etobicoke Zoning Code, no off-street loading
spaces are required for mini-storage warehouse buildings constructed on Parcels 'A' or 'B'.
4.Further detailed consideration of the proposed development under the Site Plan Control provisions to include, inter
alia, the signing of a Site Control Agreement and payment of financial guarantee and applicable development charges and
cash-in-lieu of parkland.
Contact Name:
Brian van den Brink, Planner, Community Planning, West District
Telephone: (416)394-8239; Fax: (416)394-6063
(A copy of Exhibits Nos. 4-9, referred to in the foregoing report, was forwarded to all Members of Council with the agenda
for the Etobicoke Community Council meeting of July15,1999, and a copy of each is on file in the office of the City Clerk.)