home
***
CD-ROM
|
disk
|
FTP
|
other
***
search
/
Software Vault: The Gold Collection
/
Software Vault - The Gold Collection (American Databankers) (1993).ISO
/
cdr11
/
neiss.zip
/
R11
< prev
next >
Wrap
Text File
|
1993-06-13
|
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).