High Voltage Shareware/high1.zip/high1/DIR15/NEISS.ZIP/R11

Text File | 1993-03-04 | 8KB | 190 lines

SECTION 4:  SUB AREAS

The large and amorphous nature of the study area becomes more
understandable when broken down into more recognizable
elements.  The existing configuration of roads and highways
has defined three distinguishable sub areas which have their
own characteristics and clear boundaries (see Map #2).

Area 1 Airport Business Park

Area 2 Rexdale/Highway 27
       2A - Haas Road
       2B - Rexdale Blvd.

Area 3 Albion/Finch


AIRPORT BUSINESS PARK - AREA 1

   ■      The area is dominated by two major influences:

     (i)  the economic force of Pearson International Airport
          (Ontario's largest private sector employer);

     (ii) the concentration of transportation infrastructure.

   ■      Geographically, this sub-area is bordered by a
          triangle of highways (#401, #427 and #409).  It
          benefits from extremely high accessibility and
          exposure to these super highways and is also served
          by an arterial system which connects to other areas
          of Etobicoke.  In many respects, this is the Gateway
          to North Etobicoke.

   ■      The most intensive land development and highest use
          of lands has occurred here, and it contains this
          highest level of employment.  This area will
          continue to benefit from redevelopment of
          underdeveloped lands concentrated in a major block
          of 55 acres located at Martingrove/Dixon.

   ■      The area also contains the greatest mix of
          supporting amenities, e.g. warehousing, hotels,
          conference centre, restaurants and a golf course.

   ■      The building stock centred on Dixon Road west of
          Hwy. 27 is characterized as generally up-to-date in
          terms of design and function.  Lands to the east are
          much less intensively developed and building stock
          is older, and there are a significant number of
          large sites that are under-utilized.

   ■      New office developments contain 800,000 s.f. of
          rental space.  There is capability  within the area
          to develop more office space.  Infrastructure
          capacity, local amenities and improved
          transportation through rapid transit will support
          expansion.

   ■      This area will benefit from proposed expansion to
          Pearson International Airport and rapid transit
          lines to the airport.

   ■      Etobicoke benefits from over 2,000 jobs resulting
          directly from Pearson Airport, e.g. hospitality,
          catering, car rentals, etc.

Hospitality Industry

   ■      Unique to this area is a hotel network comprising
          approximately 5,800 total rooms (full-service and
          all-suite) in all market levels.  This compares with
          a total for all other Metropolitan Toronto
          (excluding Downtown Toronto) peripheral markets, of
          ±6,500 rooms of all types.  This concentration is
          due to proximity to the Pearson International
          Airport, and is unparalleled in the rest of Canada.

   ■      Hotels are the largest tax contributors in
          Etobicoke, with $20 million annually.

   ■      Employment in the hotel sector is currently
          estimated at ±4,900 direct employees.  The high
          impact of hospitality generates demand for many
          secondary industries, e.g. restaurants, services and
          suppliers.

   ■      The hotels are currently a distressed market,
          performing at occupancy levels and room rates that
          are not profitable.  This has been brought about by
          a combination of over-development and drop in demand
          due to the economy.

Employment Summary

   ■      Business employment includes 2 of the largest single
          industrial employers in Etobicoke.  It is very
          diverse in its make-up, with high-tech
          manufacturers, communications, services, food
          products and hospitality:

          Industrial and business           14,100
          Hospitality                        4,900  ______
          Total                                     19,000


REXDALE/HWY. 27 - AREA 2

   ■      Lying between Highway #409 and Rexdale Boulevard,
          this area contains the bulk of Etobicoke warehousing
          and much of its older heavy industry with growth
          centred on the CNR line (which now is a significant
          commuter rail corridor).  Developed in the 1950's
          and 1960's, much of the building stock no longer
          meets the requirements of current industry or any
          other user.  Typically, the buildings/structures are
          restricted by low ceilings, poor ventilation and
          age.

   ■      The Rexdale Boulevard/Martingrove area is currently
          losing long-established manufacturing, and has a
          high vacancy rate of lands for lease and sale.  It
          is unable, however, to respond effectively to market
          pressures which would rejuvenate it with
          retail/warehouse uses.

   ■      There are over 575,000 s.f. of vacant industrial
          buildings on Rexdale Boulevard, between Martingrove
          and Hwy. 27.

   ■      The area also contains parcels of large and
          strategically located lands that will be attractive
          for non-industrial redevelopment, which could
          support a wide variety of non-industrial uses in the
          long-term (see Map #4).

   ■      This area is the second largest employer, with
          approximately 12,000 jobs, but notably has switched
          positions with the Airport area since the last
          survey (1986).

   ■      Sub Area 2A - Haas Road:  This area contains a
          unique stock of small scale buildings of 3,000 to
          10,000 s.f. which have appeal to locally-based small
          users.  The area contains many businesses that
          service and support larger-scale industry.

   ■      Sub Area 2B - Rexdale Boulevard:  These lands
          fronting on the arterial roads are successfully
          transforming into an automotive-oriented retail and
          service area notwithstanding (and to a degree, in
          spite of) existing land use policy and controls.
          This is one of the few growth scenarios in North
          Etobicoke, and its success as a destination retail
          area is due to the great accessibility and exposure
          provided by the arterial roads.  This transitional
          area requires support and revitalization through
          changes in land use policy.

ALBION/FINCH - AREA 3

   ■      This area occupies the northern extremity of the
          study area and is bounded by Highway #427 and
          Steeles Avenue (Metropolitan Toronto boundaries to
          Mississauga and Vaughan).  This is the most recently
          developed of the three sectors and contains many
          landlord-owned/tenant-occupied investment
          properties, industrial condominiums and generally
          newer, more technically-modern buildings.

   ■      As a peripheral area, however, it lacks amenity
          support, such as hotels, restaurants, etc.  Some
          major developers still have undeveloped fully
          serviced lands (up to 20 acres).  There are two
          tracts in excess of 20 acres, but there is no market
          pressure to develop these lands.

   ■      In current markets, landlords have been reducing
          rents to retain existing tenants as an off-set
          against lower tax structures in Mississauga and
          Vaughan.  A notable recent industrial loss is
          Kelloggs, which has vacated 350,000 s.f. on 63 acres
          of contiguous land on Finch Avenue.

   ■      Employment is the least of the three areas,
          supporting approximately 6,000 jobs (including
          Humber College's 1,200 employees).