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Conservation and the Crosstown: Exploring the Intersection of Retail Heritage and Transportation Infrastructure in Toronto

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Conservation and the Crosstown: Exploring the Intersection of Retail Heritage and Transportation Infrastructure in Toronto CONSERVATION AND THE CROSSTOWN: EXPLORING THE INTERSECTION OF RETAIL HERITAGE AND TRANSPORTATION INFRASTRUCTURE IN TORONTO By: Sophia Sousa Supervised By: Laura E. Taylor A Major Paper submitted to the Faculty of Environmental Studies in partial fulfillment of the requirements for the degree of Master in Environmental Studies York University, Toronto, Ontario, Canada November 29, 2018 CONTENTS CONTENTS LIST OF FIGURES .............................................................................................................................................. i ACKNOWLEDGEMENTS .................................................................................................................................. ii ABSTRACT ..................................................................................................................................................... iii FOREWORD ................................................................................................................................................... iv INTERSECTING THE PLAN OF STUDY .......................................................................................................... v INTRODUCTION .............................................................................................................................................. 1 METHODOLOGY ........................................................................................................................................ 6 CHAPTER 1 .................................................................................................................................................... 9 ORDINARY BUILDINGS & ORDINARY (COMMERCIAL) STREETS ................................................................. 9 PHYSICAL & INTANGIBLE CULTURAL HERITAGE....................................................................................... 11 DISPLACEMENT & PROTECTION OF RETAIL HERITAGE ............................................................................ 12 GENTRIFICATION & TRANSPORTATION INFRASTRUCTURE ..................................................................... 14 CHAPTER 2 ................................................................................................................................................... 17 EARLY HISTORY: VILLAGE OF FAIRBANK ESTABLISHMENT ....................................................................... 17 THE TORONTO BELTLINE & ON-STREET RAIL ........................................................................................... 21 POST-WAR, LITTLE JAMAICA, & THE CROSSTOWN .................................................................................. 24 CHAPTER 3 .................................................................................................................................................. 28 SHOULD I STAY OR SHOULD I GO?........................................................................................................... 28 INCENTIVES: WINDOW CLEANING & A FLOOR MAT ................................................................................ 33 HERITAGE CONSIDERATIONS & OPPORTUNITIES WITHIN THE CROSSTOWN PROJECT ........................... 35 BALANCING HERITAGE CHALLENGES & PRIORITIES IN TRANSPORTATION PROJECTS ............................. 37 IMPRESSIONS OF THE EGLINTON CROSSTOWN LIGHT RAIL TRANSIT PROJECT ....................................... 39 CHAPTER 4 ................................................................................................................................................... 41 RETAIL HERITAGE IN ONTARIO’S PLANNING FRAMEWORK ..................................................................... 41 BUSINESS CLOSURES, INTENSIFICATION, & CHANGE .............................................................................. 44 THE FUTURE OF LITTLE JAMAICA ............................................................................................................. 51 CHAPTER 5 .................................................................................................................................................. 55 REFERENCES ................................................................................................................................................ 60 APPENDIX A ................................................................................................................................................. 66 APPENDIX B .................................................................................................................................................. 67 LIST OF FIGURES LIST OF FIGURES FIGURE 1 EGLINTON CROSSTOWN LIGHT RAIL TRANSIT LINE – ROUTE MAP …………………………………………….. p. 2 FIGURE 2 RESEARCH STUDY AREA – YORK-EGLINTON BUSINESS IMPROVEMENT AREA ……………………….…… p. 3 FIGURE 3 BUILT FORM TYPOGRAPHIES IN YORK EGLINTON BIA ………………………………………………………………… p. 18 FIGURE 4 MAP OF VAUGHAN ROAD SOUTH OF EGLINTON IN 1884 …………………………………………………………… p. 19 FIGURE 5 EVOLUTION OF MCFARLANE’S HOTEL IN THE VILLAGE OF FAIRBANK ……..………………….……………… p. 20 FIGURE 6 TORONTO BELTLINE TRAIL NORTH OF THE YORK-ELGINTON BIA ……………………………….……………… p. 22 FIGURE 7 OAKWOOD AVENUE LOOKING SOUTH FROM EGLINTON AVENUE WEST …………………………………… p. 24 FIGURE 8 EGLINTON AVENUE WEST LOOKING EAST FROM DUFFERIN STREET ……………………………..…………… p. 26 FIGURE 9 DISTRIBUTION OF BUSINESS ESTABLISHMENTS IN THE YORK-EGLINTON BIA BY DECADE ………….. p. 29 FIGURE 10 DISTRIBUTION OF ‘LEVEL OF IMPORTANCE’ RATING FOR BUSINESS LOCATION ………….……………… p. 30 FIGURE 11 NORTHSIDE SHOPS ON EGLINTON BLOCKED BY CONSTUCTION STORAGE AND FENCING …….…… p. 32 FIGURE 12 CROSSLINX STATION CONSTRUCTION IN THE RESEARCH AREA ………………………………………..………… p. 34 FIGURE 13 VACANT STOREFORNTS ON EGLINTON AVENUE WEST IN THE YORK-EGLINTON BIA …….…………… p. 46 FIGURE 14 CONSTRUCTION OF THE EMPIRE MIDTOWN AT OAKWOOD AND EGLINTON ……………..……………… p. 50 FIGURE 15 MURALS IN REGGAE LANE SOUTH-EAST OF OAKWOOD AND EGLINTON …………………………………… p. 54 i | P a g e ACKNOWLEDGEMENTS ACKNOWLEDGEMENTS To Professor Laura E. Taylor, thank you for agreeing to be my supervisor, for your direction, guidance, and revisions throughout this research process, and most importantly, for sharing your love of heritage. To Professor Abidin Kusno, thank you for your insight throughout the development of my Plan of Study and unique perspectives that strengthened this research as the second reader for the major paper proposal. To Nick, City Builder, Ellie, Josie, and the 40 business owner participants, thank you for being such an integral part of this research. Without sharing your stories, your experiences, and insights, this research would not have been possible. To my mom, dad, friends, and family, thank you for your unwavering support of my academic journey and completion of this paper. To my fiancé George, thank you for the study dates and the coffee. Last, but certainly not least, a big thank you to my sister Monica - once again your brilliance and wonderful editing skills transformed this paper, I am forever grateful. ii | P a g e ABSTRACT ABSTRACT Local shopping streets are places where physical and intangible cultural heritage coexist and foster retail heritage. In Ontario’s planning framework, heritage planning emphasizes physical assets and property leaving reatil heritage unrecognized and subject to imminent erasure in planning practices in Toronto. One threat to retail heritage is regional transportation infrastructure implementation such as the Eglinton Crosstown Light Rail Transit (ECLRT) Line in midtown Toronto – one of the largest transit infrastructure undertakings in Canadian history. Through a case study approach of the York-Eglinton Business Improvement Area, this research paper examines the correlation between retail heritage of the local commercial street and the Eglinton Crosstown LRT implementation to answer the fundamental research question of how retail heritage is contested in relation to large-scale transit projects in Toronto. The research highlights the relationship between regional and local transit infrastructure priorities while simultaneously determining impacts to the commercial street, concluding with recommendations of proactive measures to protect retail heritage including the incorporation of intangible cultural heritage within planning legislation, processes, and practices. Keywords: Commercial Street, Retail Heritage, Transportation Infrastructure iii | P a g e FOREWORD FOREWORD “It begins with little changes you suddenly notice in your neighbourhood. The local hardware store or shoe repair shop closes down overnight; steel gates shutter the window where cans of Rust-Oleum and wrenches lay in the sun; a ‘For Rent’ sign replaced the tattered Cat’s Paw logo for leather lifts … The sports bar where the Italian owner always had the TV turned to a soccer match yields first to a video store and then to a Starbucks. The serial repetition of small stores that defined the city’s neighbourhoods for so long is gradually broken up, imploded by new investment, new people, and ‘the relentless bulldozer of homogenization’” – Sharon Zukin in Naked Cities, 2010, p. 6 As a Torontonian, born and raised in the inner-city, I have been privy to Toronto’s local shopping streets. Whether it be purchasing traditional breads and cheeses in Little Portugal on Dundas Street West, visiting my eye doctor on College Street, or running errands at my family physician, pharmacy, florist, hairdresser, and even saying ‘yes to the dress’ on St. Clair Avenue West, Toronto’s commercial streets have been
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