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Community Services & Facilities Study 01 INTRODUCTION Dufferin Grove Village 900 Dufferin Street Community Services & Facilities Study July 2019 Urban Strategies Inc. This community services & facilities study was prepared by Urban Strategies Inc. on behalf of Primaris Management Inc., in support of an application to amend the City of Toronto Official Plan and Zoning By-Laws 438-86 and 569-2013 to permit the intensification of the site as a mixed- use commercial and residential development. 2 Dufferin Mall | Community Services & Facilities Study 01 Table of Contents INTRODUCTION Executive Summary Section 1 - Introduction 1 Section 2 - About the Development 3 Section 3 - Demographic Profile 5 Section 4 - Development Activity 15 Section 5 - Inventory of Services & Facilities 19 Section 6 - Conclusions 37 Appendix 39 Executive Summary Accessible, high-quality community services Demographic Profile and facilities are critical to promote community The demographic profile of the study area was prepared interaction and engagement in community life, based on data from the 2016 census by Statistics Canada, and to provide opportunities for education and based on a boundary provided by City of Toronto Planning recreation. To that end, this Community Services staff. Where relevant, demographic data for the study area is & Facilities Study identifies the current and compared against data for the city as a whole. required levels of social infrastructure required The following are key findings from the analysis: to support the health, safety and well-being of • The population of the study area increased by 4.5% local residents, in relation to local demographic between 2011 and 2016, in line with population growth for the city as a whole; information • Youth ages 10-19 make up 7% of the study area population, noticeably less than the City at large, The report consists of six sections to fulfill the requirements where they make up 10% of the City of Toronto’s terms of reference for these reports, • Adults ages 25-39 account for 35% of the study area, including demographic analysis, an overview of the proposed much higher than the broader city; development a description of development activity in the • The visible minority population of the study area is area, an inventory of services and facilities located within significantly lower than that the city as a whole (29% or near the study area, and final conclusions. A high level versus 51%) overview of conclusions is presented here. • The predominant housing type in the study area is semi-detached dwellings and low-rise apartments, whereas dwellings in mid-rise and tall buildings make up the larger proportion of dwellings across the broader city. Dufferin Grove Village | Community Services & Facilities Study EXECUTIVE SUMMARY EXECUTIVE Inventory of Services & Facilities A Services & Facilities Study Area was provided by City Planning staff, roughly aligning with the Demographic Study Area. Th inventory includes an examination of schools, libraries, recreation centres, places of worship, parks and open spaces, childcare providers and human services, based on the data from the City’s Open Data Portal, 211 Central, and desktop research. The Toronto Catholic District School Board (TCDSB), the Toronto District School Board (TDSB) and local child care providers were contacted for enrolment information. Major facilities located just beyond the study area have also been included in this study. The inventory found that, as a well-established part of the city, the study area is well-served by a wide range of services and amenities. This includes 46 parks and open spaces, seven community centres, 43 childcare providers, four public libraries, and more than 45 human services organizations providing a range of services and programming. Conclusion The inventory of services and facilities indicates that a wide range of public services and facilities are present in the area. The proposed development is well served by a range of diverse community services and facilities, and will not have an undue impact on the existing facilities. Moreover, there are planned facilities, such as a new Wallace Emerson Community Centre, which will further contribute to a high quality of life in the study area. Similar to other neighbourhoods in the city, there is a need for additional childcare facilities. Urban Strategies Inc. 01 Introduction This Community Services & Facilities Study (CS&F) Study Areas was prepared by Urban Strategies Inc. on behalf of Primaris Management Inc. to support the redevelop the City of Toronto Planning staff provided two study areas for Dufferin Mall for the lands known as 900 Dufferin Street the purposes of this report. The study area for inventory of (“Dufferin Grove Village”). services and facilities is bound roughly by Dupont Street (north), Bathurst Street (east), Queen Street West (south) and Roncesvalles (west). This is illustrated in Figure 1. Chapter 3 of the City of Toronto’s Official Plan recognizes the critical role the community services and facilities play The study area used for the purposes of the demographic in enhancing people’s health and well-being, safety, and profile includes the 27 census tracts that correspond to the mobility. An existing network of community facilities provides neighbourhoods known as Dufferin Grove, Dovercourt Wallace a strong foundation, but as Toronto grows, new services Emerson Junction, Palmerston Little Italy, Little Portugal, and and facilities may be required, and others may need to be Roncesvalles, as delineated by the City. This study area is refocused. illustrated in Figure 2. A CS&F is required by Policy 5.5.2 of the City of Toronto Official Plan. This policy states that “applications to amend the Official Plan [and] to amend the Zoning By-law will comply with the statutory complete application submission requirements of the Planning Act and the requirements identified in Schedule 3 – Application Requirements. Schedule 3 identifies the CS&F study as a requirement for Official Plan Amendments, Zoning By-law Amendments and Plans of Subdivision. Report Purpose and Overview This study analyzes the site’s surroundings from a community services perspective in order to understand the capacity of existing services and facilities and to identify priorities in relation to supporting future growth. This study presents all mandatory information as per the Toronto Development Guide, including a demographic profile of the neighbourhood, an overview of recent development activity, and an inventory of existing schools, parks, recreation facilities, libraries, daycares, places of worship and human services. Data for this report was acquired from Statistics Canada, the City of Toronto’s Open Data Portal, through liaison with planning staff at the TDSB and TCDSB as well as local service providers, and through on-line research. Most numbers have been rounded for the purposes of this report. Dufferin Mall | Community Services & Facilities Study 16 Dufferin Grove Village | Community Services & Facilities Study 01 INTRODUCTION Figure 1: Boundary for inventory of services and facilities. Figure 2: Demographic Study Area, comprising 27 census tracts. Urban Strategies Inc. 72 02 About the Development The mall’s north parking lots hold great city- building potential. Primaris envisions the underutilized site as a dynamic, mixed-use neighbourhood that builds on the success of Dufferin Mall by adding new retail uses, as well as introducing new uses to the mix, including residential housing and a public park. The development site consists of the northern portion of the Dufferin Mall property (excluding the Our Lady Queen of Croatia Church), totalling 1.5 hectares. The site today is occupied by surface parking lots, drive-through restaurants, and a small section of strip retail extending from the main internalized mall. The site is proposed to be divided into two development blocks by a new north-south private road. The west block extends north from Dufferin Mall to Croatia Street. Two tall buildings with heights of 35 and 39 storeys are proposed atop a 6-storey base building. The east block fronts Dufferin Street and Croatia Streets. Two towers at 14 and 23 storeys are proposed atop a 9-storey base building. The proposed development includes a total of 1,135 residential units. To accommodate a range of household sizes and types, 9% of the proposed units are three-bedroom units, and an additional 40% are two-bedroom units. Many of these larger units are within the ideal size ranges identified in the City’s Growing Up Guidelines. A new 0.15-hectare public park is proposed at the southeast corner of the site, creating a link between Dufferin Grove Park and the planned park to the north. The park is imagined as an “urban living room”, which will accommodate a broad spectrum of user groups. The design and programming of the proposed park is intended to complement those of existing parks in the area. 3 Dufferin Grove Village | Community Services & Facilities Study 02 ABOUT THE DEVELOPMENT NTD: RENDERING GOES HERE. Urban Strategies Inc. 4 03 Demographic Profile Methodology and Interview By highlighting the demographic characteristics of an area and how it is changing and growing, the demographic profile is a useful tool for identifying any necessary improvements to or refocusing programming at local community services and facilities. This section presents a demographic analysis of the study area which is composed of 27 census tracts. Data from the 2016 census was aggregated to the study area. Where relevant, notable
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