A North York property located less than a kilometre from the Highway 400-401 interchange presents users/investors with diverse opportunities for commercial redevelopment or reuse. Situated at the southwest corner of Jane Street and Beverley Hills Drive, the 3.15-acre property at 2090 Jane Street is currently improved with a 22,000 ft² former Seneca College campus. Having 625 feet of exposure on Highway 401, the site presents a rare opportunity to secure a high-visibility location in the City of Toronto.
The existing building includes a large shop area with 23-foot ceiling heights, classrooms and laboratory spaces ideal for educational or institutional groups requiring flexible program space. The property also includes a paved surface parking lot providing spaces for 115 vehicles.
City of Toronto Zoning By-Law
The subject property is currently zoned MC(H) Industrial Commercial under the existing zoning bylaw North York 7625, which permits a wide range of higher value land uses, including adult education school, banquet hall, college, commercial recreation, commercial school, community centre, fitness centre, funeral establishment, hotel, restaurant, motor vehicle dealership, service station, public self-storage warehouse, retail store as well as office, manufacturing, warehousing and transportation terminal.
Some of the uses permitted under the MC(H) zoning, but not permitted under OPA 231 are: adult education school, banquet hall, college, commercial school, community centre and motor vehicle dealership. The bylaw does not limit the maximum allowable height on the site.
Notwithstanding the general provisions of the "MC" zone, the Holding (H) provision applies restrictions to the amount of floor area for retail stores, personal service shops and office uses. These uses are restricted to the lesser of 5,000 m² Gross Floor Area (GFA) or 0.5 FSI.
City of Toronto Official Plan & OPA 231
The site is currently designated as a 'Mixed Use Area'. The Official Plan requires that developments in Mixed Use Areas aim to create a balance of commercial, residential, and institutional spaces thereby reducing automobile dependence while new buildings should provide appropriate transitions between different development densities. Large scale, stand-alone retail stores (eg: big-box developments) are allowed only through a Zoning Amendment.
City of Toronto Official Plan Amendment 231 (OPA 231) re-designates the Land Use designation of the subject site from Mixed-Use to General Employment Area. Appeals of OPA 231 are still before the Local Planning Appeal Tribunal (LPAT, former Ontario Municipal Board). Since OPA 231 is still under appeal, the previous OP Mixed-use designation is still in force, pending the outcomes of the appeal proceedings.
The Mixed-Use designation permits a broad range of commercial, residential and institutional uses.
The General Employment Area designation outlined in OPA 231 permits a range of commercial, office, and other employment uses, as well as permitted uses that existed at the time of its enacting. The General Employment Area designation does not permit residential uses.
Permitted uses under the OPA 231 General Employment area designation are as follows: Retail and service uses Fitness Centres, Ice Arenas, Manufacturing, Warehousing, Wholesaling, Transportation Facilities Offices, Research and Development Facilities, Utilities, Industrial Trade Schools, Media Facilities Vertical Agriculture, Hotels, parks, and catering facilities.
Ontario Ministry of Transportation Setback Requirements
Since the southern frontage of the site is adjacent to Highway 401, which is a provincial highway, a setback is required to protect the Highway corridor from encroachment. The required setback per the Ontario Ministry of Transportation (MTO) is 14 metres (measured from the mutual property line). This setback requirement is taken from MTO's Building and Land Use Policy document dated June 2009, which provides the setback requirement and other guidelines related to developing lots adjacent to highways.
2090 Jane Street is easily visible from vehicles travelling Highway 401, North America's busiest thoroughfare. The location is also only a few minutes' drive away from Humber River Hospital, Downsview Park and Yorkdale Shopping Centre.
Public transit options in the area include Wilson and Yorkdale subway stations, local TTC bus routes and the Weston GO/UP Express Station, which enhances connectivity to both Pearson International Airport and Union Station.
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