Finch Avenue West Light Rail Transit Corridor Profile

FinchAvenue West Light Rail Transit Corridor Profile This profile was prepared by Toronto City Planning in June 2015. Table of Contents

Introduction 1-8 Context 1 Profile Contents 1-2 The Finch Corridor 2-5 Corridor Population 6-8 & Employment Trends

Segment Profiles 9-56 Segment 1 9-14 Segment 2 15-20 Segment 3 21-26 Segment 4 27-32 Segment 5 33-38 Segment 6 39-44 Segment 7 45-50 Segment 8 51-56

Appendices A - Determining Boundaries B - Neighbourhood Improvement Areas C - Data Sources & Notes Introduction

Finch Avenue West

Sheppard Avenue West

Highway 400

Highway 27 Highway Highway 401

Yonge Street

The Context Profile Contents This Profile was undertaken in This Profile provides information consideration of committed about the existing conditions and investment in rapid transit along recent changes throughout the Eglinton the Finch Avenue West corridor, corridor. Specifically, the profile roughly between Keele Street in discusses: the east and Humber College in the west. Metrolinx is funding the - who lives along the corridor design and construction of a Light - what jobs exist along the corridor; Rail Transit (LRT) line that will run and along Finch Avenue West between - trends in each. these easterly and westerly limits

(see map). Keele The Profile is intended to act as a research tool and input into future This Profile focuses on the existing planning along the corridor, to demographic, employment, and help leverage investment in the Location physical conditions of the corridor. new light rail transit infrastructure. Dundas The Finch Avenue This Profile presents the corridor Hence, it is intended as ‘the facts’, West Corridor is in eight segments based on a with limited interpretation of them. located in northwest number of criteria (see appendix The contents of the Profile include Toronto. The corridor maps and diagrams used in follows the planned for rationale). Findings contribute Light Rail Transit (LRT) to a better understanding of city planning and urban design line roughly from the corridor and the many research. The following is a basic Keele Street in the communities along it. explanation of some of them: east, to Humber College in the west.

Finch Avenue West Corridor Profile 1 June 2015 The Finch Corridor

Parcel fabric: ‘parcels’ are The Finch LRT corridor is individual lots or property, such as approximately 11km in length. the land that a single family house Finch Avenue West bisects two may sit on, or the lands occupied of Toronto’s significant natural by a shopping mall. The ‘fabric’ resources: the Black Creek Valley, of parcels is the patchwork that and the Humber River Valley. they create when looked at over a These natural areas are assets for large amount of space. local communities and the city at large. Figure ground: A figure ground map depicts only the built Finch Avenue West can be environment, which includes all defined by a series of nodal buildings, and is a useful tool for land uses and built form, with understanding the relationship concentrations of retail uses at between built and unbuilt space. Jane Street, Weston Road, and Built space is depicted in black, Kipling Avenue/Albion Road. unbuilt space is shown as white. Similarly, there are concentrations Lawrence of tall buildings (mainly residential Interface: An ‘interface’ map apartments with rental tenure) depicts the interfacing of Finch Brimley just north of Finch Avenue West Eglinton Avenue West with its surrounding along Kipling Avenue, Weston context. The interface is the Road, around Jane Street, and in edges of the public space along other pockets spread throughout the corridor, and its surrounding the corridor. Low-rise residential context. Generally, a more neighbourhoods make up a large ‘active’ interface consisting of portion of the geography of the main doors and windows makes corridor as well. for a more vibrant, inviting, and pedestrian-friendly avenue Finch Avenue West is an important (people come and go, and can place of employment with office, see onto the street from buildings). retail, and institutional uses located This type of interface also serves along the corridor. Many jobs are Dundas to animate the street, and helps located in three main Employment to make it safer. Conversely, Areas along the corridor (at Keele an interface of blank walls and Street, Weston Road/Highway opaque fencing has the effect 400, and northwest of Finch of creating a more sterlile and and Highway 27). These areas isolating street environment. contain a large proportion of manufacturing, warehousing, and office uses. Overall, Finch Avenue West contains almost 3% of the

Finch Avenue West Corridor Profile 2 June 2015 Finch 11km corridor 2,454 hectares Corridor length

Islington Avenue

Highway 27

2 3 Finch Avenue West 4 1

Albion Road

Kipling Avenue

Weston Road

Segment # 2 LRT stop*

LRT route Subway Rail corridor Highway Major street 38,322 111,359 jobs people Designated open space * hollow circle indicates potential LRT stop

Finch Avenue West Corridor Profile 3 June 2015 2 44,000 15+ ravines daily ridership malls & Finch bus plazas (#36)

5 6 7 8 4 Finch Avenue West

Jane Street Highway 400 Weston Road Sheppard Avenue West Keele Street

7 4 3 neighbourhood post-secondary council improvement institutions wards areas

Finch Avenue West Corridor Profile 4 June 2015 city’s total employment. Along its length, Finch Avenue West is a wide arterial road with A number of the city’s large post- a planned 36 metre right-of-way, seconday educational institutions and has a largely semi-urban feel. are along, or are relatively close Buildings often have generous to, Finch Avenue West. These setbacks from the street, with include York University (whose many parcels reverse-lotted to Keele Campus is located north of Finch itself. The impact on the the corridor between Jane and public realm is many opaque Keele Streets), Humber College, fences fronting on the street. The University of Guelph at This interface, combined with Humber, and Seneca College’s large swaths of wide landscaped Yorkgate Campus. In addition, the buffers, and parking lots, results Humber River Regional Hospital in a more inactive and lesser is anticipated to be repurposed animated avenue experience. in late 2015 near the LRT line and Highway 400. Private automobile usage is high along Finch Avenue West, and Population diversity is a defining is reflected in the data on work- characteristic of the corridor. The commute-modal-share. Car most recent census data show dominance along the corridor is that 61% of the population are supported by existing street and immigrants to Canada, compared block patterns, a circuitous road to 49% for the city as a whole. The network, poor quality pedestrian corridor also tends to be younger and active transportation than the rest of the city, with a environment, and a lack of high proportion of persons under pedestrian connections. The nodal 19 years of age. layout, and physical distance between destinations may also Today, Finch Avenue West has account for high rates of car higher than average socio- usage. economic needs. Seven of Toronto’s Neighbourhood Improvement Areas (NIAs) cover most of this Profile’s study area. NIAs are areas which fall below the Neighbourhood Equity Score. For more information about NIAs, see Appendix B.

Finch Avenue West Corridor Profile 5 June 2015 Corridor Population & Employment Trends The population of the city of to Canada, and also tends to be Toronto increased fairly consistently younger than that of the city, with over the last two census periods at a higher proportion of people rates close to 5% (between each under 19 years of age. 65 census). This differs from the Finch 2600 Apartment corridor;People the population of<5 which Storeys Over the last two census periods, Single Detached 8.4% 0.0% & Jobs has fluctuated over the same the number 2450of jobs increased(vs 0.6% city) (vs 3.0% city)

time periods. Between 2001 andor along the corridor, and at rates 55 d ri 2006, the population of the Finchr C well above that of the city. o ity corridor dropped by 4.7%, butC then BetweenSemi-Detached 20062300 and 2011, the recovered between 2006 and number of jobs along the Finch People 45 2011 via an increaseApartment of 7.1%. The corridor increased by 6.8%, >5 Storeys 2150 population of the corridor consists Rowwhereas House the city as a whole of a high proportion of immigrants saw an increase less than half 35 Apt. Detached Duplex 2000 2001 2006 2011 2001 2006 2011

city total 75,100:2011 (+3.0%) Density (ppl + jobs) over time Housing Type Estab. 72,900:2006 (+0.6%) 72,480:2001

Population Other Jobs100 90000 2600 2600 City 115000 11500065 40000 40000 2600 Manufacturing & Apartment Corridor Corridor Warehousing People <5 Storeys Institutional r Single Detached 8.4% 0.0% 8.4%8.4% 0.0%0.0% 75000 o +7.1% 75+7.1% & Jobs 6.8% 6.8% (vs 0.6% city) (vs 3.0% city) (vs 0.6% city) (vs 3.0% city) id 2450 24502450 (vs 0.6% city) (vs 3.0% city) 107500 r 107500 (vs 4.5% city) 36250(vs 4.5% city) 36250 (vs 3.2% city) (vs 3.2% city) r y o it r C The number of jobs o C 55 3.1% d 3.1% Corridor ri The population of Retail increased over (vs -0.7% city) r City(vs -0.7% city) -4.7% -4.7% o Ci 60000 50 ty 2300 2300 the city increased 100000 (vs 4.9%100000 city) (vs 4.9% city)the32500 2001 and 2011 32500 C Corridor Semi-Detached 2300 over the last two period, though census periods, the proportionPeople of 45 Service 45000 25 Apartment 73.2% 215073.2% 2150 whereas the 92500 92500 full-time28750 jobs78.3% has 77.0%28750 78.3% 77.0% 2150 >5 Storeys Full-time Full-time population of the O ce dropped. Row House corridor fluctuated. Source: Toronto 0 30000 Source: Census 85000 85000 Employment25000 Survey 25000 2000 20002000 2000 2005 2010 35 2001 2006 2011 Apt. Detached2001 Duplex 2006 20012011 2006 2011 2001 20062001 2011 2006 2006 201120112001 20062001 2011 2006 2011 2001 2006 2011

Jobs by sector city total 1,317,300:2011 (+3.2%)city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) city total 75,100:2011 (+3.0%) HH income Pop’n Pop’n TenureJobsJobs Estab. Estab. city total 75,100:2011 (+3.0%) Density (ppl + jobs) over time 1,276,800:2006Housing Type(-0.7%) 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%)Estab. 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 72,480:2001 Age Distribution (2011) Jobs by Sector (2011) 100 100 90000 90000 40 40 Other 100 90000 City City 70 City 65+ Manufacturing & The corridor has r Warehousing 75000 rido 75000 30 30Institutional r 75 75 or 75000 a high proportion o 75 C id 60 Corridor 55-64 0-19 r of jobs in the r y oCorridor it Corridor The corridor tends intro - 2 of 2 C Cit Corridor institutional, Corridorand C City City to have a younder y Corridor Retail 50 City 60000 60000 manufacturing20 20 50 Corridor Corridor population than the 60000 City City 50 Corridor 50 and warehousing rest of the city,City with sectors, compared a high proportion 25 25 45000 45000 with10 the city as a 10 Service of the population 45000 25 40 whole. under 19 years of 20-34 Source: Toronto O ce age. 35-54 Employment Survey 0 0 30000 30000 0 0 0 Source: Census 2000 200530000 20002010 2005 20102000 2005 20002010 2005 2010 2001 2006 20012011 2006 2011 30 2000 2005 2010 2001 2006 2011 2001 2006 2011

HH income HH income Prop Low income Prop Low incomeJobs by sector Tenure Tenure HH income Tenure Immigration Age Distribution

Finch Avenue West Corridor Profile 6 June 2015 70 70 Active Active 70 65+ or or idor 60 60 Corridor Corridorid id orr Corridorrr rr C 0-19 60 o 55-64 o Finch 1 of 2 Finch 1 of 2 C C Driver Driver Transit ty Transit ty intro - 2 of 2 i i Cit C C y 50 50 City City 50 City

40 40 40 20-34 35-54 Passenger Passenger 30 30 2001 2006 30 20012011 2006 2011 2001 2006 2011

Immigration Immigration Modal Split Modal Split Immigration Age Distribution Density (People & Jobs / Hectare) (2011) that rate at 3.2%. The increase 65 2600 along the corridor is attributable Apartment People <5 Storeys Single Detached 8.4% 0.0% mainly to the institutional sector. & Jobs 2450 (vs 0.6% city) (vs 3.0% city) However, the proportion of full r The density of 55 o id time jobs decreased over the r the corridor has r C o ity same time period, from 78.3% to fluctuated (due C Semi-Detached 2300 73.2%. Compared with the city, to population fluctuation). People the corridor has proportionately 45 Apartment Source: calculated 2150 more jobs in manufacturing >5 Storeys using Census & Row House and warehousing, and in the Toronto Employment institutional sectors, and less in the Survey 35 Apt. Detached Duplex 2000 2001 2006 2011 office sector. The total number 2001 2006 2011

of establishments has remained city total 75,100:2011 (+3.0%) Density (ppl + jobs) over time Housing Type Estab. around 2500 from 2001-2011. 72,900:2006 (+0.6%) 72,480:2001 Housing Type (2011) 2600 Other 100 115000 Put together, the number 40000of65 900002600 Apartment City people and number of jobs form PeopleCorridor <5 Storeys Manufacturing & Single Detached 8.4% 0.0% & Jobs 8.4% 0.0% Warehousing the density of+7.1% the corridor. There 6.8% Institutional r (vs 0.6% city) (vs 3.0% city) 750002450 (vs 0.6% city) (vs 3.0% city) 2450 o 75 107500 36250 The corridor’s id were about(vs 4.5%61.0 city) people and jobs (vs 3.2% city) r r 55 housing mix is similar o r ty id o i 3.1% r C C per hectare along the corridor to that of the city, r C Corridor -4.7% (vs -0.7% city) o ity Retail City 2300 C Semi-Detached 2300 50 100000 in(vs 2011, 4.9% city) which is a slight increase32500 though with a higher 60000 Corridor from 2001, when the density was proportion row house units,People and about 58.7. 45 Apartment apartment73.2% units 2150 2150 Service 25 92500 28750 78.3% 77.0% >545000 Storeys in buildingsFull-time over 5 Row House Private household income is below storeys. O ce Source: Census 2000 85000 the city average, with the25000 gap35 300002000 Apt. Detached Duplex 0 2001 2006 2011 2001 2006 2011 2001 2006 2011 2001widening 2006 between 2011 the 2000 and2001 2001 2006 2006 20112011 2000 2005 2010

2010 period. Despite the increasing city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Jobs by citysector total 75,100:2011 (+3.0%) Pop’n Density (ppl Jobs+ jobs) over time HousingEstab.HH income Type Estab. Tenure gap, the proportion of low income 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 72,480:2001 72,480:2001 households is declining faster than Tenure (Ownership) Other 100 90000 the city average. 9000040 100 City City 70 Manufacturing & Warehousing 65+ Home ownership rates are just Institutional r 75000 7500030 75 o 75 or id rid r or below the city average. The city r y Corridor C 0-19 60 o it 55-64 Corridor C C trend toward a higherCorridor proportion Corridor intro - 2 of 2 RetailCity Cit City 50 50 y 60000 of ownership was mirrored6000020 by the Home ownershipCity Corridor Corridor corridor from 2001-2011. rates are above 50 that of the city, but City 25 Service 45000 4500010 declining, unlike the 25 The average area worker other areas of the 40 corridor. O ce 20-34 commutes to work via personal 35-54 30000 0 Source: Census 0 0 automobile, with more than30000 58% 2001 2006 2011 2000 2005 2010 20002000 2005 2005 20102010 2001 2006 2011 of commuters driving to work via 30 2001 2006 2011 personal automobile. A further 34% Jobs by sector HH income Prop Low income Tenure take transit. HH income Tenure Immigration Age Distribution

70 70 Active 65+ idor or orr 60 Corridor id Corridor C 0-19 60 rr 55-64 o Finch 1 of 2 Finch Avenue West Corridor Profile C 7 Driver June 2015 intro - 2 of 2 y Cit Transit it y C 50 50 City City

40 40 20-34 35-54 Passenger 30 2001 2006 2011 30 2001 2006 2011

Immigration Modal Split Immigration Age Distribution 2600 2600 115000 115000 40000 40000 2600 115000 115000 40000 40000 2600 Corridor Corridor Corridor Corridor 8.4% 0.0% 8.4% 0.0% +7.1% 6.8% 8.4% 0.0% +7.1% 6.8% 2450 (vs 0.6%8.4% city)2450 (vs 3.0%0.0% city) (vs 0.6% city) (vs 3.0% city) 107500 107500 +7.1% 36250(vs 4.5%+7.1% city) 36250 6.8% (vs 3.2%6.8% city) (vs 0.6% city) (vs 3.0% city) 107500 (vs 4.5% city) 36250 (vs 3.2% city) 2450 (vs 0.6% 2450city) (vs 3.0% city) 107500 (vs 4.5% city) 36250(vs 4.5% city) (vs 3.2% city) (vs 3.2% city) 3.1% 3.1% 3.1% 3.1% -4.7% -4.7% (vs -0.7% city) (vs -0.7% city) (vs -0.7% city) 2300 100000 100000-4.7% (vs 4.9%-4.7% city)32500 (vs -0.7%32500 city) 2300 (vs 4.9% city) 2300 2300 100000 (vs 4.9%100000 city) (vs 4.9% city)32500 32500

73.2% 2150 73.2% 2150 92500 92500 28750 77.0%28750 78.3% 77.0% 73.2% 92500 78.3% 28750 73.2% 77.0% 2150 Full-time 2150 92500 28750 78.3% 77.0% 78.3%Full-time Full-time Full-time

85000 85000 25000 25000 2000 2000 85000 25000 2000 2001 2006 2000 20012011 2006 2011 85000 2001 2006 20012011 2006 25000 20112001 2006 20012011 2006 2011 2001 2006 2011 2001 2006 20012011 2006 20112001 2006 20012011 2006 20112001 2006 2011

city total 1,317,300:2011 (+3.2%) city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) city total 75,100:2011 (+3.0%) Pop’n Pop’n Jobs Jobs city total 1,317,300:2011Estab. (+3.2%) Estab. city total1,276,800:2006 1,317,300:2011 (-0.7%) (+3.2%) 1,276,800:2006 (-0.7%) city total72,900:2006 75,100:2011 (+0.6%) (+3.0%) city total72,900:2006 75,100:2011 (+0.6%) (+3.0%) Pop’n Pop’n Jobs Jobs 1,276,800:2006Estab. (-0.7%) Estab. 1,276,800:20061,286,340:2001 (-0.7%) 1,286,340:2001 72,900:200672,480:2001 (+0.6%) 72,900:200672,480:2001 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 Private Household Income Proportion Low Income 100 100 90000 90000 40 40 100 90000 90000 City 40 City 40 100 City City

75 75 75000 75000 30 30 75 75000 75000 30 30 75 Corridor Corridor Corridor Corridor Corridor Corridor City City Corridor Corridor 50 50 City City 60000 60000 20 20 City Corridor Corridor 60000 The proportion 20 City 50 50 Corridor Private household 60000 20 City City Corridor income is lower than of low income households was that of the city, with 25 25 45000 45000 10 10 25 the gap widening 45000 45000 similar,10 though 10 25 in the 2000 to 2010 slightly above, the city average. period. 0 30000 30000 0 0 0 Source: Census 30000 Source: Census 0 0 2001 2006 0 20012011 2006 2011 30000 2000 2005 20002010 2005 0 20002010 20052000 2010 2005 2010 2001 2006 2011 2000 20052000 2010 2005 20002010 20052000 2010 2005 2010 2001 2006 2011

HH income HH income Prop Low income Prop Low income Tenure Tenure HH income HH income Prop Low income Prop Low income Tenure Tenure

Immigration Modal Split (2011) 70 70 Active Active 70 70 Active Active

r r Corridor Corridoro do 60 60 id r ri or 60 Corridor Corridorrr do r id 60 o ri o rr Finch 1 of 2 Finch 1 of 2 C r C Driver The majority of o Drivero Finch 1 of 2 Transit ty Transit C ty Driver Finch 1 of 2 C i Driveri y trips to work are C y Transit C t Transit it i C 50 50 C taken by drivingCity to 50 50 City City work in a personalCity The area has a automobile. The rate high proportion 40 40 along the corridor is 40 of immigrants to 40 higher than the city Canada. Source: average. Passenger Passenger Passenger Census. 30 30 Source: CensusPassenger 30 2001 200630 2001 2011 2006 2011 2001 2006 20012011 2006 2011

Immigration Immigration Modal Split Modal Split Immigration Immigration Modal Split Modal Split

Jobs Mfg Retail Service Office Instit Other Total 2001 10685 3935 5042 7163 8149 700 35674 2006 9900 3939 4439 7169 9805 625 35877 2011 7496 3303 4766 8931 13376 450 38322

Employment Establishments Mfg Retail Service Office Instit Other Total 2001 337 508 578 758 148 36 2365 2006 332 570 591 832 178 39 2542 2011 321 528 612 838 206 40 2545

Finch Avenue West Corridor Profile 8 June 2015 Segment 1

Aerial (2013)

Albion Road Kipling Avenue

Carrier Drive

Finch Avenue

Location

Study Segment 1 is located in Etobicoke North (Ward 1), at the farthest western limit of the proposed Finch LRT Corridor. Martin Grove Road The segment is generally bounded by Albion Road to

the north, Humber Highway 27 River to the south, portions of both Humber River Kipling Avenue and Martin Grove Road to the east and Carrier Drive and Humberwood Boulevard to the west.

Finch Avenue West Corridor Profile 9 June 2015 Description The segment area contains a The north and south interface Snapshot mix of land-uses which include along Finch Avenue West consists Population predominantly low-rise residential, primarily of reverse lotted homes, (2011): employment, institutional and a landscaped areas, and surface 15,153 small portion of both apartment parking lots. Due to the large neighbourhood and commercial green buffers in sections of the Size: 495.4 hectares mixed-use. There are several corridor (Highway 27 and Finch schools, institutions, bicycle Avenue), the street condition at Immigrant paths, recreation facilities and certain sections presents a rural population neighbourhood parks in this feel. (2011): 59.4% segment including Humber Education (2011): College (North Campus), the With large green buffers and 49.0% college University of Guelph at Humber, buildings deeply inset from the or university and William Osler Hospital. street edge, portions of the street Private frontage along this segment of Household Housing types within this segment the corridor do not lend itself Income (2010): area consist primarily of single to pedestrian-oriented street $68,021 detached dwellings. However, animation. Tenure (2011): there is a small portion semi- 38.8% rent detached dwellings, row townhouses, and apartment Jobs (2011): buildings. 10,402 Employment Establishments (2011): 401

Unemployment rate (2011): 11.7%

Density (2011): 21.00 jobs & 30.59 people = 51.59 people & jobs/hectare

Snapshot detail sources: Census & Toronto Employment Survey

Finch Avenue West Corridor Profile 10 June 2015 Parcel Fabric

Albion Road Carrier Drive Parcel Fabric

In this segment, the LRT corridor passes by parcels that are mainly small in size. However,

Highway 27 there are a few exceptions,

Islington Avenue including school sites, TCHC properties near Martin Grove Road, Humber College in the southwest, and large Employment District parcels in the northwest. Finch Avenue West

Martin Grove Road Housing Form

Most residential development in the segment was constructed between 1961 and 1990. Low rise housing forms, such as single detached, row, and detached Humber River duplex make up a large portion of housing in the segment. About a fifth of housing is in the form of apartments over 5 storeys.

Private Dwellings by Period of Construction (2011) Housing by Structural Type (2011) Interface (following page) Before 1960 3.6% Single Detached 33.9% In this segment, the LRT corridor There are some exceptions to 1961-1980 49.1% Semi-Detached 3.1% leaves Finch Avenue and this, where landscaping and 1981-1990 26.1% Row House 24.8% heads south along Highway 27 parking lots are the interface. 1991-2000 10.6% Detached Duplex 12.8% to Humber College Boulevard. This is marginally better than 2001-2005 1.3% Apt 5+ storeys 18.7% Along this route, a large portion opaque fencing for creating 2006-2011 0.0% Apt 5- storeys 6.6% of the corridor interface consists street vibrancy, but regardless Other 0.0% of opaque fencing, as a result is not an ideal condition for of housing that backs onto the creating a transit-oriented main route, rather than facing avenue. it. This results in a largely inactive frontage, which limits activity and vibrancy at the street level.

Finch Avenue West Corridor Profile 11 June 2015 Figure Ground

Albion Road Islington Avenue Figure Ground

The figure ground at left depicts areas of detached and semi detached houinsg (smaller black figures), as well as areas where larger industrial buildings are located (the larger black figures, especially in the northwest corner of the segment). Humber College buildings are in the southwest corner of the diagram. Finch Avenue West The large volume of white (unbuilt) space in the diagram is evidence of the large amount

Martin Grove Road of open space, green areas, Highway 27 lawns, and other space in the Humber River segment.

The edges of Finch Avenue West do not stand out clearly in this diagram, which emphasizes the lack of street-wall along the corridor in this segment.

Finch Avenue Interface

Humber College Blvd Finch Avenue

Highway 27

Martin Grove Road

doors & windows windows only landscaping better see-through fence parking lot opaque fence blank wall

Finch Avenue West Corridor Profile 12 June 2015 18000 12000 500

16000 10000 28.5% 400 (vs 3.2% city) 7.5% -4.8% -0.8% (vs 4.9% city) (vs 3.0% city) 14000 (vs 4.5% city) 8000 8.1% -4.8% (vs 0.6% city) (vs -0.7% city) 300 12000 6000 Population & Employment Trends 10000 4000 200 The population of segment 1 declined consistently average. However, unlike2001 the remainder 2006 of2011 the 2001 2006 2011 2001 2006 2011 over the 2001 to 2011 period. The population is corridor, rates are declining. The younger and city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) composed of a large proportion of younger people, expanding student population (whoPop’n typically seek Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) and relatively fewer seniors. A high proportion of the rental accommodation) may partly explain this. 1,286,340:2001 72,480:2001 population are immigrants to Canada. 90000 40 100 The number of jobs increased over the 2001 tocity Private household income is below the city average, 2011 period, attributable almost exclusively to the with the gap widening between the 2005 and 2010 institutional sector.75000 30 75

period. Despite the gap, the proportion of low segment 1 segment 1 income households is only marginally above the The average area worker commutes to work segment 1 city 60000 50 city average. The data suggests that this trend will via personal automobile, with more than 60% of 20 city continue. commuters driving to work via personal automobile. 45000 10 25 Home ownership rates are just above the city

30000 0 0 2000 2005 2010 2000 2005 2010 2000 2005 2010

HH income Prop Low income Tenure

Population Immigration 18000 12000 500 70 Active

16000 10000 60 segment 1 Transit 28.5% 400 (vs 3.2% city) Finch Segment 1 7.5% Driver -4.8% -0.8% (vs 3.0% city) (vs 4.9% city) (vs 4.5% city) 8.1% 14000 8000 50 -4.8% city (vs 0.6% city) (vs -0.7% city) The population of The area has a 300 the area decreased 12000 high6000 proportion 40 between the 2001 of immigrants to Passenger and 2011 period. Canada. Source: Source: Census 10000 Census.4000 200 30 2001 2006 2011 2001 2006 2011 2001 20062001 2011 2006 2011

city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n Jobs Estab. 1,276,800:2006Immigration (-0.7%) 72,900:2006 (+0.6%)Modal Split 1,286,340:2001 72,480:2001 Jobs Employment Establishments 100 18000 1200090000 40500 500 18000 12000 city

75 16000 1000075000 30 16000 10000 28.5% 40028.5% 400 (vs 3.2% city)segment 1 The(vs total 3.2% city) number segment 1 -4.8% 7.5% 7.5% -0.8% -4.8% -0.8% of employment segment 1 city (vs 4.9% city) (vs 3.0% city) (vs 503.0% city) 14000 (vs 4.5% city) (vs 4.9% city) 8000(vs60000 4.5% city) establishments20 8.1% city 8.1% 14000 -4.8%8000 (vs 0.6% city) The number of jobs -4.8% is increased at (vs 0.6% city) (vs -0.7% city) (vs -0.7% city) increased over a steady300 rate 300 45000 10 25 12000 12000 the 2001 and 2011 6000 6000 between 2001 and period. 2011. Source: Toronto Source: Toronto 0 10000 Employment Survey 400030000 Employment0200 Survey 200 10000 20004000 2005 2010 20002001 2005 2006 20102011 2000 2005 2010 2001 2006 20012011 2006 2011 2001 20062001 2011 2006 2011 2001 2006 2011

city total 1,317,300:2011 (+3.2%) HH income city total 1,317,300:2011Prop (+3.2%) Low incomecity total 75,100:2011 (+3.0%)city total 75,100:2011 (+3.0%) Tenure Pop’n Pop’n Jobs 1,276,800:2006Jobs (-0.7%) Estab. Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 Finch Avenue West Corridor Profile 13 June 2015 90000 40 100 100 90000 city 40 70 city Active

75 75000 75000 30 30 75 60 segment 1 Transit segment 1 segment 1 segment 1 segment 1 Driver Finch Segment 1 segment 1 city city 60000 20 50segment 1 50 60000 20 city city 50 city

25 45000 45000 10 10 25 40 Passenger

30000 0 0 0 30000 0 2000 2005 2010 2000 2005 20002010 2005 3020102000 2005 20002010 2005 2010 2000 2005 2010 2001 2006 2011

HH income HH income Prop Low income Prop Low income Tenure Tenure Immigration Modal Split

70 70 Active Active

Transit 60 60 segment 1 segment 1 Transit Finch Segment 1 Driver Driver Finch Segment 1

50 50 city city

40 40 Passenger Passenger

30 30 2001 2006 20012011 2006 2011

Immigration Immigration Modal Split Modal Split 18000 12000 500

16000 10000 28.5% 400 (vs 3.2% city) 7.5% -4.8% -0.8% (vs 4.9% city) (vs 3.0% city) 14000 (vs 4.5% city) 8000 8.1% -4.8% (vs 0.6% city) (vs -0.7% city) 300 12000 6000 Jobs

10000 4000 200 2001 2006 2011Mfg Retail Service2001 Office 2006 Instit 2011Other Total 2001 2006 2011 2001 2212 476 547 1324 3861 85 8505 city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n 2006 2303 568 555 1367 Jobs 3211 94 8098 Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 2011 1760 488 543 1411 6105 95 1,286,340:200110402 72,480:2001

90000 40 100 Age Distribution city 18000 12000 500 Employment Establishments Seg. 1 Corridor City 75000 30 75 0-19 29.7% 28.6% 21.1% 16000 10000 Mfgsegment 1 Retail Service Office Instit Other Total 20-34 22.1% segment23.1% 1 22.8%28.5% 400 (vs 3.2% city) 2001 44 51 67 150 26 7segment 1 345-4.8% city 7.5% 60000 20 50 -0.8% 35-54 26.4% 27.5% 30.1% city (vs 4.9% city) (vs 3.0% city) 2006 40 67 66 167 1400025 8 373 (vs 4.5% city) 8000 8.1% 55-64 10.6% 9.3%-4.8% 11.6% (vs 0.6% city) 2011 51 68 66 176 34 6 401 (vs -0.7% city) 65+ 11.2% 11.4% 14.4% 300 45000 10 25 12000 6000

30000 0 0 2000 2005 2010 2000 2005 2010 2000 2005 10000 2010 4000 200 2001 2006 2011 2001 2006 2011 2001 2006 2011

HH income Prop Low income Tenure city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 1,286,340:2001 72,480:2001 Modal Split (2011) Proportion Low Income 100 90000 50040 500 70 18000 18000 Active12000 12000 city

75000 75 60 segment 1 16000Transit 10000 30 16000 10000 28.5% 28.5% Finch Segment400 1 400 Driver (vs 3.2% city) segment 1 (vs 3.2% city) segment 1 7.5% 7.5% -4.8% -0.8% -4.8% -0.8% segment 1 city (vs 4.9% city) (vs 3.0% city) 50 (vs 3.0% city) 50 (vs 4.9% city) 14000(vs 4.5% city) 60000 (vs 4.5% city) The8000 proportion 20 8.1% city 8.1% 14000 city 8000 -4.8% of low income -4.8% (vs 0.6% city) (vs 0.6% city) (vs -0.7% city) households was (vs -0.7% city) The vast majority 300 300 45000 similar, though 10 25 40 12000 of trips to work are 12000 6000 6000 slightly above, the taken by personal Passenger city average. automobile. Source: Census 0 30 10000 30000 4000 2000 200 10000 Source: Census 4000 2000 2005 2010 2000 2005 2010 2001 2006 20002011 2005 2010 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011

75 75000 75000 30 30 75 60 segment 1 Transit segment 1 segment 1 segment 1 segment 1 Driver Finch Segment 1 segment 1 segment 1 city city 60000 50 50 60000Private household 20 Home20 ownershipcity city 50 income is lower than rates are abovecity that of the city, with that of the city, but 25 45000the gap widening 45000 10 declining,10 unlike the 25 in the 2006 to 2011 40 other areas of the Passenger period. corridor. Source: Census 30000 Source:0 Census 0 0 30000 0 2000 2005 2010 2000 2005 2010 2000 2005302000 2010 2005 2010 2000 20052000 2010 2005 2010 2001 2006 2011

HH income HH income Prop Low income Prop Low income Tenure Tenure Immigration Modal Split

Finch Avenue West Corridor Profile 14 June 2015

70 70 Active Active

60 60 segment 1 Transit segment 1 Transit Finch Segment 1 Driver FinchDriver Segment 1

50 50 city city

40 40 Passenger Passenger

30 30 2001 2006 2011 2001 2006 2011

Immigration Immigration Modal Split Modal Split Segment 2

Aerial (2013)

Humber River Silverstone Drive

Finch Avenue West

Albion Road Finch Avenue

Location

Study Segment 2 is located in Etobicoke North (Ward 1), at the western portion Islington Avenue of the proposed Finch LRT Corridor. Martin Grove Road The segment is

generally bounded Kipling Avenue by Silverstone Drive and Beaconhill Road to the north, Humber River to the south and east and Martin Grove Road and Silverstone Drive to the west.

Finch Avenue West Corridor Profile 15 June 2015 Description The segment area contains a are also located within this study Snapshot mix of land-uses which include segment. Population predominantly low-rise residential (2011): and apartment neighbourhood The north and south interface 27,441 uses, institutional, and a large along Finch Avenue West is portion of commercial mixed-use comprised mainly of reverse lotted Size: 409.1 hectares including the Albion Centre. There homes, surface parking lots and are several schools, recreation landscaped areas. Immigrant facilities, neighbourhood parks, population and bicycle paths in this segment. Although portions of this segment (2011): 67.2% of the Finch corridor are easily Education (2011): Housing types within this segment travelled by pedestrians, given the 51.8% college area consist primarily of apartment types of development and grade or university buildings, single detached changes, there is limited visual, Private dwellings, and a few townhouses. physical orientation and interface Household that would support or encourage Income (2010): The Albion Islington Square Business pedestrian activity. $72,610 Improvement Area (B.I.A.), and the Tenure (2011): former Thistletown Regional Centre 50.8% rent for Children and Adolescents Jobs (2011): 2,726

Employment Establishments (2011): 270

Unemployment rate (2011): 13.8%

Density (2011): 6.66 jobs & 67.08 people = 73.74 people & jobs/hectare

Snapshot detail sources: Census & Toronto Employment Survey

Finch Avenue West Corridor Profile 16 June 2015 Parcel Fabric

Silverstone Drive

Humber River Parcel Fabric

In this segment, the LRT corridor passes large portions of landscaped areas and surface parking lots. Parcels within this segment are generally small in size and reverse lotted, with the exception of the former Thistletown Regional Centre for Finch Avenue West Children and Adolescents, the Albion Centre, TCHC properties, the Toronto Police Service Albion Road Station – 23 Division and a large mixed-use parcel on the north side of Albion Road bounded by Kipling Avenue and Martin

Martin Grove Road Grove Road.

Housing Form

Kipling Avenue

Islington Avenue Residential development in this segment was constructed primarily between 1961 and 1990 and the predominant housing forms consist of apartments over 5-storeys in height, single-detached dwellings, and row housing.

Private Dwellings by Period of Construction (2011) Housing by Structural Type (2011) Interface (following page) Before 1960 16.4% Single Detached 20.4% In this segment, the corridor Grove Road consists of doors 1961-1980 54.2% Semi-Detached 3.6% interface consists primarily and windows. 1981-1990 20.5% Row House 11.2% of landscaping and opaque 1991-2000 8.6% Detached Duplex 6.2% fencing. The landscaped Landscaping, doors and 2001-2005 0.3% Apt 5+ storeys 56.1% areas are largely due to the windows combined with wide 2006-2011 0.0% Apt 5- storeys 2.3% Humber River, the Humber River sidewalks along this portion of Other 0.0% Recreation Trail and public the corridor create an open parks, whereas the opaque and easily travelled segment. fencing is the result of the rear However, it does not provide an lotted homes. A smaller portion inviting and transit-supportive of the interface at the western street condition. edge approaching Martin

Finch Avenue West Corridor Profile 17 June 2015 Figure Ground

Figure Ground

The figure ground map for this Kipling Avenue Humber River segment depicts in white, the large portions of vacant land which is comprised primarily of green trails (Humber River Recreation Trail and public parks), open areas, parking

Islington Avenue lots, lawns, and other space that exists within the segment boundary. Small black figures Finch Avenue West depict single-detached dwellings and townhouses, which are located in clusters. Albion Road Large black portions, depict apartment buildings and mixed-use areas (such as Albion Centre) in the southwest quadrant of Kipling Avenue and Finch Avenue.

Martin Grove Road The north and south edges of Finch Avenue West are not clearly delineated in portions of this diagram because the built form does not consistently line the street edge.

Finch Avenue Interface

Islington Ave

Kipling Avenue

Albion Road Finch Avenue

Martin Grove Road

doors & windows windows only landscaping better see-through fence parking lot opaque fence blank wall

Finch Avenue West Corridor Profile 18 June 2015 30000 3000 300

3.5% 15.4% 2500 -2.5% 13.9% -1.8% (vs 3.2% city) (vs 0.6% city) 25000 (vs 4.5% city) (vs -0.7% city) 250 (vs 3.0% city)

-5.4% (vs 4.9% city) 2000

20000 200 1500 Population & Employment Trends 15000 1000 150 The population of segment 2 declined in the 2001 to Jobs in the segment have2001 remained 2006 stable2011 in 2001 2006 2011 2001 2006 2011 2006 period, but recovered by 2011. The population the 2001 to 2011 period, though the number of city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) is composed of a large proportion of younger establishments increased. Pop’n Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) people. A very high proportion of the population are 1,286,340:2001 72,480:2001 immigrants to Canada. The average area worker commutes to work via 90000 40 100 personal automobile. The rate of automobile usagecity Private household income is below the city average, for this purpose is higher than in other areas of the but is increasing at a faster rate than that of the city. Finch corridor. 75000 30 75 segment 2 The proportion of low income households is above segment 2 the city average, with the gap widening between city 60000 50 2005 and 2010. 20 city segment 2

Home ownership rates are just below the city 45000 10 25 average.

30000 0 0 2000 2005 2010 2000 2005 2010 2000 2005 2010

HH income Prop Low income Tenure

Population Immigration 30000 3000 300 70 Active segment 2

3.5% 15.4% 2500 -2.5% 13.9% -1.8%60 (vs 3.2% city) (vs 0.6% city)Transit 25000 (vs 4.5% city) (vs -0.7% city) 250 (vs 3.0% city) Driver Finch Segment 2 -5.4% The population of 2000 50 (vs 4.9% city) city the area decreased between 2001 and 20000 The area has a very 200 Passenger 2006, but increased high1500 proportion 40 to above 2001 levels of immigrants to by 2011. Source: Canada. Source: Census 15000 Census.1000 150 30 2001 2006 2011 2001 2006 2011 2001 20062001 2011 2006 2011

3.5% 15.4% 75 250075000 30 3.5% -2.5% 15.4% 13.9% 13.9% -1.8%2500 (vs 3.2% city)segment 2 (vs 0.6% city) -2.5% (vs 4.5% city) -1.8% (vs250 3.2% city) (vs 3.0% city) (vs 0.6% city) 25000 25000 (vs 4.5% city) (vs -0.7% city) (vs -0.7% city) 250 segment 2 (vs 3.0% city) city -5.4% 50 -5.4% 200060000 20 city segment 2 (vs 4.9% city) (vs 4.9% city) 2000 The number of jobs The total number 200 20000 20000 in the area has of employment 200 45000 10 25 remained fairly 1500 1500 establishments stable. stable to increasing. Source: Toronto Source: Toronto 0 15000 Employment Survey 100030000 Employment0150 Survey 150 15000 20001000 2005 2010 20002001 2005 2006 20102011 2000 2005 2010 2001 2006 20012011 2006 2011 2001 20062001 2011 2006 2011 2001 2006 2011

city total 1,317,300:2011 (+3.2%) HH income city total 1,317,300:2011Prop (+3.2%) Low incomecity total 75,100:2011 (+3.0%)city total 75,100:2011 (+3.0%) Tenure Pop’n Pop’n Jobs 1,276,800:2006Jobs (-0.7%) Estab. Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 Finch Avenue West Corridor Profile 19 June 2015 90000 40 100 100 90000 city 40 70 city Active segment 2

75000 30 75 75 75000 segment 2 30 60 segment 2 Transit segment 2 segment 2 Driver Finch Segment 2 city city 60000 20 50 50 segment 2 60000 20 city city segment 2 50 city

25 45000 45000 10 10 Passenger 25 40

30000 0 0 0 30000 0 2000 2005 2010 2000 2005 20002010 2005 3020102000 2005 20002010 2005 2010 2000 2005 2010 2001 2006 2011

HH income HH income Prop Low income Prop Low income Tenure Tenure Immigration Modal Split

70 70 Active Active segment 2 segment 2

Transit 60 60 Transit Finch Segment 2 Driver Driver Finch Segment 2

50 50 city city

Passenger Passenger 40 40

30 30 2001 2006 20012011 2006 2011

Immigration Immigration Modal Split Modal Split 30000 3000 300

3.5% 15.4% 2500 -2.5% 13.9% -1.8% (vs 3.2% city) (vs 0.6% city) 25000 (vs 4.5% city) (vs -0.7% city) 250 (vs 3.0% city)

-5.4% (vs 4.9% city) 2000

20000 200 1500 Jobs

15000 1000 150 2001 2006 2011Mfg Retail Service2001 Office 2006 Instit 2011Other Total 2001 2006 2011 2001 3 524 441 415 386 31 1800 city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n 2006 56 668 333 421 Jobs 1064 91 2633 Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 2011 4 586 355 485 1204 95 1,286,340:20012726 72,480:2001

90000 40 100 Age Distribution city 30000 3000 300 Employment Establishments Seg. 2 Corridor City 75000 30 75 segment 2 0-19 29.9% 28.6% 21.1%3.5% 15.4% 13.9% 2500 -1.8% -2.5% segment 2 (vs 3.2% city) (vs 0.6% city) Mfg Retail Service Office 25000Instit Other Total (vs 4.5% city) 20-34 20.8% 23.1%(vs -0.7% city)22.8% 250 (vs 3.0% city) city 2001 1 44 69 81 21 3 219 50 35-54 29.1% 27.5% 30.1% 60000 20 city -5.4% segment 2 2006 3 105 62 75 27 5 (vs277 4.9% city) 55-64 20009.0% 9.3% 11.6% 2011 1 103 62 71 27 6 270 65+ 11.2% 11.4% 14.4% 200 45000 10 20000 25 1500

30000 0 0 2000 2005 2010 2000 2005 2010 2000 2005 15000 2010 1000 150 2001 2006 2011 2001 2006 2011 2001 2006 2011

75000 3.5% 30 3.5% 15.4% 15.4% 75 60 Transit 2500 13.9% 2500 -2.5% -2.5% 13.9% -1.8% (vs 3.2% city) segment 2 -1.8% (vs 3.2% city) (vs 0.6% city) (vs 0.6% city) (vs 4.5% city) 250 (vs 3.0% city) 25000 25000(vs 4.5% city) Driver(vs -0.7% city) Finch(vs Segment -0.7%250 city) 2 (vs 3.0% city)segment 2 The proportion city -5.4% -5.4%60000 of low income 20 50 segment 2 50 2000 2000 city city(vs 4.9% city) (vs 4.9% city) households is above that of the city, with 200 20000 The vast majority 20000 200 Passenger 45000 the gap widening 10 25 40 of trips to work are 1500 1500 between 2005 and taken by personal 2010. automobile. Source: Census 0 30 15000 30000 1000 1500 150 15000 Source: Census 1000 2000 2005 2010 2000 2005 2010 2001 2006 20002011 2005 2010 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011

HH incomecity total 1,317,300:2011 (+3.2%) city total 1,317,300:2011Prop Low income city(+3.2%) total 75,100:2011 (+3.0%) city total 75,100:2011 (+3.0%)Tenure Immigration Pop’n ModalPop’n Split Jobs Jobs Estab. Estab. 1,276,800:2006 (-0.7%) 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 Private Household Income Tenure (Ownership) 100 90000 90000 40 40 100 city city 70 Active segment 2 75 75000 75000 30 30 75 segment 2 60 segment 2 Transit segment 2 segment 2 Driver Finch Segment 2 city city 60000 20 50 50 60000 20 city city segment 2 segment 2 50 Private household city income is lower than Home ownership 25 25 45000that of the city, but 45000 10 rates10 are similar to Passenger is increasing at a 40 that of the city at faster rate. large. Source: Census 30000 Source:0 Census 0 0 30000 0 2000 2005 2010 2000 2005 2010 2000 2005302000 2010 2005 2010 2000 20052000 2010 2005 2010 2001 2006 2011

HH income HH income Prop Low income Prop Low income Tenure Tenure Immigration Modal Split

Finch Avenue West Corridor Profile 20 June 2015

70 70 Active Active segment 2 segment 2

60 60 Transit Transit Finch Segment 2 Driver FinchDriver Segment 2

50 50 city city

Passenger Passenger 40 40

30 30 2001 2006 2011 2001 2006 2011

Immigration Immigration Modal Split Modal Split Segment 3

Aerial (2013)

Duncanwoods Drive Rowntree Mill Road

Humber River Finch Avenue West

Location

Study Segment 3 is located in York West (Ward 7), along the westerly portion of the proposed Finch LRT Corridor. The segment is generally Islington Avenue bounded by Rowntree Mill Road and Duncanwoods Drive to the north, portions of Navenby Crescent and Cherrylawn Avenue to the east and Humber River to the west and south.

Finch Avenue West Corridor Profile 21 June 2015 Description The segment area contains a areas, surface parking lots, Snapshot mix of land-uses which include reverse lotted homes and some Population predominantly low-rise residential apartment buildings. (2011): and apartment neighbourhood 10,768 uses and a small portion of The street condition along this commercial mixed-use (Finchdale segment slopes downward toward Size: 160.5 hectares Plaza). There are recreation the west and can be easily facilities, neighbourhood parks travelled by pedestrians. Although Immigrant and bicycle paths in this study the pedestrian flow in this segment population segment, but few schools. is interrupted at points by curb (2011): 65.5% cuts, the wide sidewalks, mature Education (2011): Housing types within this study area trees, view of the Humber River 51.6% college consist primarily of semi-detached with access to the Humber River or university dwellings and row buildings Recreation Trail, and a mix of land- Private with some stacked townhouse uses provide for a comfortable Household development. and varied walking experience. Income (2010): $64,410 The north and south interface Tenure (2011): along Finch Avenue West is 31.5% rent comprised mainly of landscaped Jobs (2011): 434

Employment Establishments (2011): 39

Unemployment rate (2011): 9.8%

Density (2011): 2.70 jobs & 67.09 people = 69.79 people & jobs/hectare

Snapshot detail sources: Census & Toronto Employment Survey

Finch Avenue West Corridor Profile 22 June 2015 Parcel Fabric

Rowntree Mill Road Parcel Fabric

In this segment, the LRT corridor passes by parcels that are small Humber River in size, some of which contain reverse lotted semi-detached homes and others containing townhouses. Exceptions to this are the Finchdale Plaza, a recreation centre (Gord and Irene Risk Community Centre), some TCHC properties, and apartment buildings. Finch Avenue West Housing Form

Most residential development in this segment was constructed between 1961 and 1980. Housing types consist primarily of semi-detached dwellings, apartment buildings with 5-storeys or more and row Islington Avenue townhouses with a smaller portion of single-detached dwellings.

Private Dwellings by Period of Construction (2011) Housing by Structural Type (2011) Interface (following page) Before 1960 9.0% Single Detached 6.2% Along this portion of the homes and commercial retail 1961-1980 65.1% Semi-Detached 40.9% corridor, the interface consists land uses. 1981-1990 7.4% Row House 12.9% primarily of landscaping and 1991-2000 7.2% Detached Duplex 0.8% opaque fencing with some Landscaping, doors and 2001-2005 1.1% Apt 5+ storeys 27.4% doors and windows. The windows provide a pleasant 2006-2011 10.2% Apt 5- storeys 11.7% landscape areas are largely street condition and support Other 0.0% due to the Humber River, the an active transit-supportive Humber River Recreation Trail corridor. However, these and a tree lined street frontage. elements form less than half the Opaque fencing and blank corridor length in this segment. walls along this interface can be attributed to reverse lotted

Finch Avenue West Corridor Profile 23 June 2015 Figure Ground

Figure Ground

The figure ground map for this segment depicts in white unbuilt space, including green areas and trails (eg. Humber River Valley and public parks). The smaller black figures depict small residential dwellings. The larger figures depict apartment Humber River buildings and other land uses such as the Gord and Irene Risk Community Centre, and Finchdale Plaza. Finch Avenue West With the exception of the

Islington Avenue western limit of this segment (Humber River), the edges of Finch Avenue West are more clearly defined than in other segments, especially along the southern limit. Buildings frame Finch Avenue West, lending definition to the street edges. However, improvements could be made to enhance the Avenue, encourage varied forms of mobility and improve the pedestrian experience.

Finch Avenue Interface

Ave

Islington Finch Avenue

doors & windows windows only landscaping better see-through fence parking lot opaque fence blank wall

Finch Avenue West Corridor Profile 24 June 2015 12000 600 60

10250 500 12.6% 45 18.2% (vs -0.7% city) (vs 4.5% city) 5.7% 5.1% 8500 8.8% 400 -20.2% 30 (vs 0.6% city) (vs 3.0% city) (vs 4.9% city) (vs 3.2% city)

6750 300 15 Population & Employment Trends 5000 200 0 The population of segment 3 is growing much faster stable to inceasing. 2001 2006 2011 2001 2006 2011 2001 2006 2011 than that of the city. The population is composed city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) of a large proportion of younger people and of As the area is mostly residential inPop’n nature, there are Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) seniors. A very high proportion of the population are few employment establishtments and few jobs. 1,286,340:2001 72,480:2001 immigrants to Canada. Although the number of establishments is stable to 90000 40 100 increasing, the number of jobs declined betweencity Private household income is below the city average, 2006 and 2011. Considering the small number of jobs, but is increasing at a similar pace to that of the city. this decline may be75000 attributed to the loss of one to a 30 75 Despite the continuing gap, the proportion of low few establishments. segment 3 segment 3 city income households declined between 2000 and segment 3 60000 20 50 2010, and (as of 2010) was at a level similar to the city The average area worker commutes to work via city at large. personal automobile. The rate of automobile usage for this purpose is higher45000 than in other areas of the 10 25 Home ownership is above the city average and is Finch corridor.

30000 0 0 2000 2005 2010 2000 2005 2010 2000 2005 2010

HH income Prop Low income Tenure

Population Immigration 60 12000 600 70

segment 3 45 Transit 10250 500 12.6%60 18.2% (vs -0.7% city) Driver Finch Segment 3 (vs 4.5% city) 5.7% 5.1% -20.2% 30 (vs 3.0% city) 8500 8.8% 400 50 (vs 0.6% city) (vs 3.2% city) city Population is (vs 4.9% city) increasing in the The area has a very Passenger 15 area, and at a faster 6750 high300 proportion 40 rate than that of the of immigrants to city at large. Source: Canada. Source: Census 5000 Census.200 0 30 2001 2006 2011 2001 2006 2011 2001 20062001 2011 2006 2011

75000 30 45 75 10250 10250 500 12.6%500 12.6% 45 (vs -0.7% city) segment 3 The area18.2% is 18.2% (vs -0.7% city) (vs 4.5% city) predominantly (vs 4.5% city) segment 3 5.1% 5.1% city 5.7% segment 35.7% 50 8500 8.8% residential. There 60000400 -20.2% 20 -20.2%30 (vs 0.6%30 city) (vs 3.0% city) (vs 3.0% city) 8500 8.8% 400 (vs 3.2% city) city (vs 0.6% city) (vs 4.9% city)are few jobs (vsas 4.9% a city) The(vs total3.2% city) number result, and the trend of employment 45000 10 15 25 6750 6750 is currently toward 300 300 establishments 15 fewer jobs. stable to increasing. Source: Toronto Source: Toronto 0 5000 Employment Survey 30000200 Employment0 0 Survey 0 5000 2000 2005200 2010 20002001 2005 20062010 2011 2000 2005 2010 2001 20062001 2011 2006 2011 2001 20062001 2011 2006 2011 2001 2006 2011

city total 1,317,300:2011 (+3.2%) HH income city total 1,317,300:2011Prop (+3.2%) Low incomecity total 75,100:2011 (+3.0%)city total 75,100:2011 (+3.0%) Tenure Pop’n Pop’n Jobs 1,276,800:2006Jobs (-0.7%) Estab. Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 Finch Avenue West Corridor Profile 25 June 2015 90000 40 100 100 90000 city 40 70 city

segment 3 75000 30 75 75 75000 30 Transit 60 segment 3 segment 3 Finch Segment 3 segment 3 Drivercity segment 3 segment 3 city 60000 20 50 segment 3 50 60000 20 city 50 city city

Passenger25 45000 45000 10 10 25 40

30000 0 0 0 30000 0 2000 2005 2010 2000 2005 20002010 2005 3020102000 2005 20002010 2005 2010 2000 2005 2010 2001 2006 2011

HH income HH income Prop Low income Prop Low income Tenure Tenure Immigration Modal Split

70 70

segment 3 segment 3 Transit Transit 60 60 Finch Segment 3 Driver Driver Finch Segment 3

50 50 city city

Passenger Passenger 40 40

30 30 2001 2006 20012011 2006 2011

Immigration Immigration Modal Split Modal Split 12000 600 60

10250 500 12.6% 45 18.2% (vs -0.7% city) (vs 4.5% city) 5.7% 5.1% 8500 8.8% 400 -20.2% 30 (vs 0.6% city) (vs 3.0% city) (vs 4.9% city) (vs 3.2% city)

6750 300 15 Jobs

5000 200 0 2001 2006 2011Mfg Retail Service2001 Office 2006 Instit 2011Other Total 2001 2006 2011 2001 0 174 38 56 144 71 483 city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n 2006 13 172 31 98 Jobs 190 40 544 Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 2011 12 99 21 75 180 47 1,286,340:2001434 72,480:2001

90000 40 100 Age Distribution city 12000 600 60 Employment Establishments Seg3 Corridor City 75000 30 75 0-19 27.2% 28.6% 21.1% 10250 500 segment 312.6% 45 Mfg Retail Service Office Instit Other Total 18.2% 20-34 20.0% 23.1%(vs -0.7% city)22.8% segment 3 city 2001 0 9 11 9 5 1segment 3 35 (vs 4.5% city) 60000 20 50 35-54 28.0% 27.5% 30.1% 5.7% 5.1% city 2006 1 12 8 10 58500 1 378.8% 55-64 4009.6% 9.3% 11.6%-20.2% 30 (vs 0.6% city) (vs 3.0% city) (vs 4.9% city) (vs 3.2% city) 2011 2 10 8 12 6 1 39 65+ 15.2% 11.4% 14.4% 45000 10 25 6750 300 15

30000 0 0 2000 2005 2010 2000 2005 2010 2000 2005 5000 2010 200 0 2001 2006 2011 2001 2006 2011 2001 2006 2011

Transit 75000 30 45 75 60 10250 10250 500 12.6% 500 12.6%45 The proportion (vs -0.7% city) segment 3 18.2% 18.2%Driver(vs -0.7% city) Finch Segment 3 (vs 4.5% city) (vs 4.5% city) of low incomesegment 3 5.1% city 5.7% 5.1% segment 3 5.7% 60000 households declined 20 -20.2% 30 50 (vs 3.0% city) 50 8500 8.8% 8500 8.8%400 400-20.2% 30 (vs 0.6% city) (vs 3.0% city)city (vs 0.6% city) city (vs 3.2% city) (vs 4.9% city) (vs 4.9% city) dramatically(vs 3.2% city) in the area, and was at a The vast majority Passenger 45000 rate similar to that of 10 15 25 40 6750 of trips to work are 6750 300 300 15 the city at large by taken by personal 2010. automobile. Source: Census 0 30 5000 30000 200 00 0 5000 Source: Census 200 2000 2005 2010 2000 2005 2010 2001 2006 20002011 2005 2010 2001 2006 20012011 2006 2011 2001 20062001 2011 2006 2011 2001 20062001 2011 2006 2011

segment 3 75000 30 75 75 75000 30 Transit 60 segment 3 segment 3 Driver Finch Segment 3 Private household segment 3 segment 3 city city segment 3 income is much 60000 20 segment 3 50 50 60000 20 city 50 city lower than that of city the city, but it is Home ownership Passenger 25 45000increasing at a rate 45000 10 rates10 are higher 25 similar to that of the 40 than the city at city. large. Source: Census 30000 Source:0 Census 0 0 30000 0 2000 2005 2010 2000 2005 2010 2000 2005302000 2010 2005 2010 2000 20052000 2010 2005 2010 2001 2006 2011

HH income HH income Prop Low income Prop Low income Tenure Tenure Immigration Modal Split

Finch Avenue West Corridor Profile 26 June 2015

70 70

segment 3 segment 3 Transit Transit 60 60 Finch Segment 3 Driver FinchDriver Segment 3

50 50 city city

Passenger Passenger 40 40

30 30 2001 2006 2011 2001 2006 2011

Immigration Immigration Modal Split Modal Split Segment 4

Aerial (2013)

Highway 400

CN Rail Corridor

Finch Avenue West

Duncanwoods Drive

Location

Study Segment 4 is centrally located along the proposed Finch LRT Corridor in York West (Ward 7). It is generally bounded by Millport Drive and Penn Drive crossing Milvan Drive and Toryork Drive to the north, Imogene Avenue Humber River and the Humber Weston Road River to the south, The Canadian Pacific Railway (CPR) to the east and portions of Cherrylawn Avenue and Duncanwoods Drive to the west.

Finch Avenue West Corridor Profile 27 June 2015 Description The segment area contains a The interface with Finch Avenue Snapshot mix of land uses, with the areas is mixed with mature vegetation, Population north of Finch almost exclusively some vacant land and parking (2011): employment uses. Other land uses lots, apartment buildings, 10,126 in this segment include apartment commercial retail uses including neighbourhoods, commercial some strip plazas, a few reverse Size: 256.6 hectares mixed-use and low-rise residential lotted homes and townhouse uses. developments. Immigrant population Housing types within this segment The street condition along the (2011): 62.4% area consist primarily of apartment eastern portion of this segment Education (2011): buildings, semi-detached is not conducive to pedestrian 51.6% college dwellings, and small portions of activity, due to the overgrown or university townhouses and single detached vegetation, curb cuts, the Private dwellings. Canadian National rail corridor Household and pedestrian underpass. Income (2010): The Emery Village Business However, the pedestrian condition $61,723 Improvement Area (B.I.A.) is does improve westward along Tenure (2011): located within this study segment. this segment as a result of 58.2% rent wider sidewalks, a relatively flat There are several schools including terrain and some mature trees Jobs (2011): the Emery Collegiate Institute approaching the farthest west end 3,974 and the Emery Adult Learning of the segment. Employment Centre, recreation facilities, Establishments neighbourhood parks and a major (2011): multi-use pathway located in the 421 southern portion of this segment. Unemployment rate (2011): 14.5%

Density (2011): 15.49 jobs & 39.46 people = 54.95 people & jobs/hectare

Snapshot detail sources: Census & Toronto Employment Survey

Finch Avenue West Corridor Profile 28 June 2015 Parcel Fabric

CN Rail Corridor Parcel Fabric

Parcels along the Finch Avenue West, as well as along Weston Road (the other major arterial in the segment) are generally large in size. Parcels in the Employment District in the north of the segment are also larger. Small parcels mainly represent Finch Avenue West individual residential parcels, with the exception of retail parcels toward the western end of the segment along Finch Avenue West.

Housing Form

Almost 90% of housing units in Humber River this segment were constructed prior to 1980. Apartments over 5 storeys represent the highest proportion of housing units in

Weston Road the segment at 43.7% of units. Apartments below 5 storeys, and semi-detached housing represents a further 27.3% and 20.2% of units, respectively.

Private Dwellings by Period of Construction (2011) Housing by Structural Type (2011) Interface (following page) Before 1960 34.5% Single Detached 5.5% Unlike large sections of the streetscape, especially if 1961-1980 52.7% Semi-Detached 20.2% Finch Avenue West LRT corridor, the active streetwall can be 1981-1990 8.8% Row House 2.1% buildings in segment 4 are continued. Opportunities to 1991-2000 1.6% Detached Duplex 1.1% mainly oriented toward the continue the streetwall may 2001-2005 1.1% Apt 5+ storeys 43.7% Avenue. Though the street exist toward the centre of the 2006-2011 1.4% Apt 5- storeys 27.3% wall is intermittant, there are segment, where large surface Other 0.0% several small sections of the parking lots currently interface corridor that have active doors with the avenue. and windows facing directly onto the street. This condition is conducive to creating an active transit-oriented

Finch Avenue West Corridor Profile 29 June 2015 Figure Ground

Figure Ground

CN Rail Corridor The figure ground shows that the Finch Avenue West LRT corridor does not have a consistent, built street wall, as

Weston Road evidenced by the unbuilt white spaces along the avenue. Similarly, Weston Road also does not have a consistent street wall. Finch Avenue West Large expanses of white space within the segment are attributable to both large green spaces, but also to occupied lands with large areas of unbuilt space, including in the northern half of the segment with larger employment uses.

Humber River

Finch Avenue Interface

Finch Avenue

Weston Road

doors & windows windows only landscaping better see-through fence parking lot opaque fence blank wall

Finch Avenue West Corridor Profile 30 June 2015 12000 5000 500

10250 450 +13.0% 4000 (vs 4.5% city) +14.4% 4.0% 1.0% 8500 -1.0% (vs 3.2% city) 400 (vs 0.6% city) (vs 3.0% city) (vs 4.9% city) -15.7% 3000 (vs -0.7% city) 6750 350 Population & Employment Trends 5000 2000 300 Segment 4 has a growing population with a high between 2001 and 2006,2001 but largely 2006 recovered2011 2001 2006 2011 2001 2006 2011 proportion of immigrants to Canada. Between 2006 between 2006 and 2011. Gains in the office and city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) and 2011, the population inceased at a rate almost service sectors in that latter periodPop’n largely offset Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) three times that of the rest of the city. declines in both retail, and manufacturing and 1,286,340:2001 72,480:2001 warehousing. $90000 40 100% Private household income fell between the 2005 city and 2010 period, and remained well below the The average area worker commutes to work via city average. There was a coincident rise in the personal automobile.75000 The rate of automobile usage 30 75

proportion of low income households. for this purpose is higher than in other areas of the segment 4 city Finch corridor. segment 4 50 60000 20 city Home ownership is marginally on the rise, but segment 4 remains below the city average. 45000 10 25 The number of jobs in the area declined dramatically

30000 0 0 2000 2005 2010 2000 2005 2010 2005 2006 2010

HH income Prop Low income Tenure

Population Immigration 500 12000 5000 70% Active

450 segment 4 10250 60 +13.0% 4000 Driver Finch Segment 4 (vs 4.5% city) +14.4% Transit 4.0% 1.0% 8500 -1.0% (vs 3.2% city) 400 50 (vs 0.6% city) (vs 3.0% city) (vs 4.9% city) city -15.7% The3000 area has a (vs -0.7% city) 350 Population is 6750 high proportion 40 increasing in the of immigrants to area. Source: Canada. Source: Passenger Census 5000 Census.2000 300 30 2001 2006 2011 2001 2006 2011 2001 2006 20012011 2006 2011

75000 30450 75 10250 10250 450 +13.0% 4000 +13.0% 4000 segment 4 (vs 4.5% city) (vs 4.5% city) +14.4% city segment 4 +14.4% 1.0% 50 60000 (vs 3.2% city) 20400 4.0% 4.0% 1.0% 8500 -1.0%8500 The number of -1.0%jobs The(vs total3.2% city) number 400 (vs 3.0%city city) (vs 0.6% city) (vs 0.6% city) (vs 3.0% city) segment 4 (vs 4.9% city) (vs 4.9% city) declined between -15.7% -15.7% of employment (vs -0.7% city) 2001 and 2006, but 3000 3000 (vs -0.7% city) establishments is up 45000 10350 25 6750 6750 largely recovered over the 2001-2011 350 by 2011. period. Source: Toronto Source: Toronto 0 5000 Employment Survey 200030000 Employment0300 Survey 300 5000 20002000 2005 2010 20002001 2005 20062010 2011 2005 2006 2010 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011 2001 2006 2011

city total 1,317,300:2011 (+3.2%) HH income city total 1,317,300:2011Prop (+3.2%) Low incomecity total 75,100:2011 (+3.0%)city total 75,100:2011 (+3.0%) Tenure Pop’n Pop’n Jobs 1,276,800:2006Jobs (-0.7%) Estab. Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 Finch Avenue West Corridor Profile 31 June 2015 $90000 40 100% 100% $90000 city 40 70% city Active

75 75000 75000 30 30 segment 4 75 60 segment 4 segment 4 Finch Segment 4 Drivercity segment 4 Transit city 60000 20 segment 4 50 50 60000 20 city city 50 segment 4 city segment 4

25 45000 45000 10 10 25 40

30000 0 0 Passenger 0 30000 0 2005 2006 2010 2000 2005 20002010 2005 3020102000 2005 20002010 2005 2010 2005 2006 2010 2001 2006 2011

HH income HH income Prop Low income Prop Low income Tenure Tenure Immigration Modal Split

70% 70% Active Active

segment 4 segment 4 60 60 Finch Segment 4 Driver Driver Finch Segment 4 Transit Transit

50 50 city city

40 40

Passenger Passenger 30 30 2001 2006 20012011 2006 2011

Immigration Immigration Modal Split Modal Split 12000 5000 500

10250 450 +13.0% 4000 (vs 4.5% city) +14.4% 4.0% 1.0% 8500 -1.0% (vs 3.2% city) 400 (vs 0.6% city) (vs 3.0% city) (vs 4.9% city) -15.7% 3000 (vs -0.7% city) 6750 350 Jobs

5000 2000 300 2001 2006 2011Mfg Retail Service2001 Office 2006 Instit 2011Other Total 2001 2006 2011 2001 1601 493 850 681 305 194 4124 city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n 2006 1035 322 870 684 Jobs 341 223 3475 Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 2011 902 283 1066 1200 485 38 1,286,340:20013974 72,480:2001

$90000 40 100% Age Distribution city 12000 5000 500 Employment Establishments Seg. 4 Corridor City 75000 30 75 0-19 28.4% 28.6% 21.1% 10250 450 Mfg Retail Service Office Instit Othersegment 4 Total +13.0% 20-34 400022.7% 23.1% 22.8% city 2001 63segment 4 81 149 75 23 10 401 (vs 4.5% city) 60000 20 50 35-54 28.7% 27.5% 30.1%+14.4% city 4.0% 1.0% 8500 -1.0% segment 4 (vs 3.2% city) 400 2006 56 76 155 89 31 10 417 55-64 9.5% 9.3% 11.6% (vs 0.6% city) (vs 3.0% city) (vs 4.9% city) 2011 52 68 177 86 31 7 421 65+ 10.5% 11.4%-15.7% 14.4% (vs -0.7% city) 45000 10 25 3000 6750 350

30000 0 0 2005 2006 2010 2000 2005 2010 2000 2005 5000 2010 2000 300 2001 2006 2011 2001 2006 2011 2001 2006 2011

HH income Prop Low income Tenure city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 1,286,340:2001 72,480:2001 Modal Split (2011) Proportion Low Income 100% $90000 50040 500 70% 12000 12000 Active5000 5000 city

segment 4 75000 30 450 75 60 10250 10250 450 Finch Segment 4 +13.0% 4000 +13.0%Driver 4000 segment 4 Transit (vs 4.5% city) The proportion (vs 4.5% city) +14.4% +14.4% city segment 4 1.0% 4.0% 50 1.0% 50 8500 -1.0%60000 of (vslow 3.2% income city) 40020 (vs 3.2% city) 4.0% 400 city 8500 city -1.0% (vs 3.0% city) (vs 0.6% city) (vs 3.0% city) (vs 4.9% city) households declined (vs 0.6% city) segment 4 A large proportion(vs 4.9% city) -15.7% -15.7% between 2000 and of trips to work were 3000 (vs -0.7% city) 3000 (vs -0.7% city) 45000 2010, but remains 10 350 25 40 6750 taken by private 6750 350 above the city automobile within average. the area. Passenger Source: Census 0 30 5000 30000 2000 3000 300 5000 Source: Census 2000 2000 2005 2010 2000 2005 2010 2001 2006 20052011 2006 2010 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011

75 75000 75000 30 30 segment 4 75 60 segment 4 segment 4 Driver Finch Segment 4 Private household city city segment 4 Transit 60000 segment 4 20 50 50 60000income declined 20 city city 50 segment 4 between 2005 and city segment 4 2010, widening the The proportion of 25 45000gap between the 45000 10 home10 owners is 25 area average and 40 increasing slowly city average. within the segment. Source: Census 30000 Source:0 Census 0 Passenger 0 30000 0 2005 2006 2010 2000 2005 2010 2000 2005302000 2010 2005 2010 2000 20052005 2010 2006 2010 2001 2006 2011

HH income HH income Prop Low income Prop Low income Tenure Tenure Immigration Modal Split

Finch Avenue West Corridor Profile 32 June 2015

70% 70% Active Active

segment 4 segment 4 60 60 Finch Segment 4 Driver FinchDriver Segment 4 Transit Transit

50 50 city city

40 40

Passenger Passenger 30 30 2001 2006 2011 2001 2006 2011

Immigration Immigration Modal Split Modal Split Segment 5

Aerial (2013)

Kenhar Road

Highway 400

Signet Drive

CN Rail Corridor

Finch Avenue

Arrow Road

Location

Segment 5 is bounded by highway 400 on the east and a rail corridor on the west. Kenhar Drive is the northern boundary, and Lido Road is the Lido Road southern boundary.

Finch Avenue West Corridor Profile 33 June 2015 Description Save for the hydro corridor, composition has changed. While Snapshot segment 5 is entirely designated manufacturing and warehousing Size: 204.3 Employment Areas in the Toronto accounted for about 60% of jobs in hectares Official Plan. The area is part 2001, today the sector represents of the Emery Village BIA and is about 40% of jobs. However, the Jobs (2011): characterized by low-rise industrial total number of manufacturing 6,094 and commercial buildings with and warehousing establishments Employment large floor plates on large lots. The has remained stable. Office uses Establishments only exceptions are located on have increased, both in terms (2011): the south side of Finch at Signet of total number of jobs, and 216 Drive/Arrow Road, where a mid- total number of establishments. Density (2011): rise office building, and large Combined, the office, 29.83 jobs place of worship are located. The manufacturing and warehousing & 0 people hydro corridor cuts through the sectors account for over 74% of = 29.83 people & jobs/hectare segment across Finch just west jobs. Service sector jobs account of Signet/Arrow on a northeast- for a further 19% of jobs. southeast axis. The interface with Finch Avenue Access to the segment is limited consists mainly of highway by all modes, due to the hydro infrastructure, bridge underpasses, corridor and highway. As a result, and see-through fencing. there is a ‘funnelling effect’ at Combined with the funnelling the intersection at Signet/Arrow effect of limited access to the (the only north-south access to segment, this makes for a highly the employment areas in the unwelcoming experience from segment), resulting in a busy a pedestrian, cycling, or transit intersection. perspective.

The number of jobs in this segment has remained relatively stable since 2001, but the

Snapshot detail sources: Toronto Employment Survey

Finch Avenue West Corridor Profile 34 June 2015 Parcel Fabric

Kenhar Road

CN Rail Corridor Parcel Fabric

Segment 5 is almost entirely an

Signet Drive employment area, with many Highway 400 manufacturing, warehousing, and other industrial establishments on larger parcels.

Employment Type Finch Avenue West Over 40% of jobs in the segment Arrow Road are in the manufacturing and warehousing sector, with a further third of jobs in the office sector. Overall, the segment is closer to being an industrial district than a business park.

Lido Road

Proportion of Jobs by Sector (2011) Selected Employers (2011) Interface (following page) Mfg/Warehousing 40.5% Knoll North America The interface map helps flanked by large industrial uses, Retail 4.7% Coca Cola Bottling to demonstrate what the the environment of the Finch Service 18.7% TTC streetscape is like in a Avenue West corridor is rather Office 33.5% Crown Cork and Seal segment. However, in this unfriendly in this segment. It Institutional 2.3% Jacobs and Thompson Limited case, the map (which shows does not have the feel of a Other 0.3% Purolator Courier an interface of landscaping vibrant transit-oriented corridor. Progistix Solutions and see-through fencing) Only in one location (at the does not provide sufficient southwest corner of Arrow Road evidence to understand the and Finch Avenue West) is there environment of the segment. any active frontage. Located between a highway and a railway underpass, and

Finch Avenue West Corridor Profile 35 June 2015 Figure Ground

Figure Ground

Arrow Road, in the southern section of segment 5 is visible via the figure ground, thanks to CN Rail Corridor a number of buildings along it. However, with almost no built form along it, Finch Avenue Finch Avenue West West completely disappears. The empty white space along

Highway 400 Finch Avenue West continues northward for a large portion of the segment, further emphasizing the vast unbuilt space within the segment. All of this is evidence of an area that currently has poor spatial definition (as it relates to the potential for a rapid transit corridor).

Finch Avenue Interface

Signet Drive (on-ramp area) Finch Avenue West

Weston Road Highway 400

doors & windows Arrow Road windows only landscaping better see-through fence parking lot opaque fence blank wall

Finch Avenue West Corridor Profile 36 June 2015 Employment Trends Segment 5 is within an emaployment area near have fluctuated, and office jobs jumped markedly Highway 400. Lands designated Employment between 2006 and 2011. Areas in the Official Plan are protected specifically for employment uses, including manufacturing, Despite the decline in manufacturing jobs, the warehousing, industrial, and office uses. As a result, number of manufacturing establishments was this area has no residential uses and no residential higher in 2011 than in 2001. There have also been population. Therefore, the population and other increases in the number of office and institutional census information depicted in the other segments is establishments in the area. not applicable to this area.

The number of jobs has fluctuated in the area over the 2001 to 2011 period. Manufacturing and warehousing jobs have declined, while service industry jobs have remained stable. Retail jobs

Jobs Employment Establishments 250 12000 12000 7000 7000 250

10250 225 225 10250 5.8% 5.8% (vs -0.7% city) +13.0% 6000+13.0% 6000 (vs -0.7% city) -5.7% 1.4% (vs 4.5% city) (vs 4.5% city) -5.7% 1.4% (vs 3.2% city) The total number 14.5% (vs 3.0% city) (vs200 3.2% city) 14.5% (vs 3.0% city) 8500 -1.0%8500 -1.0% of employment (vs 0.6%200 city) (vs 0.6% city) (vs 4.9% city)The number (vsof 4.9%jobs city) establishments has fluctuated 5000 5000 increased 175 6750 6750 somewhat over the significantly over the 175 2001 to 2011 period. 2001 to 2011 period. Source: Toronto Source: Toronto 5000 Employment Survey 4000 Employment150 Survey 150 5000 4000 2001 2006 2011 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011 2001 2006 2011

city total 1,317,300:2011 (+3.2%) city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%)city total 75,100:2011 (+3.0%) Pop’n Pop’n Jobs 1,276,800:2006Jobs (-0.7%) Estab. Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 Jobs 1,286,340:2001 72,480:2001 72,480:2001

$90000 Mfg Retail40% Service Office Institut Other Total 100% 100% $90000 City 40% 2001 3632 179 1103City 1104 13 75 6106

2006 3591 355 1326 1004 150 35 6461 75 75000 75000 30 30 75 2011 2469 287 1140Segment 2042 4 140 Segment16 4 6094

City City 60000 Segment 4 50 50 60000 Employment Establishments20 SegmentCity 4 20 City Segment 4 Segment 4 Mfg Retail Service Office Institut Other Total 25 45000 45000 2001 70 23 10 40 45 10 6 2 186 25 2006 79 31 34 51 15 3 213

30000 2011 75 30 0 34 53 21 3 216 0 0 30000 0 2001 2006 2011 2000 2005 20002010 2005 20102000 2005 20002010 2005 2010 2001 2006 2011

HH income HH income Prop Low income Prop Low income Tenure Tenure

Finch Avenue West Corridor Profile 37 June 2015

70% 70% Active Active

Segment 4 Segment 4 60 60 Finch Segment 5 Driver Driver Finch Segment 5 Transit Transit

50 50 City City

40 40

Passenger Passenger 30 30 2001 2006 20012011 2006 2011

Immigration Immigration Modal Split Modal Split This page is intentionally left blank

Finch Avenue West Corridor Profile 38 June 2015 Segment 6

Aerial (2013)

Shoreham Drive

Black Creek

Highway 400

Finch Avenue West

Location

Segment 6 is centred on the Jane and Finch intersection, and extends westward to Highway 400, eastward to Black Jane Street Creek, northward to Shoreham Drive, and southward to Grandravine Drive Eddystone Avenue Eddystone Avenue and Grandravine Drive.

Finch Avenue West Corridor Profile 39 June 2015 Description The segment area contains a mix The interface with Finch Avenue Snapshot of uses, with large areas of low-rise is mixed, with landscaping and Population residential, high-rise residential, a green ‘continuation’ of the (2011): low-scale employment areas, and ravine from Black Creek heading 28,529 commercial mixed use areas. A westward. However, reverse large hospital is also located within lotted homes, and apartments Size: 434.9 hectares the segment. High rise residential is perpendicular to Finch with blank located in many areas throughout walls do not contribute to an Immigrant the segment, but predominantly active street frontage. Parking population located along Jane Street, and lots and blank walls continue (2011): 59.6% along the Black Creek Valley. Most toward and past the intersection Education (2011): residential buildings in the segment of Jane and Finch. However, the 40.1% college date from the 1950-1970 period. orientation changes somewhat or university to the west of Jane Street, with Private Two large Toronto Community landscaping, and doors and Household Housing Corporation sites are windows facing Finch. Income (2010): located within the corridor – $59,130 Edgeley Village to the north, and While there are many small parcels Tenure (2011): Yorkwoods to the south. with low-rise housing, the majority 62.2% rent of parcels fronting onto Finch and There are several schools and Jane are large, with structures Jobs (2011): neighbourhood parks in the occupying only a portion of each. 9,035 segment, all based on the Many of these are designated Employment ‘neighbourhood unit’ style of Mixed-Use Areas in the Official Establishments planning. York University is located Plan. (2011): outside of the segment boundary 569 to the northeast, while Seneca Unemployment College’s Yorkgate Campus is rate (2011): located near Jane Street and 13.2% Finch Avenue West. Density (2011): 20.77 jobs & 65.6 people = 86.37 people & jobs/hectare

Snapshot detail sources: Census & Toronto Employment Survey

Finch Avenue West Corridor Profile 40 June 2015 Parcel Fabric

Shoreham Road

Parcel Fabric

Parcels along the Finch Avenue West corridor in this Jane Street segment are almost all large in size. This includes parcels currently occupied by malls, large apartment towers, a hospital, and open spaces or

Highway 400 vacant lands. Large parcels are also located throughout the segment, but are interspersed with small lots occupied by Finch Avenue West detached, semi-detached, and row houses.

Housing Form

A very high proportion of housing units in segment 6 are Black Creek apartments in buildings 5 storeys or taller (57.2%). Row houses and semi-detached houses make up over a quarter of units, with single detached housing accounting for only 6.4% of Eddystone Road units. More than 87% of housing units were constructed prior to 1980.

Private Dwellings by Period of Construction (2011) Housing by Structural Type (2011) Interface (following page) Before 1960 16.1% Single Detached 6.4% The Finch Avenue West often set well back from the 1961-1980 71.0% Semi-Detached 11.8% interface in this section consists street, with large landscape 1981-1990 7.9% Row House 16.8% of large sections of parking lots, buffers between them. Large 1991-2000 2.0% Detached Duplex 2.6% opaque fences (due to houses areas of unemcumbered land 2001-2005 2.0% Apt 5+ storeys 57.2% that back onto, rather than may provide an opportunity 2006-2011 1.0% Apt 5- storeys 5.1% face, Finch Avenue) and blank for new development that Other 0.1% walls. These interface elements improves upon the existing fail to contribute to an active, interface. vital avenue frontage. Where there are buildings that face onto Finch Avenue with active doors and windows, they are

Finch Avenue West Corridor Profile 41 June 2015 Figure Ground

Shoreham Road

Figure Ground

As with some of the other segments in this study, the figure Jane Street ground for segment 6 shows the main avenues (in this case Black Creek Finch Avenue West, and Jane Street) as weakly defined by built form. Lower order streets, such as Eddystone Road, and residential side streets stand out has having more defined street edges. Even the actual location

Highway 400 Finch Avenue West of the intersection of Jane and Finch is difficult to pinpoint due to edges undefined by buildings.

Large open spaces and roads, such as Highway 400, the rail corridor, and along Black Creek are all depicted as white (as there are no buildings in these areas).

Eddystone Road

Finch Avenue Interface

Finch Avenue

Jane Street

Black Creek

Highway 400

doors & windows windows only landscaping better see-through fence parking lot opaque fence blank wall

Finch Avenue West Corridor Profile 42 June 2015 35000 10000 600

8.6% -1.6% +5.5% 550 (vs 0.6% city) 30000 8500 (vs 3.0% city) 21.5% (vs 3.2% city) -11.4% +1.1% (vs -0.7% city) (vs 4.9% city) (vs 4.5% city) 25000 7000 500

20000 5500 450 Population & Employment Trends 15000 4000 400 Segment 6 has a young, stable to shrinking Home ownership is marginally2001 on 2006the rise, but2011 2001 2006 2011 2001 2006 2011 population. The immigrant proportion of the remains below the city average. city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) population has been declining slightly since 2001, Pop’n Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) but remains well above the city average. The number of jobs in the area has increased 1,286,340:2001 72,480:2001 significantly over the 2001-2011 period, mainly in the 90000 40 100 Private household income increased within the institutional and office sectors. city segment, but remained well below the city average by 2010. Despite the gap, the proportion of low The majority of trips75000 to work occur in a personal 30 75 income households dropped steadily over the vehicle or via transit. segment 6 same period. In 2000, about 40.6% of households city 60000 50 were considered low income, whereas in 2010, the segment 6 20 city proportion had improved to 26.8%; closer to the city segment 6 average. 45000 10 25

30000 0 0 2000 2005 2010 2000 2005 2010 2000 2005 2010

HH income Prop Low income Tenure

Population Immigration 600 35000 10000 70 Active

8.6% -1.6% 30000 8500 +5.5% 550 (vs 0.6% city) 60 segment 6 (vs 3.0% city) 21.5% (vs 3.2% city) Driver Finch Segment 6 -11.4% +1.1% (vs -0.7% city) (vs 4.9% city) (vs 4.5% city) 500 25000 The7000 propotion of 50 city the population Transit Population declined considered to 450 in the area between 20000 be5500 immigrant is 40 2001 and 2006, but declining within the has since stablised. segment Source: Source: Census 15000 Census.4000 400 30 2001 2006 2011Passenger 2001 2006 2011 2001 20062001 2011 2006 2011

8.6% -1.6% 8.6% 75000 +5.5% 30550 (vs 0.6% city) 75-1.6% 30000 30000 8500 8500 +5.5% 550 (vs 3.0% city)(vs 0.6% city) (vs 3.2% city) segment 6 (vs 3.0% city) 21.5% 21.5% (vs 3.2% city) +1.1% (vs -0.7% city) -11.4% -11.4% +1.1% (vs -0.7% city) city (vs 4.5% city) 50 (vs 4.9% city) (vs 4.9% city) (vs60000 4.5% city) segment 6 20500 25000 25000 7000 7000 The total number 500 city of employment segment 6 The total number establishments is up 45000 10450 25 20000 20000 of jobs is increasing 5500 5500 over the 2001-2011 450 within the segment. period. Source: Toronto Source: Toronto 0 15000 Employment Survey 400030000 Employment0400 Survey 400 15000 20004000 2005 2010 20002001 2005 20062010 2011 2000 2005 2010 2001 2006 20012011 2006 2011 2001 20062001 2011 2006 2011 2001 2006 2011

city total 1,317,300:2011 (+3.2%) HH income city total 1,317,300:2011Prop (+3.2%) Low incomecity total 75,100:2011 (+3.0%)city total 75,100:2011 (+3.0%) Tenure Pop’n Pop’n Jobs 1,276,800:2006Jobs (-0.7%) Estab. Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 Finch Avenue West Corridor Profile 43 June 2015 90000 40 100 100 90000 city 40 70 city Active

75 75000 75000 30 30 75 60 segmentsegment 6 6 segment 6 Finch Segment 6 Drivercity 50 city 60000 segment 6 20 50 60000 segment 6 20 city city 50 city segment 6 Transit segment 6 25 45000 45000 10 10 25 40

30000 0 0 0 30000 0 2000 2005 2010 2000 2005 20002010 2005 3020102000 2005 20002010 2005 2010 Passenger 2000 2005 2010 2001 2006 2011

HH income HH income Prop Low income Prop Low income Tenure Tenure Immigration Modal Split

70 70 Active Active

60 60 segment 6 segment 6 Finch Segment 6 Driver Driver Finch Segment 6

50 50 city city Transit Transit

40 40

Passenger 30 30 Passenger 2001 2006 20012011 2006 2011

Immigration Immigration Modal Split Modal Split 35000 10000 600

8.6% -1.6% +5.5% 550 (vs 0.6% city) 30000 8500 (vs 3.0% city) 21.5% (vs 3.2% city) -11.4% +1.1% (vs -0.7% city) (vs 4.9% city) (vs 4.5% city) 25000 7000 500

20000 5500 450 Jobs

15000 4000 400 2001 2006 2011Mfg Retail Service2001 Office 2006 Instit 2011Other Total 2001 2006 2011 2001 975 1013 1190 1440 2319 112 7049 city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n 2006 751 1036 718 1636 Jobs 4305 117 8563 Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 2011 721 902 872 1707 4724 1091,286,340:2001 9035 72,480:2001

90000 40 100 Age Distribution city 35000 10000 600 Seg. 6 Corridor City Employment Establishments 75 8.6% 75000 30 -1.6% 0-19 31.9% 28.6% 21.1%+5.5% 550 (vs 0.6% city) 30000 segment 6 8500 (vs 3.0% city) Mfg Retail Service Office Instit Other Total 20-34 20.9% 23.1%21.5% 22.8%(vs 3.2% city) city -11.4% +1.1% (vs -0.7% city) 60000 2001 60 146 103 182 33 8 532 50 35-54 27.3% 27.5% 30.1% segment 6 20 city (vs 4.9% city) (vs 4.5% city) 2006 57 157 108 208 2500040 8 578 7000 500 55-64 9.1% segment9.3% 6 11.6% 2011 54 143 104 208 51 9 569 65+ 10.8% 11.4% 14.4% 45000 10 25 20000 5500 450

30000 0 0 2000 2005 2010 2000 2005 2010 2000 2005 15000 2010 4000 400 2001 2006 2011 2001 2006 2011 2001 2006 2011

8.6% 8.6% -1.6% 75 -1.6% 60 30000 75000 8500+5.5% 55030 +5.5% (vs 0.6% city) 550 (vs 0.6% city) 30000 segment 6 8500 (vs 3.0% city) (vs 3.0% city) (vs 3.2% city) 21.5% (vs 3.2% city) segment 6 Driver 21.5% Finch Segment 6 About half of trips to (vs -0.7% city) -11.4% +1.1% -11.4% +1.1% (vs -0.7% city) city work were taken by (vs 4.5% city) 50 (vs 4.9% city) (vs 4.5% city) (vs 4.9% 60000city) The proportionsegment 6 20 500 50 25000 personal automobile 25000 7000 7000 500 city city of low income within the area, with Transit segment 6 households declined transit trips making 45000 significantly 10 450 25 40 20000 up a significant 20000 5500 5500 450 between 2000 and portion of trips as 2010. well. Source: Census 0 30 15000 Passenger 30000 4000 4000 400 15000 Source: Census 4000 2000 2005 2010 2000 2005 2010 2001 2006 20002011 2005 2010 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011

75 75000 75000 30 30 75 60 segment segment6 6 segment 6 Driver Finch Segment 6 Private Household city city 60000 20 50 50 60000Income is increasing segment 6 20 segment 6 city city within the segment, 50 city segment 6 segment 6 but remains The proportion of Transit 25 45000significantly lower 45000 10 home10 owners is 25 than the city 40 increasing slowly average. within the segment. Source: Census 30000 Source:0 Census 0 0 30000 0 2000 2005 2010 2000 2005 2010 2000 2005 3020002010 2005 2010 2000 20052000 2010 Passenger 2005 2010 2001 2006 2011

HH income HH income Prop Low income Prop Low income Tenure Tenure Immigration Modal Split

Finch Avenue West Corridor Profile 44 June 2015

70 70 Active Active

60 60 segment 6 segment 6 Finch Segment 6 Driver FinchDriver Segment 6

50 50 city city Transit Transit

40 40

30 30 Passenger Passenger 2001 2006 2011 2001 2006 2011

Immigration Immigration Modal Split Modal Split Segment 7

Aerial (2013)

The Pond Road

Finch Avenue West

Keele Street

Finch Avenue

Location Black Creek Sentinel Road

Segment 7 is located toward the east end of the corridor, and is bounded by Keele Street in the east, Black Creek in the west, The Pond Road to the north, and Grandravine Grandravine Drive Drive to the south.

Finch Avenue West Corridor Profile 45 June 2015 Description The segment area is known The interface with Finch Avenue Snapshot generally as “York University is characterized by reverse-lotted Population Heights” and is mainly a residential homes with a green buffer for most (2011): area, comprised of housing of its southern edge. Most of the 19,342 built in the 1950 to 1970 period. northern interface is consistently Housing generally consists of green, whether a result of Size: 305.5 hectares single-family detached housing Fountainhead Park, or a result of to the south, ‘tower in the park’ the lands surrounding four ‘tower Immigrant type apartments just to the north in the park’ apartment buildings population of Finch and to the south along on the northwest corner of Finch (2011): 59.1% Keele, and newer row and semi- and Sentinel. A hydro corridor splits Education (2011): detached houses to the north. the segment on an east-west axis 59.7% college north of Finch. or university Commercial activity is limited Private within the segment, with a few Terrain is fairly flat, save for sloping Household retail establishments at Keele and toward the ravine on the western Income (2010): Finch, and just off of Sentinel, north end of the segment. $60,738 of Finch. Tenure (2011): With a few exceptions, parcels in 57.6% rent York University and Seneca this segment are either Apartment College at York are located Neighbourhood or Neighbourhood Jobs (2011): toward the north, mainly outside designated in the Official Plan. 556 of the segment boundary. There Some of these parcels, especially Employment are other schools and places nearer to Sentinel Road, are large Establishments of worship within the segment, in size, with volumes of open space (2011): including James Cardinal or surface parking. 39 McGuigan school, and St Wilfrid’s Unemployment Catholic Church and elementary rate (2011): school just west of Sentinel on 11.4% Finch. Density (2011): 1.82 jobs & 63.31 people = 65.13 people & jobs/hectare

Snapshot detail sources: Census & Toronto Employment Survey

Finch Avenue West Corridor Profile 46 June 2015 Parcel Fabric

The Pond Road

Parcel Fabric

South of Finch Avenue, most parcels are small in size, and occupied by detached, semi- detached, and row houses. Throughout the segment, newer housing in the form of row or semi-detached housing has

Keele Street occupied very small lots. On Finch Avenue West the north side of Finch are large parcels, occupied by taller apartment structures, schools, retail, and the hydro corridor. The large parcels just south of the Pond Road are owned by York University. Black Creek Housing Form

The majority (52.9%) of housing units in this segment are in Sentinel Road apartments over 5 storeys. Single and semi-detached houses make up a further 27.9%. While most housing was built prior to 1980, about 12% of units were built between 2001 and 2011. This is a higher proportion than other segments under study.

Private Dwellings by Period of Construction (2011) Housing by Structural Type (2011) Interface (following page) Before 1960 15.0% Single Detached 16.5% In this segment, there is walls and opaque fencing. 1961-1980 57.3% Semi-Detached 11.4% almost no active street- However, on the north side, 1981-1990 10.1% Row House 6.7% related interfacing. Only the almost the entire segment has 1991-2000 5.5% Detached Duplex 1.5% retail establishments at the an interface of landscaping, as 2001-2005 5.9% Apt 5+ storeys 52.9% intersection with Keele stand a result of ‘tower in the park’ 2006-2011 6.2% Apt 5- storeys 10.1% out as exceptions to this. apartments, a public park, and Other 0.7% school. Most of the south side of Finch Avenue West consists of houses that back onto the avenue. As a result, the interface with Finch Avenue West is one of blank

Finch Avenue West Corridor Profile 47 June 2015 Figure Ground

The Pond Road

Keele Street

Figure Ground

In the southern half of the segment, residential streets are clearly visible in the figure ground due to large areas of built form consisting of single, semi, and detached housing. However, Finch Avenue itself appears largely undefined, and would not stand out easily without a label on the map. This Finch Avenue West is evidence of an undefined street wall in this segment.

The newer row and semi- detached houses in the northern half of the segment stand out like an ‘island’ around a white moat. Implementation of the York University Southwest

Sentinel Rd Black Creek Precinct Plan will result in new buildings along the south side of The Pond Road.

Finch Avenue Interface

Finch Avenue

Black Creek

Keele Street

Sentinel Road

doors & windows windows only landscaping better see-through fence parking lot opaque fence blank wall

Finch Avenue West Corridor Profile 48 June 2015 20000 700 70

18750 +5.5% 600 55 (vs 4.5% city)

+0% (vs 4.9% city) -10.2% +0.1% -11.5% 17500 500 40 (vs -0.7% city) (vs 3.2% city) (vs 0.6% city) -15.2% (vs 3.0% city)

16250 400 25 Population & Employment Trends 15000 300 10 Segment 7 has a growing population, whose Home ownership is on the2001 rise in the 2006 segment,2011 though 2001 2006 2011 2001 2006 2011 composition is skewed toward university-age (20-34) remains below the city average. city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) individuals, likely a result of nearby York University and Pop’n Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) Seneca College at York. The immigrant proportion The number of jobs in the segment, and the number 1,286,340:2001 72,480:2001 of the population has been declining steadily since of employment establishments have both declined $90000 40 100% 2001. from 2001 to 2011. Most of these losses stem fromcity the service sector. Private household income is increasing within the 75000 30 75 segment, and at a rate marginally higher than the The majority of trips to work occur in a personal segment 7 city city average. As a result, the gap with the city-wide vehicle or via transit. segment 7 50 60000 20 city average has decreased 1.1% since 2000, though segment 7 remains wide. Despite the gap, the proportion of low income households declined by 7.7% over the same 45000 10 25 period.

30000 0 0 2000 2005 2010 2000 2005 2010 2000 2005 2010

HH income Prop Low income Tenure

Population Immigration 70 20000 700 70% Active

Population was 18750 +5.5% 600 55 (vs 4.5% city) 60 segment 7 stable in the Driver Finch Segment 7 +0% segment between -10.2% +0.1% (vs 4.9% city) 40 -11.5% 2001 and 2006, but 17500 The500 propotion of (vs -0.7% 50city) (vs 3.2% city) city (vs 0.6% city) has increased at the population Transit -15.2% a rate higher than considered to (vs 3.0% city) 25 the city average 16250 be 400immigrant is 40 between 2006 and declining within the 2011. segment Source: Source: Census 15000 Census.300 10 30 2001 2006 2011 Passenger 2001 2006 2011 2001 20062001 2011 2006 2011

+5.5% 75000 30 55 75 18750 18750 600+5.5% 600 55 (vs 4.5% city) (vs 4.5% city) segment 7 +0% city The total number+0% -10.2% +0.1% (vs 4.9% city) (vs 4.9% city) 60000 segment-10.2% 7 20 +0.1%40 -11.5% -11.5% 50 17500 17500 of jobs decreased 500 (vs -0.7%500 city) (vs 3.2% city) The total number 40 city (vs -0.7% city) (vs 3.2% city) (vs 0.6% city) (vs 0.6% city) segment 7 in the segment of employment -15.2% -15.2% between 2001 and establishments is (vs 3.0% city) (vs 3.0% city) 45000 10 25 25 16250 16250 2006, and has since 400 400 declining within the 25 remained stable. segment. Source: Toronto Source: Toronto 0 15000 Employment Survey 30000300 Employment0 10 Survey 10 15000 2000 2005300 2010 20002001 2005 20062010 2011 2000 2005 2010 2001 2006 20012011 2006 2011 2001 20062001 2011 2006 2011 2001 2006 2011

city total 1,317,300:2011 (+3.2%) HH income city total 1,317,300:2011Prop (+3.2%) Low incomecity total 75,100:2011 (+3.0%)city total 75,100:2011 (+3.0%) Tenure Pop’n Pop’n Jobs 1,276,800:2006Jobs (-0.7%) Estab. Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 Finch Avenue West Corridor Profile 49 June 2015 $90000 40 100% 100% $90000 city 40 70% city Active

75 75000 75000 30 30 75 segment 7 60 segment 7 segment 7 Driver Finch Segment 7 city city 60000 segment 7 20 segment 7 50 50 60000 20 city city 50 segment 7 city segment 7 Transit 25 45000 45000 10 10 25 40

30000 0 0 0 30000 0 2000 2005 2010 2000 2005 20002010 2005 3020102000 2005 20002010 2005 2010 Passenger 2000 2005 2010 2001 2006 2011

HH income HH income Prop Low income Prop Low income Tenure Tenure Immigration Modal Split

70% 70% Active Active

60 60 segment 7 segment 7 Finch Segment 7 Driver Driver Finch Segment 7

50 50 city city Transit Transit

40 40

Passenger 30 30 Passenger 2001 2006 20012011 2006 2011

Immigration Immigration Modal Split Modal Split 20000 700 70

18750 +5.5% 600 55 (vs 4.5% city)

+0% (vs 4.9% city) -10.2% +0.1% -11.5% 17500 500 40 (vs -0.7% city) (vs 3.2% city) (vs 0.6% city) -15.2% (vs 3.0% city)

16250 400 25 Jobs

15000 300 10 2001 2006 2011Mfg Retail Service2001 Office 2006 Instit 2011Other Total 2001 2006 2011 2001 0 61 123 64 338 29 615 city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n 2006 0 62 45 48 Jobs 382 15 552 Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 2011 0 70 40 46 376 24 1,286,340:2001556 72,480:2001

$90000 40 100% Age Distribution city 20000 700 70 Employment Establishments Seg. 7 Corridor City 75000 30 75 0-19 21.9% 28.6% 21.1% 18750 segment 7 +5.5% 600 55 Mfg Retail Service Office Instit Other Total (vs 4.5% city) 20-34 32.4% 23.1% 22.8% city +0% 60000 2001 0segment 7 13 21 6 11 1 52 50 35-54 25.7% 27.5% 30.1% 20 city (vs 4.9% city) -10.2% +0.1% -11.5% 17500 500 segment 7 40 2006 0 14 13 7 11 1 46 55-64 8.7% 9.3%(vs -0.7% city) 11.6%(vs 3.2% city) (vs 0.6% city) -15.2% 2011 0 11 10 5 12 1 39 65+ 11.3% 11.4% 14.4% (vs 3.0% city) 45000 10 25 16250 400 25

30000 0 0 2000 2005 2010 2000 2005 2010 2000 2005 15000 2010 300 10 2001 2006 2011 2001 2006 2011 2001 2006 2011

HH income Prop Low income Tenure city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 1,286,340:2001 72,480:2001 Modal Split (2011) Proportion Low Income 100% $90000 7040 70 70% 20000 20000 Active 700 700 city

75 +5.5% 75000 +5.5% 5530 55 60 18750 segment 7 18750 600 600 (vs 4.5% city) (vs 4.5% city) segment 7 About half of trips to Driver Finch Segment 7 work were taken+0% by +0% city (vs 4.9% city) -10.2% +0.1% segment 7 -10.2% +0.1% -11.5% 50 (vs 4.9% city) 60000 The propotion of 4020 -11.5% 40 city 50 17500 personal automobile 17500 500 (vs -0.7% city) (vs500 3.2% city) (vs -0.7% city) (vs 3.2% city) city the segment that (vs 0.6% city) (vs 0.6% city) segment 7 within the segment, Transit -15.2% -15.2% is considered low (vs 3.0% city) with transit trips (vs 3.0% city) 45000 income declined 10 25 25 40 16250 making up 16250 400 400 25 between 2000 and significant portion of 2010. trips as well. Source: Census 0 30 15000 Passenger 30000 300 100 10 15000 Source: Census 300 2000 2005 2010 2000 2005 2010 2001 2006 20002011 2005 2010 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011

75 75000 75000 30 30 75 60 segment segment7 7 segment 7 Driver Finch Segment 7 Private Household city city 60000 segment 7 segment 7 20 50 50 60000Income is increasing 20 city city 50 segment 7 within the segment, city segment 7 but it remains The proportion of Transit 25 45000significantly lower 45000 10 home10 owners is 25 than the city 40 increasing within the average. segment. Source: Census 30000 Source:0 Census 0 0 30000 0 2000 2005 2010 2000 2005 2010 2000 2005302000 2010 2005 2010 2000 20052000 2010 Passenger 2005 2010 2001 2006 2011

HH income HH income Prop Low income Prop Low income Tenure Tenure Immigration Modal Split

Finch Avenue West Corridor Profile 50 June 2015

70% 70% Active Active

60 60 segment 7 segment 7 Finch Segment 7 Driver FinchDriver Segment 7

50 50 city city Transit Transit

40 40

30 30 Passenger Passenger 2001 2006 2011 2001 2006 2011

Immigration Immigration Modal Split Modal Split Segment 8

Aerial (2013)

The Pond Road

Finch Avenue West

CN Rail Corridor

Location

Segment 8 is Finch Avenue located at the Keele Street eastern end of the corridor, and is roughly bounded by the CN rail corridor to the east, Keele Street to the west, The Pond Road and Apollo Road to the north, and roughly Grandravine Drive and Sheppard Avenue West to the south. York University Sheppard Avenue West is nearby to the northwest, and Downsview Park is nearby to the south.

Finch Avenue West Corridor Profile 51 June 2015 Description Segment 8 is characterized by employment has declined Snapshot employment uses, and is mostly by about 16% over the 2001- Size: 188.0 designated as Employment Areas 2011 period, the number of hectares in the Official Plan. South of Finch establishments has remained Avenue West, most buildings are relatively stable. There are some Jobs (2011): single-storey industrial buildings retail establishments at the Keele 5,101 with relatively large floorplates and Finch intersection, as well as Employment on large parcels. North of Finch south along Keele Street. Establishments are a few large sites housing (2011): a fuel storage and distribution The southern interface with 590 centre, including large industrial Finch Avenue generally consists Density (2011): fuel storage tanks. A hydro of parking lots with limited 27.13 jobs corridor splits the fuel storage and landscaping. However, doors and & 0 people distribution centre on an east- windows do face Finch Avenue, = 27.13 people & jobs/hectare west axis, and currently contains and there are some street-related a busway connecting York active uses at the base of mid-rise University with Downsview Station. office buildings toward the Finch An exception to this lower scale and Keele intersection. A large and industrial form exists near section of the northern interface the Keele and Finch intersection, consists of see-through fencing, where there are a few mid-rise containing the fuel storage facility. sized office buildings with retail at grade. A small amount of Mixed- Use designated areas exists at this intersection.

Employment activity is over 70% office, manufacturing and warehousing, and this proportion has remained stable at this level since 2001. While overall

Snapshot detail sources: Toronto Employment Survey

Finch Avenue West Corridor Profile 52 June 2015 Parcel Fabric

The Pond Road

Parcel Fabric

Relatively large parcels are found throughout the segment, with particularly large parcels north of Finch Avenue. A fuel

Keele Street storage facility north of Finch accounts for part of this. These

CN Rail Corridor larger parcels support the kinds of establishments that this area Finch Avenue West is planned for - employment uses including manufacturing, warehousing, and industrial uses.

Employment Type

The composition of employment in this segment is similar to that of the other employment segment (segment 5), in that maufacturing, warehousing, and office uses make up the majority of jobs. However, unlike segment 5, the office sector accounts for a larger proportion of jobs. Sheppard Avenue West

Proportion of Employment by Sector (2011) Selected Employers (2011) Interface (following page) Mfg/Warehosing 31.9% Corsential The northern interface of Finch have active doors and windows Retail 11.5% Vitaform Products Canada Ltd Avenue West consists of see- facing towards it. Service 14.3% Alternative Die Cutting through fencing (to the fuel Office 38.5% RST Industries storage yards) and parking lots, Institutional 3.2% Spring Air Canada though there are some active Other 0.5% Cappola Food Inc doors and windows nearer to Silva Custom Furniture Inc Keele Street.

Though the southern interface of Finch Avenue is largly parking lots, the majority of buildings are oriented toward the street and

Finch Avenue West Corridor Profile 53 June 2015 Figure Ground

The Pond Road Figure Ground

Keele Street The figure ground clearly shows the fuel tank storage yards in the north half of the segment

CN Rail Corridor (circular figures). As significant spacing is needed around them, there are also large areas of unbuilt space in the northern half. Finch Avenue West South of Finch Avenue, the location and orientation of the low-rise industrial built form makes it difficult to locate the street network. Similarly, the street edge along Finch Avenue West is not well defined by built form, though the southern edge is better defined than the north.

Sheppard Avenue West

Finch Avenue Interface

Finch Avenue West

CN Rail Corridor

Keele Street

doors & windows windows only landscaping better see-through fence parking lot opaque fence blank wall

Finch Avenue West Corridor Profile 54 June 2015 Employment Trends Segment 8 is mainly within lands designated the overall number of establishments has remained Employment Areas in Toronto’s Official Plan. relatively stable. Employment Areas are protected specifically for employment uses, including manufacturing, warehousing, industrial, and office uses. As a result, this area has no residential uses and no population. Therefore, the population and other census information depicted in the other segments is not applicable to this area.

The number of jobs has fallen significantly in the area over the 2001 to 2011 period, with only the office sector demonstrating stability. Despite this decline,

Jobs Employment Establishments 700 12000 12000 7000 7000 700

625 10250 10250 625 +13.0% 6000+13.0% 6000 (vs 4.5% city) (vs 4.5% city) 4.7% -1.8% 4.7% The total number (vs 0.6% city) -1.8% 550 (vs 3.0% city) (vs 0.6% city) (vs 3.0% city) 8500 -1.0%8500 -1.0% of employment 550 (vs 4.9% city)The number (vsof 4.9%jobs city) -9.1% -9.1% establishments (vs -0.7% city) (vs -0.7% city) fell consistently over 5000 5000 remained relatively -8.1% -8.1% 6750 the 2001 to 2011 stable475 over the 2001 475 6750 (vs 3.2% city) (vs 3.2% city) period. to 2011 period. Source: Toronto Source: Toronto 5000 Employment Survey 4000 Employment400 Survey 400 5000 4000 2001 2006 2011 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011 2001 2006 2011

$90000 Mfg Retail40% Service Office Institut Other Total 100% 100% $90000 City 40% 2001 2222 681 945City 2126 118 18 6110

2006 2151 756 561 1911 162 10 5551 75 75000 75000 30 30 75 2011 1628 588 729 Segment1965 4 165 Segment26 4 5101

City City 60000 Segment 4 50 50 60000 Employment Establishments20 SegmentCity 4 20 City Segment 4 Segment 4 Mfg Retail Service Office Institut Other Total 25 45000 45000 2001 99 97 10 136 223 10 17 2 574 25 2006 96 108 145 225 24 3 601

30000 2011 86 95 0 151 227 24 7 590 0 0 30000 0 2001 2006 2011 2000 2005 20002010 2005 20102000 2005 20002010 2005 2010 2001 2006 2011

HH income HH income Prop Low income Prop Low income Tenure Tenure

Finch Avenue West Corridor Profile 55 June 2015

70% 70% Active Active

Segment 4 Segment 4 60 60 Finch Segment 5 Driver Driver Finch Segment 5 Transit Transit

50 50 City City

40 40

Passenger Passenger 30 30 2001 2006 20012011 2006 2011

Immigration Immigration Modal Split Modal Split This page is intentionally left blank

Finch Avenue West Corridor Profile 56 June 2015 Appendices

A - Determining Boundaries City Planning undertook an that there is no population living exercise to determine the in these segments. The resulting boundaries for study, and divided segments are indicated in the the corridor into eight segments map located on page 6-7. The based on the following criteria: total area of the corridor study area is 2,454 hectares (3.86% of the • land forms, including natural city total of 63,450 hectares). features; • man-made barriers, including highways and rail corridors; • Land Use designations as per the existing Official Plan; • built form, including the heights B - Neighbourhood and sizes of existing buildings and their locations; Improvement Areas • distance from LRT stops; In March 2014 the City of Toronto, • consideration for major streets; through the Toronto Strong and Neighbourhoods Strategy 2020 • District Community Planning identified 31 neighbourhoods as knowledge and experience. falling below the Neighbourhood Equity Benchmark and requiring Factoring the above, and in order special attention. Of these, seven to be able to obtain information NIAs are located along the Finch and data with a reasonable Avenue West LRT corridor. The amount of effort, the boundaries Neighbourhood Equity Score were further refined and aligned (and related Benchmark) is one as much as possible with Census number designed to capture the Dissemination Area (CDA) total weight of unnecessary, unfair, boundaries. The only exception to and unjust differences faced by this are areas where there are no neighbourhood residents in five residents (i.e. Employment Areas) areas: economic opportunity, where following the CDAs was not social development, healthy lives, necessary. participation in decision-making, and physical surroundings. As Most of the segments contain these differences are unnecessary, a mix of uses, while two of the action can be taken to remedy segments (segments 5 and 8) are them. almost exclusively Employment Areas designated, which means For more information about NIAs, read the Staff Report provided for Age, Households and “Toronto Strong Neighbourhood Housing (structural type only). Strategy 2020 – Recommended Population Data – The Undercount Neighbourhood Improvement Although Statistics Canada makes Areas” from March 4, 2014, or read a great effort to count every the “NIA Profiles”. Both of these person, some people are missed resources are available online. in each Census. Statistics Canada takes this into account and estimates an ‘undercoverage’ rate for the urban region (CMA) every Census, but not for the City. The CMA undercount in 2006 was 4.94%.

C - Data Sources & Notes The 2006 Census counted an All data and statistics included in unexpectedly high number of this profile are from one of these unoccupied dwelling units. This sources: leads City staff to suspect that the Census may have missed more • the Census of Canada, years households than usual. 2001, 2006, and 2011; • the City of Toronto’s The 2011 Census appears to have Toronto Employment Survey captured some dwellings that (conducted by City Planning were counted as unoccupied in each year), for the years 2001, 2006. However, the 2011 Census 2006, and 2011; also undercounts the population. • derived using mapping and Further analysis of the 2011 Census resources within City Planning; results and undercoverage is or underway. • calculated using a combination of the above. 2011 National Household Survey - Known Limitations of the Data Daily bus ridership is the exception to the above, and was sourced at How do the changes in the 2011 TTC.ca (accessed in May 2015). Census methodology affect this data? Notes There have been changes in 2011 Census data has been the way information has been collected for portions of the estimates are compared with 2011 Census. This will impact the estimates produced from the extent to which comparisons can 2006 Census long form, especially be made with previous Census when the analysis involves small periods on some Census variables. geographies. Users are asked In general, data collected by the to use the NHS’s main quality 2011 Census can be compared to indicator, the global non-response the data from previous Censuses, rate…in assessing the quality of the with due regard for changing NHS estimates and determining definitions of individual variables. the extent to which the estimates The information previously can be compared with the collected by the long-form Census estimates from the 2006 Census questionnaire was collected in long form. Users are also asked 2011 as part of the new voluntary to read any quality notes that National Household Survey (NHS) may be included in dissemination by Statistics Canada. products.” For more information, please see the National Household In general, the 2011 NHS data Survey User Guide Catalogue No. is less comparable to that of 99-001-x2011001 released May 8, the previous Censuses due to 2013. non-response bias inherent in voluntary surveys. Non-response The risk of non-comparable data bias can occur when people do for population groups grows when not respond to a survey “because two variables are cross-tabulated non-respondents tend to have or tabulated for small geographic different characteristics from areas, such as variables relating respondents. As a result, there to minority populations, income is a risk that the results will not and shelter costs. Seventy-four be representative of the actual percent of the Census Tracts population”, notes the National in the City of Toronto reported Household Survey User Guide. by the 2011 NHS have a Global Non-Response Rate above 25%, The smaller the geographic the threshold for suppression for area or population group, the the 2011 Census. Comparisons greater the risk of non-response may be more suitable where the and non-comparable data. Global Non-Response Rates of the The National Household Survey geographies are similar and the User Guide states: “Caution Coefficients of Variation of the must be exercised when NHS variables are low. Use of NHS data involves a careful understanding a variety of reasons. For example, of the significant differences and people may be traveling, some higher non-response inherent in dwellings are hard to find, and the NHS by comparison to the some people simply refuse to Census. participate. Statistics Canada takes this into account and Can the counts of dwellings by estimates an ‘undercoverage’ structure type be compared? rate for the urban region (CMA) every Census, but not for the City. The structural type of dwelling The 2006 net undercoverage data in the 2006 Census and rate for the Toronto CMA is 4.94% the 2011 NHS are not directly ± 0.56%. Net undercoverage comparable with the previous also varies by age and sex and Censuses because of a change is highest for those between 15 in the definition of an apartment and 44 years of age. In 2006, in a duplex in 2006, resulting in the net undercoverage peaked at reclassification of ground-related 9.91% for males and 6.08% for units to apartments. females 24-34 years of age, per the 2006 Census Technical Report: Why do the totals vary from table Coverage, Catalogue No. 92-567- to table? X, released March 2010.

The totals vary due to rounding of some of the totals by Statistics Canada to the nearest 5. Also, the sum of a characteristic may not precisely match the total number of households.

What is meant by the term “undercoverage”?

Statistics Canada’s numbers upon release and as reported above do not account for undercoverage. Although Statistics Canada makes a great effort to count every person, in each Census a notable number of people are left out for