Software Vault: The Gold Collection/Software Vault - The Gold Collection (American Databankers) (1993).ISO/cdr11/neiss.zip/R4

Text File | 1993-06-13 | 10KB | 196 lines

SECTION 2  -  PLANNING

A number of Planning Recommendations have been formulated which
will assist in stabilizing the decline of the North Etobicoke
Industrial Area, and provide for proactive redevelopment
opportunities.

1.  Amend the Zoning Code to permit an ancillary 15% Retail
Component for all I.C1 and I.C2 lands to stimulate retail
activity and provide 'value added'.  This recommendation will
provide for limited as-of-right zoning on the majority of the
industrial area (I.C3 lands which are heavy industrial are not
included).  It provides for an additional use which is currently
not permitted and which would normally require a rezoning.  It
is considered that this permission will assist in strengthening
certain businesses, especially the smaller scale operations.
Due to the small scale, it is not considered that this
recommendation will have a negative impact on the existing and
planned retail commercial hierarchy (see Pg.  22).

2.  Although the new Official Plan requires the preparation of a
secondary plan for the Airport Area, it can be argued, based on
the level of current development, that sufficient planning study
and infrastructure improvements have already occurred in this
area to provide for a high quality centre.  Additional
improvements will be studied as part of the current Highway #27
review (see Pg.  36), and the study of possible rapid transit
connections to the Airport.

From our experience, it is apparent that the planning for higher
order uses, such as hotels and major office facilities primarily
along Dixon Road has provided a framework for future
redevelopment opportunities.  This has occurred over an extended
period of time and has resulted in the establishment of a
centre.  Although a secondary plan might be useful fro a
housekeeping exercise, it is not considered essential.  More
importantly, an immediate rezoning of the majority of lands to
I.C1 will provide for as-of-right zoning and possible
redevelopment, without the delay and cost of a potentially
lengthy study with marginal benefits.

Amend the Official Plan by deleting the requirement for the
preparation of a secondary plan for the "Airport Office Park
Primary Centre" (see Map #4).  Amend the Zoning Code by rezoning
all lands within the Highway #401, #427, #409 area to I.C.1.
Identify a potential road network as part of the Highway #27
Review and opportunities for the potential redevelopment of the
"superblock" (lands located between Highway #27, Dixon Road,
Highway #409 and Martingrove Road).  In assessing redevelopment
opportunities in the "Airport Office Park Primary Centre", it is
evident that most of this area is not zoned for prestigious
office or business uses.

The "superblock" which is located east of Highway #27, north of
Dixon Road, south of Highway #409, and west of Martingrove Road
should be studied as part of the Highway #27 Review.
Improvements to the road network into this area should stimulate
large scale redevelopment opportunities which is deemed to be
beneficial.

3.  Amend the Official Plan and Zoning Code for the Rexdale
Boulevard "strip" to permit a variety of Highway Commercial
users (see Map #4).  The lands with frontages on both sides of
Rexdale Boulevard between the two north/south Hydro corridors
have an assortment of industrial and highway commercial uses.
It has been determined that the long-term viability of
industrial use of these lands is limited.  In recognition of the
emerging highway commercial uses, particularly automotive, it is
considered appropriate to provide for additional as-of-right
opportunities, particularly for car dealerships and related
automotive type uses.

4.  Amend the Official Plan and Zoning Code to permit up to 100%
retail warehouse use for certain lands fronting on Martingrove
Road and Dixon Road (see Map #4).  Retail warehouse use would be
permissible subject to a Holding By-law and the preparation of
an Economic Benefit Analysis.  In conjunction with the retail
warehouse study being conducted in-house with the Planning
Department, an assessment was made of potential locations within
the industrial area which could support large scale retail
warehouse uses (see Pg.  22).  It was determined that potential
existed on both sides of Martingrove Road south of Rexdale
Boulevard to Dixon Road, and westerly along both sides of Dixon
Road to the Hydro corridor.  In particular, retail warehouse
activities associated with construction or home renovation have
been anticipated in the context of the existing land use
pattern, proximity to residential areas, and compatibility with
existing industrial uses.

It was considered that this proposed area should be considered
on a trial basis using a holding zone technique.

From our discussions with municipal staff of other cities, we
have determined that holding zone provisions can be used
effectively as a planning tool in broadening the uses of
industrial lands.  The zoning for retail warehouse uses would
not be automatic, but would be contingent upon Council lifting a
holding zone after certain studies were completed to the
satisfaction of Cou2ncil.  Two specific areas of concern include
traffic impact and an economic benefit analysis.  The specifics
of these studies and the actual wording of the holding by-law
can be articulated through the completion of the Retail
Warehouse Study.  The proposed study area was considered to have
the right combination of land use characteristics, locational
advantages, and impact on industrial uses to warrant this test
case zoning.

5.  Amend the Zoning Code by repealing the "Gasoline By-law"
(11,709) for most lands.  The "gasoline by-law" is a second
zoning by-law which overlays the existing industrial zoning
categories, and essentially adds additional zoning controls with
respect to automotive commercial uses.  As such, virtually every
application for automotive uses requires a full zoning process,
even though the use is normally permitted by the underlying
by-law.  Subject to specific exceptions or circumstances
currently being studied by planning staff, it is considered
appropriate to delete the gasoline by- law from the majority of
the industrial lands.  This action will eliminate unnecessary
zoning duplication and provide for more as-of-right development
opportunities without compromising the integrity of the base
zoning.


6.  Amend the Official Plan to provide for Special
Intensification Designations (see Map #3).  A number of key
sites currently designated for industrial use have been
identified as having significant non-industrial redevelopment
opportunities.  This is due to their locational attributes, the
loss of historic manufacturing industry, infrastructure
characteristics, and compatibility with surrounding
non-industrial uses.  It is intended that these sites be
identified in the Official Plan for potential redevelopment
subject to further study.  Various future studies would
determine the ultimate land uses, densities, and development
parameters subject to site specific review.  It is probable that
the majority of these lands will redevelop for mixed use
including commercial and residential.

(i) Sears/Ivanhoe: There is a need to study both sites
comprehensively.  Mixed use development under a Master Plan
would be appropriate with the density and mix to be determined
by supporting studies;

(ii) Ontario Jockey Club Lands: There is a sizable amount of
vacant land associated with the Woodbine Race Track facility.
It is recommended that this site be supported for comprehensive
development.  The predominant non- industrial uses should be of
a scale and character that is consistent with this unique
entertainment/ sporting destination;

(iii) Dixon/Martingrove: As previously indicated, there is a
"superblock" which is currently under-utilized and which has the
potential to redevelop as a comprehensive
industrial/commercial/retail mix around a new road plan;

(iv) Kelloggs: This site should remain primarily industrial
although professional offices are presently a permitted use.
The property should likely be subdivided to provide for a more
realistic development scenario;

(v) Woodbine/Cadmark lands: This area was identified for
industrial and commercial uses in the "Rexdale Boulevard/Highway
27 Centre Secondary Plan".  Given the surrounding land uses such
as the Woodbine Shopping Centre, Humber College, Etobicoke
General Hospital and the Humber Valley, consideration should be
given to redesignate the area for medium and high density
residential use;

(vi) Miscellaneous: There are other remnant industrial sites
which are smaller in size than those noted above, and which may
be appropriate for redevelopment to non- industrial use on a
site specific basis.  The policies in the new Official Plan
which guide such development should be used to assess individual
rezonings at peripheral areas, particularly those abutting other
non-industrial uses such as residential, commercial,
institutional or open space.

7.  Amend the Zoning Code to broaden the industrial definitions
to include remanufacturing, recycling, biomedical labs, and
energy co-generation facilities, and their ancillary activities.
Set out areas for acceptable recycling facilities on I.C2 and
I.C3 lands.  The definition for industrial uses in the Zoning
Code should be made more flexible to take into account emerging
new uses and terms.  Recycling facilities should be permitted
uses throughout the I.C.2 and I.C.3 areas.

The above recommendations should be implemented as soon as
possible in order to provide for an immediate proactive response
to assist in the revitalization and redevelopment of the North
Etobicoke Industrial Area.

It is our overriding recommendation that Council set for itself
an action deadline of 120 days for all items in Section 1
Economic Development and Section 2 Planning.