STAFF REPORT
April 11, 2005
To: Planning and Transportation Committee
From: Chief Planner and Executive Director, City Planning
Subject: Birchcliff Quarry Lands Study - Phase 1 Report File # 03 180350 ESC 36 TM Birchcliff Community Ward 36 Scarborough Southwest Ward 35 Scarborough Southwest Ward 32 Beaches - East York
Purpose:
To report on the Phase 1 Study Area Profile report for the Birchcliff Quarry Lands study area.
Financial Implications and Impact Statement:
There are no financial implications resulting from the adoption of this report.
Recommendations:
It is recommended that City Council receive this report for information.
Background:
On March 7, 2005 the Planning and Transportation Committee recommended that Council adopt the staff recommendations contained in the study status report from the Commissioner of Urban Development Services dated February 18, 2005; specifically, that City Council:
(1) endorse the Study Approach for the Birchcliff Quarry Lands as outlined in the report;
(2) direct staff to report back to the April 2005 meeting of the Planning and Transportation Committee with the Phase 1 report on the Community Profile of the Birchcliff Quarry Lands study area; and
(3) direct the Commissioner of Urban Development Services in consultation with the Commissioners of Works and Emergency Services, Corporate Services and Economic - 2 -
Development Culture and Tourism, to report to the May 2005 meeting of the Planning and Transportation Committee on a process for undertaking an environmental review of the City owned lands within the larger Birchcliff Quarry Lands area, that includes a review of the existing Provincial legislation and regulations that apply to the lands, the extent of environmental investigations that are needed on the lands, the expertise required to undertake these investigations and the associated costs, and explores opportunities to involve other landowners of the Quarry Lands in an environmental review on their lands in concert with the City, and in cost-sharing for undertaking such a review.
This report responds to direction (2) above.
Comments:
The complete “Birchcliff Quarry Lands Study Phase 1 Report: Study Area Profile” will be provided separately by the City Clerk. The following is a synopsis of the report.
Study Area (Attachment 1):
The Quarry Lands are the focus of the study. A larger study area was established to provide a context for the Quarry lands within a broader community framework. The larger study area extends from Main Street in the west to Birchmount Road in the east, Danforth Avenue to the north and Kingston Road to the south. The study area profile examines the Quarry Lands and the larger study area: the existing uses, ownership, natural features, environmental conditions, and policy framework for the Quarry lands and the community services and facilities, roads, transit, and other services available within the surrounding neighbourhoods.
Study Overview:
An overview of the study purpose, objectives and process is contained in Attachment 2.
Study Area Profile Summary:
The lands situated on the east side of Victoria Park Avenue, west of Clonmore Drive, north of Gerrard Street and south of the CN rail line are commonly referred to as the Quarry Lands. The Quarry Lands are about 20 hectares (49 acres). Today they are mostly vacant except for a few commercial businesses along Gerrard Street. In the past a sand and gravel quarry and a municipal landfill operated on the Quarry Lands. As a result, there are environmental issues.
Apartments have been proposed on the largest property (7.5 hectares) on the Quarry Lands since the late 1960s. The City owns the second largest property (6.7 hectare) on the Quarry Lands.
Council initiated a land use study to develop a framework for planning a new neighbourhood on the Quarry Lands in the context of the policies and directions of the new Official Plan. The Quarry Lands are designated Mixed Use Areas in the new Official Plan, where a broad range of residential, commercial, institutional and parks and open space uses are permitted.
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The land use study begins the process of integrating the Quarry Lands into the broader community: for considering the range of the uses that are appropriate, as well as the infrastructure, streets, parks and local services that exist and that may be needed to support new development and to connect the new neighbourhood with the surrounding fabric of the City. The study includes three phases; a study area profile, a vision for the Quarry lands and an implementation strategy.
Key Findings:
The profile of the Quarry Lands and the larger study area presents a number of key findings for consideration in later phases of the study. i) The Mixed Use Areas designation in the new Official Plan provides an opportunity to consider a wide range of uses on the Quarry Lands. ii) The 1968 Zoning By-law permits 1455 residential units on the largest property within the area. iii) The influence of the apartment development proposed on the largest property on the rest of the Quarry Lands and the adjacent neighbourhoods needs to be explored. iv) The City is a large landowner within the area, with lands designated Mixed Use Areas and lands designated Park and Open Spaces Areas. This presents an opportunity to achieve larger City objectives on the lands. v) There are environmental constraints on the Quarry Lands which may affect the range and distribution of land uses considered appropriate. vi) Information is known about the environmental constraints on the apartment site. More complete environmental information is needed for the larger area, especially for the City lands. vii) A community services and facilities strategy is needed to identify service gaps, to establish priorities, and to determine if improvements or changes are needed to community services and facilities to meet community needs. viii) An assessment of the capacity of the road network is needed to identify existing deficiencies and to determine the impacts of future development.
Next Steps:
As has been previously reported, the Study Area Profile will inform the work in later phases of the study. Phase 2 of the study is the development of guiding principles and a vision for the future development of the Quarry Lands. Concept plans will be prepared that reflect the vision and development principles. Phase 2 of the study will be conducted in consultation with landowners, community associations, residents and other stakeholders. A working group of - 4 -
landowners, community representatives, Ward Councillors and City staff will guide the visioning exercise. Larger community meetings will be held to ensure that the broader community has an opportunity for input into the study.
It is proposed that the Phase 1 report now be made available for public review and consideration. This will include the provision of copies of the report to the affected Ward Councillors, the Birchcliff Quarry Land property owners, known community organizations, neighbourhood libraries and posting on the City’s web site.
To further the study process, staff propose that the report be presented at a community information meeting (date and location to be determined in consultation with the affected Ward Councillor’s, and based on “postal-walk” notice delivery through-out the larger study area) to receive feed-back on the general findings of the report and implications for the study as it moves into Phase 2.
Conclusions:
The Birchcliff Quarry Lands Study – Phase 1 Study Area Profile Report is complete, should be received for information and should also now be released for public consideration as a basis for further discussion on the Phase 2 study process.
Contact:
Rod Hines, Acting Manager Waterfront Section Community Planning, East District Tel: (416) 396-7020 Fax: (416) 396-4263 E-mail: hines@toronto.ca
Ted Tyndorf Paula M. Dill Chief Planner and Executive Director Commissioner City Planning Division Urban Development Services
List of Attachments:
Attachment 1: Study Area Map Attachment 2: Birchcliff Quarry Lands Study Overview Attachment 3: Birchcliff Quarry Lands Study: Phase 1 – Study Area Profile (separate cover) - 5 -
ATTACHMENT 1
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ATTACHMENT 2
Birchcliff Quarry Lands Study Overview
Introduction:
The Birchcliff Quarry Lands (Quarry Lands), about 20 hectares (49 acres), are situated in the Birchcliff Community, on the north side of Gerrard Street, south of the CN rail line, east of Victoria Park Avenue and west of Clonmore Drive (Figure 1). In the past a sand and gravel quarry and a municipal landfill operated on the Quarry Lands. Other industrial uses may have also operated on the Quarry Lands. As a result of the past uses, there are environmental issues on the Quarry Lands.
Today, most of the Quarry Lands are vacant, except for a few commercial establishments along Gerrard Street. There are no residential uses on the lands. However, since the 1960’s an apartment development has been propose d on the eastern portion of the lands but has not been built (Gerrard/Clonmore apartment site). The City owns a 6.7 hectare (16.7 acre) property within the Quarry Lands. Surrounding the Quarry Lands, neighbourhoods have developed, matured and are now well established with a variety of residential uses, parks, schools, institutions, and businesses.
City Council initiated a land use study of the Quarry Lands in September 2003. In March 2005, Council endorsed an approach for the land use study that involved examining the future development of the Quarry Lands in the context of the City’s new Official Plan adopted by Council in November 2002. The Birchcliff Quarry Lands Study begins the process of integrating the lands into the broader community.
Council also directed that staff report to the April 2005 meeting of the Planning and Transportation Committee with a Phase 1 Study Area Profile background report to guide work in later phases of the study.
Study Purpose and Objectives:
The purpose of the study is to provide a framework for planning a new neighbourhood on the Quarry Lands: for considering the range of the uses that are appropriate, as well as the infrastructure, streets, parks and local services that exist and that may be needed to support new development and to connect the new neighbourhood with the surrounding fabric of the City. The study considers the future development of the Quarry Lands in a comprehensive fashion.
The main objectives of the study are to:
Develop a consultation process that engages the landowners, residents, and other stakeholders in identifying a vision for the future use of the Quarry Lands and principles for future development. Identify options for the future development of the Quarry Lands that are consistent with the directions and policies of the new Official Plan. Prepare concept plan(s) for the future use of the Quarry Lands. Identify options for the implementation of the concept plan(s) over the longer term. - 7 -
Study Area:
The study will focus on the Quarry Lands situated in the former City of Scarborough. The larger study area extends from Main Street in the west to Birchmount Road in the east, Danforth Avenue to the north and Kingston Road to the south. The larger study area includes neighbourhoods on the west side of Victoria Park Avenue in the former City of Toronto and Borough of East York. The larger study area will give a broader understanding of the neighbourhoods surrounding the Quarry Lands and the existing facilities and services in the area. This information will assist in determining if infrastructure improvements, or additional facilities and services are needed to support future development of the Quarry Lands.
Study Process:
The Study is conducted in three phases:
Phase 1: Study Area Profile
This phase provides an overview and analysis of existing conditions within the study area including: land uses, housing, population, environment, infrastructure, transit, roads and community services and facilities. This information will guide the work in later phases of the study. The Phase 1 report also identifies information gaps that may require additional investigation.
Phase 2: Vision for the Quarry Lands
In consultation with landowners, community associations, residents and other stakeholders, guiding principles and a vision for the future development of the Quarry Lands will be developed. Concept plans will be prepared that reflect this vision. A working group of landowners, community representatives, Ward Councillors and City staff will guide the visioning exercise. Larger community meetings will be held to ensure that the broader community has an opportunity for input into the study.
Other stakeholders will be invited to participate in the consultation process. Stakeholders that may have an interest include: community agencies and service providers, the Toronto District School Board (TDSB), the Toronto Catholic District School Board (TCSB), CN Rail, GO Transit, the Toronto Transit Commission (TTC), the Toronto and Region Conservation Authority (TRCA) and the Ministry of the Environment (MOE).
Phase 3: Implementation Plan
Based on the results of the Phase 2 visioning exercise, implementation strategies for the future development of the Quarry Lands will be explored. This will include a process for the review of concept plans as new information about the environmental conditions of the area becomes available.
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Past Uses and Environmental Issues:
The past uses of the Quarry Lands are constraints to the future development of the area. There is information on the extent of contamination and the remedial measures required to support development on the apartment site. Information about the environmental condition of the City property within the Quarry Lands is needed. An approach for the further examination of the environmental issues will be outlined in a separate report to Planning and Transportation Committee in May 2005. Directions provided by Council with respect to these matters will be addressed in later phases of the study.
BIRCHCLIFF QUARRY LANDS STUDY Phase 1 Report: Study Area Profile Table of Contents
Study Area Profile Summary 1
Birchcliff Quarry Lands Study Overview 3
Quarry Lands and Study Area Profile 7
Profile of the Quarry Lands 7
Land Use and Ownership 7
Scarborough Official Plan 9
New Official Plan 11
Birchcliff Community Zoning By-law 14
Natural Environment 14
Past Uses and Environmental Constraints 19
Quarry Land Profile – Key Considerations 21
Study Area Profile 22
Demographic and Housing Profile 22
Community Profile 27
Community Services and Facilities Profile 36
Transportation Profile 44
Physical Infrastructure Profile 51
Other Planning Initiatives 53
Study Area Profile – Key Considerations 56
Next Steps 57
Urban Development Services Paula M. Dill, Commissioner QUARRYLANDS Study Area Profile Summary
The lands situated on the east side of Victoria Study Area Park Avenue, west of Clonmore Drive, north of Gerrard Street and south of the CN rail line are The Quarry Lands are the focus of the study. A commonly referred to as the Quarry Lands. The larger study area was established to provide an Quarry Lands are about 20 hectares (49 acres). understanding of the broader community. The Today they are mostly vacant except for a few larger study area extends from Main Street in the commercial businesses along Gerrard Street. In west to Birchmount Road in the east, Danforth the past a sand and gravel quarry and a municipal Avenue to the north and Kingston Road to the landfill operated on the Quarry Lands. As a south. The study area profile examines the result, there are environmental issues. Quarry Lands and the larger study area: the exist- ing uses, ownership, natural features, environmen- The City owns the second largest property (6.7 tal conditions, and policy framework for the hectare) on the Quarry Lands. Apartments have Quarry Lands and the community services and been proposed on the largest property (7.5 facilities, roads, transit, and other services avail- hectares) on the Quarry Lands since the late able within the surrounding neighbourhoods. 1960s. Key Findings Council initiated a land use study to develop a framework for planning a new neighbourhood on The profile of the Quarry Lands and the larger the Quarry Lands in the context of the policies study area presents a number of key findings for and directions of the new Official Plan. The consideration in later phases of the study. Quarry Lands are designated Mixed Use Areas in the new Official Plan, where a broad range of res- The Mixed Use Areas designation in the new idential, commercial, institutional and parks and Official Plan provides an opportunity to con- open space uses are permitted. sider a wide range of uses on the Quarry Lands. The land use study begins the process of integrat- ing the Quarry Lands into the broader communi- The 1968 Zoning By-law permits 1455 resi- ty: for considering the range of the uses that are dential units on the largest property within the appropriate, as well as the infrastructure, streets, area. parks and local services that exist and that may be needed to support new development and to con- The influence of the apartment development nect the new neighbourhood with the surrounding on the rest of the Quarry Lands and the adja- fabric of the City. The study includes three phas- cent neighbourhoods needs to be explored. es; a study area profile, a vision for the Quarry Lands and an implementation strategy.
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The City is a large landowner within the area, Next Steps with lands designated Mixed Use Areas and lands designated Park and Open Spaces The Study Area Profile will inform the work in Areas. This presents an opportunity to later phases of the study. Phase 2 of the study achieve larger City objectives on the lands. process is the development of guiding principles and a vision for the future development of the There are environmental constraints on the Quarry Lands. Concept plans will be prepared Quarry Lands which may affect the range and that reflect the vision and development principles. distribution of land uses considered appropri- Phase 2 of the study will be conducted in consul- ate. tation with landowners, community associations, residents and other stakeholders. A working Information is known about the environmen- group of landowners, community representatives, tal constraints on the apartment site. More Ward Councillors and City staff will guide the complete environmental information is need- visioning exercise. Larger community meetings ed for the larger area, especially for the City will be held to ensure that the broader community lands. has an opportunity for input into the study.
A community services and facilities strategy is needed to identify service gaps, to establish priorities, and to determine if improvements or changes are needed to community services and facilities to meet community needs.
An assessment of the capacity of the road net- work is needed to identify existing deficien- cies and to determine the impacts of future development.
2 QUARRYLANDS Birchcliff Quarry Lands Study Overview
The Birchcliff Quarry Lands (Quarry Lands), 2005 meeting of the Planning and Transportation about 20 hectares (49 acres), are situated in the Committee with the Phase 1 background report Birchcliff Community, on the north side of for the Birchcliff Quarry Lands Study. This Gerrard Street, south of the CN rail line, east of report presents Phase 1 of the study which Victoria Park Avenue and west of Clonmore Drive includes an overview of the study and a Study (figure 1). In the past a sand and gravel quarry Area Profile. The Study Area Profile will inform and a municipal landfill operated on the Quarry the work in later phases of the study. Lands. Other industrial uses may have also oper- ated on the Lands. As a result of the past uses, Study Purpose and Objectives there are environmental issues on the Quarry Lands. The purpose of the study is to provide a frame- work for planning a new neighbourhood on the Today, most of the Quarry Lands are vacant, Quarry Lands: for considering the range of the except for a few commercial establishments along uses that are appropriate, as well as the infrastruc- Gerrard Street. There are no residential uses on ture, streets, parks and local services that exist the lands. However, since the 1960’s an apart- and that may be needed to support new develop- ment development has been proposed on the east- ment and to connect the new neighbourhood with ern portion of the lands but has not been built the surrounding fabric of the City. The study con- (Gerrard/Clonmore apartment site). The City siders the future development of the Quarry Lands owns a 6.7 hectare (16.7 acre) property within the in a comprehensive fashion. Quarry Lands. Surrounding the Quarry Lands, neighbourhoods have developed, matured and are The main objectives of the study are to: now well established with a variety of residential uses, parks, schools, institutions, and businesses. Develop a consultation process that engages the landowners, residents, and other stake- City Council initiated a land use study of the holders in identifying a vision for the future Quarry Lands in September 2003. In March use of the Quarry Lands and principles for 2005, Council endorsed an approach for the land future development. use study that involved examining the future development of the Quarry Lands in the context Identify options for the future development of of the City’s new Official Plan adopted by the Quarry Lands that are consistent with the Council in November 2002. The Birchcliff directions and policies of the new Official Quarry Lands Study begins the process of inte- Plan. grating the lands into the broader community. Prepare concept plan(s) for the future use of Council also directed that staff report to the April the Quarry Lands.
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Madelaine M Subway Line Subway Blantyre School Public School Golf Course Separate Secondary Dentonia Park VICTORIAVICTORIA PPARKARK AAVV Neil McNeil Study Area Quarry Lands Gerrard Clonmore Apartment Site K T R Y N A T N I E P
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a n e Ravine R l Glen Davis G Birchcliff Quarry Lands Study Location Map
Figure 1
4 identify options for the implementation of the Phase 2: Vision for the Quarry Lands concept plan(s) over the longer term. In consultation with landowners, community asso- ciations, residents and other stakeholders, guiding Study Area principles and a vision for the future development of the Quarry Lands will be developed. Concept The study will focus on the Quarry Lands situated plans will be prepared that reflect this vision. A in the former City of Scarborough. The larger working group of landowners, community repre- study area extends from Main Street in the west to sentatives, Ward Councillors and City staff will Birchmount Road in the east, Danforth Avenue to guide the visioning exercise. Larger community the north and Kingston Road to the south. The meetings will be held to ensure that the broader larger study area includes neighbourhoods on the community has an opportunity for input into the west side of Victoria Park Avenue in the former study. City of Toronto and Borough of East York. The larger study area will give a broader understand- Other stakeholders will be invited to participate in ing of the neighbourhoods surrounding the Quarry the consultation process. Stakeholders that may Lands and the existing facilities and services in have an interest include: community agencies and the area. This information will assist in determin- service providers, the Toronto District School ing if infrastructure improvements, or additional Board (TDSB), the Toronto Catholic District facilities and services are needed to support future School Board (TCDSB), CN Rail, GO Transit, the development of the Quarry Lands. Toronto Transit Commission (TTC), the Toronto and Region Conservation Authority (TRCA) and Study Process the Ministry of the Environment (MOE).
The Study is conducted in three phases: Phase 3: Implementation Plan Based on the results of the Phase 2 visioning Phase 1: Study Area Profile exercise, implementation strategies for the future This phase provides an overview and analysis of development of the Quarry Lands will be existing conditions within the study area includ- explored. This will include a process for the ing: land uses, housing, population, environment, review of concept plans as new information about infrastructure, transit, roads and community serv- the environmental condition of the area becomes ices and facilities. This information will guide available. the work in later phases of the study. The Phase 1 report also identifies information gaps that may require additional investigation.
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Past Uses and Environmental Issues
The past uses of the Quarry Lands are constraints to the future development of the area. There is information on the extent of contamination and the remedial measures required to support devel- opment on the apartment site. Information about the environmental condition of the City property within the Quarry Lands is needed. An approach for the further examination of the environmental issues will be outlined in a separate report to Council in Spring 2005. Directions provided by Council with respect to these matters will be addressed in later phases of the study.
6 QUARRYLANDS Quarry Lands and Study Area Profile
The profile includes two main components: an About 16 hectares (40 acres) of the Quarry Lands examination of the Quarry Lands, and an exami- are vacant. There are commercial uses including nation of the larger study area. two plazas, three service stations, a car wash and a fast food restaurant. A portion of the City The Quarry Lands are the focus of the land use owned property is leased for a driving range. The study. The existing uses, ownership, natural fea- CN Rail main line that extends along the northern tures, environmental conditions, and the policy boundary of the Quarry Lands carries a high level framework are key factors for planning the future of rail traffic including commuter, passenger, development of the Quarry Lands. A detailed freight and switcher trains. CN Rail reviews pro- examination of the Quarry Lands will assist in posals for development along and near its main identifying opportunities and constraints to devel- lines to ensure that issues with respect to noise opment presented by these factors. and vibration as well as setbacks from CN Rail property are adequately addressed. Development The Quarry Lands are situated within a built up concepts prepared during Phase 2 of the study area of the City. Understanding the community will be reviewed in consultation with CN Rail. context will assist in identifying the range of uses that are appropriate and where changes or improvements to services and facilities will be required to support new development and meet community needs. Profile of the Quarry Lands Land Use and Ownership
The Quarry Lands comprise about 20 hectares (49 Quarry Plaza acres). There are ten properties on the Quarry Lands. The largest property is the Gerrard/ Clonmore site which has been the subject of pre- vious applications for apartment development. The Gerrard/Clonmore apartment site is approxi- mately 7.5 hectares (18.5 acres) and is situated on the eastern side of the Quarry Lands. The City owns the second largest property in the area, about 6.7 hectares (16.7 acres). The other eight properties total approximately 6 hectares (15 acres) (figure 2). GO train along CN rail line
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QUARRYlands Clonmore Drive Clonmore 0.39 ha (0.97 ac) Oakridge Park C 0.32 ha C (0.79 ac) 7.47 ha (18.46 ac)
Gerrard/Clonmore C.N.R. 0.16 ha
(0.41 ac) Gerrard Street East Street Gerrard C Commercial Property Boundaries Quarry Lands C C (1.1 ac) 0.44 ha 6.78ha (16.76ac) 0.82 ha (2.03 ac) City of Toronto C 2.46ha (6.09ac) 0.89ha (2.20 ac) Urban Development Services range driving Total Area: 20 hectares (49 acres) 0.09ha (0.23ac) Victoria Park Avenue Data Source: Assessment Database, 2003 - 2nd Quarter Birchcliff Quarry Lands Study Land Use & Ownership Map
Figure 2
8 Scarborough Official Plan the High Density Residential designations on the Quarry Lands. An overall parkland requirement The land use designations in the Scarborough of 1 hectare per 1000 persons applies. Some of Official Plan generally separate residential and this parkland is required for Neighbourhood commercial areas on the Quarry Lands (figure 3). Parks, some for District or Community parks and Most of the vacant properties within the Quarry a portion must be provided on the apartment sites. Lands are designated for High Density Residential uses. This designation provides for There are two Waste Disposal sites identified in townhouses and apartments to a maximum densi- the Official Plan on the Quarry Lands. Prior to ty of 150 units per hectare (60 units per acre). approval, development proposals on or near these The High Density Residential designation is sites are reviewed to ensure that the development intended to encourage residential concentrations can safely take place. Studies to determine in locations where there is a high level of accessi- methane gas generation, leachate or other contam- bility to commercial uses, transit facilities, com- inants, soils and hydrogeology and outlining munity facilities, employment centres and direct appropriate mitigation measure are required to be accessibility to major roads. Safe and convenient submitted by proponents of development to the access to schools, parks and other neighbourhood satisfaction of the City and in consultation with facilities is promoted in the planning for high den- the Ministry of the Environment. sity residential uses The lands along the south side of the rail line are The gas stations and car wash along Gerrard designated Special Study Area. This Special Street are designated for Highway Commercial Study Area is associated with the former uses. Highway commercial uses are generally Scarborough Transportation Corridor (STC). The intended to serve the traveling public and include STC was intended to provide for the extension of uses such as; services stations, restaurants and the Gardiner Expressway through southern motels. There is one Residential Commercial Scarborough to connect to Highway 401. The designation along Gerrard Street that provides for expressway would have crossed the Quarry mixed uses: retail stores on the ground floor of Lands. Land use studies for portions of the for- high-rise apartments. mer STC have been ongoing since 1996. Some of these studies have been completed. The land use There is a Neighbourhood Park designation on a study proposed for this section of the STC has not portion of the Quarry Lands. Parks are intended been initiated. for active and passive recreational activities to meet the needs of local neighbourhoods and com- munities. The Birchcliff Secondary Plan includes specific requirements for parks in association with
9 QUARRYlands
Figure 3
10 New Official Plan development, the amount of local parkland is con- sidered in accordance with a number of factors In November 2002 Council adopted the new such as; the amount of existing parkland, parkland Official Plan for the City of Toronto. The characteristics and quality, natural features, popu- Minister of Municipal Affairs and Housing lation change, demographic and social character- approved the new Plan, in part, with modifica- istics, anticipated development and urban form. tions. The Minister’s decision has been appealed The policies stipulate that no City-owned lands in to the Ontario Municipal Board (OMB) in its Parks and Open Space areas will be disposed of. entirety. The Official Plan is now before the OMB and pre-hearing conferences are taking Mixed Use Areas are intended to be growth areas. place. The OMB has scheduled the commence- However, not all Mixed Use Areas will experi- ment of the hearing for June 13, 2005. The status ence the same scale or intensity of development. of the hearings for the new Official Plan will be For example, the Mixed Use Areas within the reported through the later phases of the study. Downtown and in the Centres are areas where the intensity of development will be higher than in Building a successful City requires that new other Mixed Use Areas such as the Quarry Lands. neighbourhoods be carefully integrated into the existing fabric of the City. They must also func- The Quarry Lands cannot be considered in isola- tion as communities not just housing. tion. They are a part of a larger Mixed Use Areas designation that extends west of Victoria Park In the new Official Plan most of the Quarry Lands Avenue north to Danforth Avenue. For instance, are designated Mixed Use Areas with a Parks and the large format Loblaws located west of Victoria Open Space Areas designation in the center of the Park Avenue opposite the Quarry Lands, and the area (figure 4). The Mixed Use Areas designation mix of residential, commercial, and employment provides for a broad range of commercial, resi- uses along Danforth Avenue are within this larger dential, institutional and parks and open space Mixed Use Areas designation. uses. They are intended to achieve multiple plan- ning objectives by developing as places where There are established residential neighbourhoods people can live, work, and play. near the Quarry Lands that are developed predom- inantly with single and semi-detached houses and The Parks and Open Spaces Areas are generally townhouses. These areas north of the CN rail intended for recreational and cultural activities line, and east and south of the Quarry Lands are and facilities. Parks and open spaces are essential designated Neighbourhoods in the new Official elements of the City’s green space system. As the Plan. The policies of the Neighbourhoods desig- City grows and changes, the parks and open space nation are intended to reinforce the existing physi- system will need to expand. In assessing new cal character of these areas. Change within
11
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12 Neighbourhoods must be sensitive, gradual and locate and mass new buildings to frame edges generally fit the existing physical character. of streets and parks with good proportion and maintain sunlight and comfortable wind con- Criteria for development within Mixed Use Areas ditions for pedestrians on adjacent streets, are included in the Official Plan that address the parks and open spaces; interface between Mixed Use Areas and Neighbourhoods. provide an attractive, comfortable and safe pedestrian environment; The new Official Plan provides that in Mixed Use Areas development will: have access to schools, parks, community services, libraries and child care; create a balance of high quality commercial, residential, institutional and open space uses take advantage of nearby transit services; that reduces automobile dependency and meets the needs of the local community; provide good site access and circulation and an adequate supply of parking for residents provide new jobs and homes for Toronto’s and visitors; growing population on underutilized lands in Downtown, the Central Waterfront, Centres, locate and screen service areas, ramps and Avenues and other lands designated Mixed garbage storage to minimize the impact on Use Areas and create and sustain well-paid, adjacent streets and residences; and stable, safe and fulfilling employment oppor- tunities for all Torontonians; provide indoor and outdoor recreation space for building residents. locate and mass new buildings to provide a transition between areas of different develop- The above criteria will provide guidance for ment intensity and scale, particularly provid- preparing a comprehensive framework for the ing setbacks from and stepping down of future development of the Quarry Lands includ- heights towards lower scale Neighbourhoods; ing: the range of uses that are considered appro- priate, the general pattern of development that is locate and mass new buildings to minimize desired, potential street layouts, and the parks and shadow impacts on adjacent Neighbourhoods open space areas in keeping with the broader City during the spring and fall equinox; objectives and within the local context.
13 QUARRYlands
Birchcliff Community Zoning By-law opment while still achieving the overall apartment permissions established by the By-law. The current zoning permits a variety of uses on the Quarry Lands (figure 5). Some of the existing Natural Environment commercial establishments, as well as vacant Natural Heritage Assessment lands along the rail line, are zoned for An inventory of the vegetation communities and Community Commercial uses. There is an area species on the Quarry Lands was undertaken in zoned Park abutting the west side of the Gerrard/ 2000 by the TRCA as a component of the City’s Clonmore apartment site. A large area on the Natural Heritage Study background report for the western half of the Quarry Lands, including land new Official Plan. Using this information, the owned by the City is zoned Agriculture Holding. TRCA prepared a report on the area entitled The driving range, a service station and a car “Gerrard Prairie - Biological Inventory and wash are within this area. Also, the Zoning By- Assessment” in January of 2004. This report law permits industrial uses in the Agriculture includes an assessment of the undeveloped areas Holding Zone. of the Quarry lands. The Zoning By-law for the Gerrard/Clonmore The TRCA used their Terrestrial Natural Heritage apartment site, which was passed in 1968, Approach for the assessment. This approach includes performance standards for the permitted scores and ranks biodiversity at three levels of apartment uses that are very precise with respect detail; landscape, vegetation community and to the development form (figure 6). The By-law species levels. At the landscape level, patches of includes provisions on how to calculate the maxi- natural cover are evaluated based on spatial char- mum number of units based on the area of the acteristics such as size and shape. Vegetation site. A maximum of 1455 units are permitted. It communities and species are evaluated according establishes the size of the units and includes pro- to criteria related to abundance and sensitivity. visions to determine the mix of one, two and three bedroom units. The By-law also establishes the Landscape patches, vegetation communities and location of a proposed new road, and includes set- species are then ranked according to their level of backs from the new road, existing roads and prop- conservation concern (value). The ranking sys- erty boundaries for buildings. The zoning tem ranges from L1 to L5. A rank of L1 is the requires that one of the apartment blocks (A-104) highest local rank and L5 the lowest local rank. be used only for landscaping. The setbacks pro- A rank of L1 to L3 indicates that there is a con- vide little flexibility with respect to the location of servation concern within the TRCA jurisdiction. the buildings on the site or the form of the devel- A ranking of L4 indicates a concern within the opment. As a result, the current Zoning By-law urban context. For example, a species with an L4 limits the ability to change the form of the devel-
14 Figure 5
DanforthRoad Danforth Ave
Thora Ave Sneath Ave
Balford Ave Balford
Emmott Ave Ave Kenworthy Elward Blvd August Ave Byng Ave Ave Leyton
Wakehood St Lucy Ave Coventry St Mansion Ave
RWY RWY CC AG A Cornell Ave P A A Musgrave St 15 CC CC AG A A CC Gerrard St E Gerrard St East Victoria ParkAve
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Ferncroft Swanwick Ave North Dr
Urban Quarry Lands RWY Railway Corridor Development Services Birchcliff Quarry Lands Study A Apartment Residential P Park Zoning CC Community Shopping Commercial AG Agricultural Holding QUARRYlands
Schedule 'A' to the Birchcliff Community Bylaw 8786 as Amended by Bylaw 13310
(Passed by Council - September 9, 1968) Figure 6
16 rank on the Quarry Lands would be considered a These remnant vegetation communities have L species of conservation concern, whereas a rankings of conservation concern: species with an L4 ranking outside of the urban area may not be considered of conservation con- a patch of Dry Tallgrass Prairie (L1) adjacent to the rail line cern. An L5 ranking generally indicates that there is no conservation concern. a patch of White Oak Cultural Savannah (L2) Vegetation Communities and Species on on the southeast portion of the site the Quarry Lands two patches of Dry-Fresh Oak Deciduous The Quarry Lands have a varied topography and Forest (L2) with red oak and a mix of red and most of the undeveloped areas are covered by white oak along the north and east boundaries meadow and thicket vegetation communities (fig- of the lands ure 7). The lands are located on a former sand and gravel bar that was a sand spit at the mouth of There were two species of concern associated the bay of former Lake Iroquois. The soils here with these vegetation communities: supported a drier environment than normal for the Toronto area and this enabled oak woodland and a White Oak (L3) at the eastern edge of the prairie species to become established. Remnants lands of these vegetation communities are found along the northern and eastern edges of the Quarry Big Bluestem Grass (L4) adjacent to the rail Lands. line
There are 14 other species of concern along the northern and eastern boundaries of the Quarry Lands with rankings of L3 and L4. These species are not unique to the vegetation communities on the Quarry Lands and can be found in dry upland forests on the Oak Ridges Moraine as well as Lake Iroquois sand plains.
There is a wetland area on the southern portion of the Quarry Lands associated with the former quar- ry operations. It consists of cattail and common reed marsh vegetation communities with willow mineral thicket swamp areas along the fringe. Vegetation on the Quarry Lands
17
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d r a r r e Eastern snowberry Eastern bracken Gerrard St G White oak Beaked hazel Fire-weed Pennsylvania sedge . R . Downy arrow-wood N . C C.N.R. C.N.R.
VictoriaVictoria ParkPark AveAve Urban Development Services Birchcliff Quarry Lands Study Natural Environment Vegetation Communities and Species
Figure 7
18 The marsh and swamp vegetation communities Past Uses and Environmental Constraints and the species that predominate within this wet- land area do not have L ranks of conservation Gerrard/Clonmore Apartment Site concern. There is information about the nature and extent of contaminants on the Gerrard/Clonmore apart- The Quarry Lands contribute to the natural cover ment site and the possible remedial measures that in the City. They also provide a staging area for are needed prior to development. migrating birds as the site is a stepping stone between the lakeshore to the south and the ravine In 1991, an environmental review was commis- system of Taylor Creek to the northwest. The sioned by the former City of Scarborough for the prairie, and oak/savannah vegetation communities proposed apartment development. The environ- on the site are remnant features. As a result, the mental review was undertaken at the direction of overall score on the landscape analysis for this the Minister of the Environment, who in 1990 area is low. There are vegetation communities required the review after considering a petition to and flora species of concern as well as a sizeable have the lands designated for an Environmental wetland on the lands. These are noteworthy and Assessment under the Environmental Assessment contribute to a higher habitat quality than might Act. The Minister declined to designate the site, otherwise be the case by landscape measures but required the City of Scarborough to retain a alone. consultant to undertake a review of the proposed development and report on the waste situation. The Quarry Lands are not identified within the natural heritage system in the new Official Plan. The City retained McLaren Engineering to under- One of the oak forest areas is situated on land take the review and it was completed in 1992. owned by the City, and the patch of tall grass The McLaren report was reviewed by the prairie is situated on the land owned by CN Rail. Ministry of the Environment (MOE), which asked Ten species of conservation concern are located for additional information. The consultant under- on lands owned by the City or CN Rail. A patch took further investigations on the site in response of oak savannah, an oak forest patch and six to MOE requests for additional information over species of concern are situated on the privately the following three years. In 1995, the City owned property that includes the apartment site. informed both the MOE and the landowner that The wetland area is situated on the apartment site the City had met its obligations under the terms of and is not identified as a vegetation community of the 1990 Minister’s Order and it was up to the conservation concern. Issues with respect to the proponent to obtain a final approval from the natural heritage features on the site will be Ministry. As a result of these past environmental explored further in later phases of the study. investigations, there is more information about the environmental condition of the apartment site
19 QUARRYlands
than on the remaining area of the Quarry Lands. A separate report on these matters will be present- ed for the consideration of Council in Spring There have also been studies of the environmental 2005. The report will include a review of the conditions of the apartment site undertaken by the City lands in the context of existing Provincial property owner which have been submitted to the environmental legislation and regulations, the MOE: Landfill Gas Control Report for the nature of the environmental investigations that are Proposed Development prepared by Dames & needed on the City lands, the expertise that is Moore, Canada in 1996, and Risk Assessment for required to undertake these investigations and the the Proposed Development of the Gerrard Street associated costs. The report will also explore East and Clonmore Drive Landfill Site prepared opportunities to work with other landowners in by SNC, Lavalin Engineers & Constructors Inc. the area to undertake an environmental review on in 2000. The information included in these their lands in concert with the City and to explore reports is more recent than the McLaren Report opportunities for cost-sharing in this review. and may also be of assistance in undertaking the land use study. The use of the information from A study of the broader area would provide a more these reports will be pursued in consultation with complete understanding of the environmental con- the landowner. ditions, and assist in identifying associated con- straints to development. This would assist in the preparation of concept plans in Phase 2 of the City Land and Other Properties study. Directions provided by Council with The nature and extent of past uses on the City respect to these matters will be addressed in later lands and the impacts of these uses have not been phases of the study. investigated. To undertake environmental investi- gations on the City lands expert consultants would need to be hired by the City.
In addition to the Gerrard/Clonmore apartment site, there are eight other privately owned proper- ties on the Quarry Lands. These property owners will be approached to determine whether they would have an interest in participating in under- taking an environmental review on their proper- ties in concert with the City.
20 QUARRYLANDS Quarry Lands Profile - Key Considerations
The profile of the Quarry Lands presents a num- More information is known about the envi- ber of issues for consideration in later phases of ronmental constraints on the apartment site the land use study. These include: than on other lands. More complete environ- mental information is needed for the larger The new Official Plan provides an opportuni- area, especially for the City lands. ty to consider a wider range of uses on the Quarry Lands than does the Scarborough There are established neighbourhoods of sin- Official Plan. gle and semi-detached housing adjacent to the site which is zoned for high-rise apartments. The 1968 Zoning By-law permits 1455 resi- The relationship of development on this site dential units on the largest property within the to the rest of the Quarry Lands and to the area. adjacent neighbourhoods needs to be explored further. There are existing commercial uses on the Quarry Lands. These sites present opportuni- There are some vegetation communities and ties for redevelopment in the context of the species on the northern and eastern edges of Mixed Use Areas designation in the new the Quarry Lands that are considered impor- Official Plan. tant from a conservation perspective. Some are located on City lands, and others on lands The Quarry Lands are within a mature urban owned by Gerrard/Clonmore and CN Rail. area and there are several property owners within the Quarry Lands. As a result, there are multiple interests in the future develop- ment of the Quarry Lands.
The City is a large landowner within the area, with lands designated Mixed Use Areas and lands designated Park and Open Spaces Areas. This presents an opportunity to achieve larger City objectives on the lands.
There are environmental constraints on the Quarry Lands which may affect the range and distribution of future land uses considered appropriate in the area.
21 QUARRYLANDS Study Area Profile
Demographic and Housing Profile degree of change in some age groups.
Statistics Canada Census data is used to describe in the study area there was a much larger population and housing in the study area and how decrease (about 20%) in the percentage of this compares to the City as a whole. This infor- young children (0-4) and adults (25-34) than mation is used to assist in planning for services in the City which saw a decline of about 8% and facilities to meet the needs of the community. in each of these age groups. Census data was gathered for all of the Census tracts within the study area. Detailed demograph- the study area experienced a larger increase in ic and housing summary tables for the study area the percentage of older adults (45 to 65+) are included in Appendix 1. than the City overall.
Population
in 2001, there were 14,978 people living in the study area.
between 1996 and 2001, the study area expe- rienced a growth rate of 2.7%. This is less than the City growth rate of 4%.
Age Distribution: Population by Age Group, 2001 in 2001, the age distribution in the study area was similar to the City overall in most age categories.
in the study area there was a higher propor- tion of adults (35-44) and a lower proportion of children and adults ages (15-24) and (25- 34).
between 1996 and 2001 the trends in popula- tion change in the study area and in the City are similar. However, there were differences between the study area and the City in the Percent Change in Population by Age Group, 1996-2001
22 Immigration: Birchcliff Quarry Lan f Toronto
the study area is different than the City over- all with respect to immigrant population.
the immigrant population represents a smaller proportion (22.9%) of the population in the study area than it does in the City overall (49.4%). Immigrant Population by Period of Immigration, 2001 the majority of the immigrant population (62.5 %) within the study area immigrated before 1980, whereas in the City the majority of the immigrant population (62.5%) immi- grated after 1980.
recent immigrants (people who immigrated in the 5 years preceding the Census) account for only 3% of the population within the study area compared with the City where recent immigrants account for 21% of the popula- tion. Immigrants, 2001 the majority of the immigrant population in the study area immigrated from the United Kingdom and the majority of the recent immi- grant population within the study area immi- grated from the Philippines.
23 QUARRYlands
Families: Dwelling Type and Tenure:
families in the study area are generally similar there were 6,280 occupied private dwellings in composition to those in the City overall, in the study area in 2001. with the highest proportion of families having 1 child. in 2001, about 48% of the dwelling units within the study area were single detached houses which is higher than the proportion in the City overall which is about 32%.
in 2001, about 11% of the dwellings units in the study area were in apartment buildings of five or more storeys compared with 37% in the City overall.
housing stock within the study area is quite old with almost half (47.3%) constructed Families by Type, 2001 before 1946.
there is a higher percentage of ownership of occupied private dwellings in the study area (67.3%) than in the City (50.7%).
Families by Number of Children, 2001
Occupied Private Dwelling by Structure Type, 2001
24 Households
there were 6,285 households in the study area in 2001.
in 2001, there was a slightly higher proportion of 1 person households and non-family house- holds in the study area than in the City over- all. Occupied Private Dwellings by Period of Construction, 2001
Tenure Type, 2001 Private Households by Size, 2001
Private Households by Type, 2001
25 QUARRYlands
Mobility
the proportion of movers and non-movers within the study area was similar to the City overall in the one year period prior to 2001. However, over a five year period a smaller proportion (39.7%) of the study area residents moved compared with the proportion of movers in the City overall (45.5%). Average Income, 2000
Income
the average family income in the study area in 2000 was $76,460, slightly higher than the City average of $76, 082. Average household income was slightly lower in the study area.
the percentage of tenant households spending over 30% of the household income on shelter was lower in the study area (11%) than in the Percent of all Household Spending Over 30% of Household City overall (21%). Income on Shelter Costs, 2000
26 Community Profile Neighbourhood ‘A’ Characteristics One of the most distinctive qualities of the City is the diversity of its neighbourhoods. The Quarry This area is bounded by Victoria Park on the Lands are in a mature diverse urban area. There west, Warden Avenue on the east, Danforth is more than one neighbourhood in the study area. Avenue to the north and Kingston Road to the To better understand the character of the area: the south (figure 8). The Quarry Lands are situated in land uses, the development pattern, and the com- this neighbourhood. This is a well-established munity services and facilities were examined in neighbourhood developed mostly with single more detail. The study area was divided into detached houses. There are single detached hous- three ‘neighbourhoods’ for this purpose: es adjacent to the east of the apartment site on the Quarry Lands. Neighbourhood ‘A’: Victoria Park Avenue to Warden Avenue.
Neighbourhood ‘B’: Main Street to Victoria Park Avenue
Neighbourhood ‘C’: Warden Avenue to Birchmount Avenue
The major streets running north and south through the study area were used as the boundaries between neighbourhood areas. Although the CN rail line extends in an east west direction across Houses on Clonmore Drive adjacent to east of Quarry Lands the study area, the neighbourhoods were config- ured to ensure that shopping, employment and residential areas were included in each. Local There are three apartment developments in this residents may perceive the boundaries differently area with buildings over five storeys. One is on and their neighbourhoods may extend beyond the the north side of the Danforth Avenue and the oth- study area. ers are at Kingston Road and Victoria Park Avenue.
Most of the commercial activity within this neigh- bourhood is along Danforth Avenue in small stores. There are clusters of commercial estab-
27 QUARRYlands
lishments along Kingston Road, and on the Quarry Lands. There are a number of auto related businesses in these areas.
The area north of the CN rail line to Danforth Avenue contains a mix of commercial, industrial and low density residential uses.
Blantyre Public School
School Board and is leased by the City. There is undeveloped parkland on the Quarry Lands and a small parkette at the east end of Ferncroft Drive. Other community services include Taylor Memorial library on the corner of Warden Avenue and Kingston Road, an indoor bocce court on Kingston Road at Fallingbrook Road Thora Avenue and a City Childcare Services Council adopted a Community Improvement Plan office in the plaza on the Quarry Lands. Also, in 2003 for Danforth Avenue to promote revital- there are six Places of Worship within this neigh- ization of this commercial area. An Avenue Study bourhood. for Danforth Avenue through this neighbourhood is underway that will establish zoning standards Recent Development Activity and urban design guidelines. A revitalization Development applications in the area consist study of the commercial areas along Kingston mostly of minor variances applications to the zon- Road has also been initiated. ing by-law for renovations and additions to hous- es. There is one large development; a long term There are relatively few community services and care facility under construction on Danforth facilities in this neighbourhood. There is one ele- Avenue near Warden Avenue. This facility will mentary school (Blantyre Public School) and two provide 203 long term care beds. neighbourhood parks; the Blantyre Park (2.5 hectares) south of the Quarry Lands, and Oakridge Park (1.8 hectares) north of the rail line. Oakridge Park is owned by the Toronto District
28 Victoria Park
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C C C / IINDND KENWORTHY AVE MANSION AVE AUGUST AVE KKenworthyenworthy C / C IINDND ParkPark INDIND C.N.R.
PARKER AVE Driving CLONMORE DR Range
RunneymedeRunneymede R AVE KENNY AVE ParkPark ((150)150)
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C WARDEN AVENUE RED DEE IONSON BLVD C C C ((2480-2490)2480-2490) C
(2498)(2498) (2560)(2560) CORNELL ((2520)2520) GGolfolf CClublub PPWW GERRARD STREET EAST ParketteParkette
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RD PWPW BlantyreBlantyre ST AUDREY AVE EA
PublicPublic CORNELL AVE L PARKLAND RD C SchoolSchool A4A4 SEE NEIGHBOURHOOD B BLANTYRE AVE CRCR C
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HEIGHTS CRCR WINSTON CHURCHILL DR W C WINSTON AVE CRCR FERNCROFT DR C
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HUNT CLUB DR PPWW CLO BRIAR DALE BLVD TTorontooronto HHuntunt CClublub BEACHDALE AVE BlantyreBlantyre PParkark PPWW AA44 WOOD GLEN RD FALLINGBROOK RD ROAD
MEADOW AVE CCRR AA44 C KINGSTON AA1616 AA44 C C R AA55
CCRR C CR C AA33 C C C AA77
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NeilNeil MMcNeilcNeil BLANTYRE AVE COURCELETTE RD SeparateSeparate SSecondaryecondary SchoolSchool
Urban Study Area Boundary CR Commercial/Residential Apartment Dwellings Development Services C Commercial A4 Number denotes Quarry Lands PW Place of Worship building height Birchcliff Quarry Lands Study I Institutional in storeys IND Industrial Neighbourhood A L Library
Figure 8
29 QUARRYlands
Neighbourhood ‘B’ The commercial areas along Danforth Avenue and Kingston Road are more vibrant than in the other Characteristics neighbourhoods. Large retailers like Canadian Tire, Leons and Zellers (Shopper’s World Plaza) This area is bounded by Main Street on the west, are within this area. Victoria Park Avenue on the east, Danforth Avenue on the north and Kingston Road on the south (figure 9). This area is the most diverse of the three neighbourhoods. Much of the area is developed with lower density housing like Neighbourhood A. However, there is a greater mix of single and semi-detached dwellings and townhouses throughout the area, and the lots are smaller. Also, the housing stock is older.
There are 13 apartments buildings of 5 storeys or more within this neighbourhood. For the most part these are located along main streets. The Danforth Avenue west of Victoria Park Avenue Main Square apartments at Main Street and Danforth Avenue are the largest in the area and Similar to Neighbourhood A, there are remaining include 1,123 units. industrial uses along the north side of the CN rail line. Gerrard Street has a mix of uses, with indus- trial and commercial predominating. A large for- mat Loblaws and gas bar were recently construct- ed at Victoria Park Avenue and Gerrard Street.
The Danforth GO Station and the Main Street subway station are in this neighbourhood and streetcars operate along Gerrard Street and Main Street. Main Street is also a signed bicycle route that extends north to Stan Wadlow Park and Taylor Creek Park, and south to Queen Street and Kew Gardens.
A number of public and private community serv- Main Street looking north to Main Square Apartments ices and facilities are in this neighbourhood and
30 many are clustered along Main Street. There are and Adam Beck Community Centre. The Ted three elementary schools and two secondary Reeve Arena is at Main Street and Gerrard Street. schools in the area. The East City YMCA is located on Kingston Road and operates a nursery school and many other community programs.
Notre Dame Secondary School on Malvern Avenue East City YMCA on Kingston Road
Kimberly Road Public School and the Beaches There are seven Places of Worship and a Legion Alternative School are in one building on the cor- Hall in this neighbourhood. ner of Main Street and Swanwick Avenue. The Main Street library and Community Centre 55 are next door to these schools. Community Centre 55 offers a number of children’s programs including lunch and after school programs, and many other community programs. A fire station is beside Community Centre 55. The Toronto District School Board offers English as a Second Language programs in the Adult Learning Centre on the corner of Danforth Avenue and Sibley Avenue.
Parks include the East Toronto Athletics Field (3.6 hectares) and Adam Beck Park (0.6 hectare) adja- cent to Sir Adam Beck Public Elementary school
31 QUARRYlands
PWPW Main CRCR C CCRR C R CCRR DAWES RD PWPW CCRR I CCRR ELDON AVE CRCR THYRA AVE C SIBLEY AVE BARRINGTON ST C CR DANFORTH AVE
E CRCR CRCR C CRCR C
V CRCR CCRR C C C
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AA2929 S C E C RRecreationecreation U G C A7A7 C SShopper'shopper's WWorldorld PPlazalaza CCRR CentreCentreA23A23
STEPHENSON AVE C / DAWES RD KELVIN AVE TRENT AVE
A9A9 LUTTRELL AVE INDIND I C C MainMain SSquarequare CommunityCommunity CCentreentre U C / INDIND C C / INDIND
C.N.R.C.N.R. DANFORTH FLAGMAN ST D LITTLEYORK R WHISTLE POST ST ENROUTES ST C
NORWOOD TER
EEastast TTorontooronto BROCKVILLE ST MUSGRAVE ST CROSSOVERS ST PParkark C AthleticAthletic FieldField BELLEVILLE ST
TED REEVE DR C / INDIND C
A5A5 WILLIAM HANCOX AVE MAIN ST TTeded RReeveeeve C C AArenarena C / INDIND DENGATE RD SEE NEIGHBOURHOOD A SEE NEIGHBOURHOOD GERRARD STREET EAST CCRR CCRR C C AA55
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CCRR BeachesBeaches E Alternative/Alternative/ KimberlyKimberly PPublicublic SSchoolchool PPWW C SWANWICK AVE SWANWICK AVE CommunityCommunity CentreCentre 5555 FHFH SWANWICK AVE
MMalvernalvern VICTORIA PARK AV I CCollegiateollegiate SSirir AAdamdam BBeckeck BENLAMOND A IInstitutenstitute PWPW PublicPublic SSchool,chool, A4A4 ParkPark aandnd MALVERN AVE KIMBERLEY AVE HANNAFORD ST WAYLAND AVE OSBORNE AVE LAWLOR AVE VE PICKERING ST AAdamdam BBeckeck A2A2 CommunityCommunity BINGHAM AVE
CCentreentre KINGSWOOD RD CRCR SCARBOROUGH RD A5A5 LYALL AVE A5A5 WOODVALE AVE
NNotreotre DDameame St.St. JJohnohn SSeparateeparate C I SeparateSeparate SSecondaryecondary BTHBTH SSchoolchool SchoolSchool WALTER ST PPWW AA77 A5A5 CRCR A6A6 A7A7 C A5A5 CCRR KINGSTON RD CCRR CRCR PPWW
C C AA44 DR CCRR R O C CCRR N C A YMCAYMCA C C M GGlenlen SStewarttewart PParkark KINGSTON CCRR RD CCRR C
WINTHORPE RD CCRR C CCRR
GLEN CCRR C
BEECH AVE PPWW AA33 CCRR BALSAM AVE CCRR WILLOW AVE SILVER BIRCH AVE KINGSWOOD RD BINGHAM AVE SCARBOROUGH RD
Urban Study Area Boundary CR Commercial/Residential BTH Block Town Houses Development Services C Commercial L Library Apartment Dwellings Birchcliff Quarry Lands Study I Institutional A4 Number denotes PW Place of Worship building height Neighbourhood B U Utility in storeys IND Industrial
Figure 9
32 Recent Development Activity Neighbourhood ‘C’ Characteristics This neighbourhood is the most dynamic with respect to development activity. The former This area is bounded by Warden Avenue to the industrial area to the west of Loblaws is redevel- west, Birchmount Avenue to the east, Kingston oping with single and semi-detached houses and Road to the south and Danforth Avenue to the townhouses (480 units). A number of these north (figure 10). This neighbourhood is the most homes are now occupied. A second phase of the homogeneous of the three. It is developed almost development has been approved (187 townhous- exclusively with low density housing, most of es). The East Toronto Athletics Field Park will be which is single detached dwellings.
New Homes - North Side of Gerrard Street Kalmar Avenue South of Hollis Avenue expanded and a new park (1.5 hectares) will be There are clusters of 2, 3 and 4 storey apartment developed in this neighbourhood. Two new apart- buildings along Kingston Road and some town- ments (32 and 15 storeys) were recently approved houses. There are no apartment buildings with for Main Square at Danforth Avenue and Main more than 4 storeys in this neighbourhood. Street. These include about 500 units.
Kingston Road is the main street in this neigh- Other developments proposed within the area bourhood. There are only a few commercial include: 36 townhouses on the north side of establishments along Danforth Road in this area. Gerrard Street at Ted Reeve Drive, 10 units on The Kingston Road revitalization study includes Kimberly Avenue and 25 units on Danforth the commercial areas along Kingston Road in this Avenue east of Dawes Road. neighbourhood.
33 QUARRYlands
Commercial Cluster on Kingston Road Legion Hall on Kingston Road with Mural
There is one local park in this neighbourhood. Recent Development Activity The Hollis Kalmar Park adjacent to the rail line is 1.3 hectares. Also, there are two small parkettes. Most development activity consists of minor vari- Birchcliff Public School is the largest local green ances to the zoning by-law for renovations to space in the area. Birchmount Park, a District existing houses. Park, is located on the east side of Birchmount Road. The Scarborough Gardens Arena, Birchmount Community Centre and the Birchmount Stadium are located in this park. The Birchmount Stadium is one of only a few stadi- ums in the City and it is in need of repair. The Birchmount Bluffs Neighbourhood Centre, a non- profit agency runs several programs from the Community Centre. Immaculate Heart of Mary Elementary School is beside the park.
Other community services include a fire hall, an ambulance station and a Legion Hall. There are 4 Places of Worship in this Neighbourhood.
34 IINDND
FFHH
GE AVE D RID
KIM OO
SScotiacotia MEDFORD AVE
C AVE SCOTIA AVE PParkettearkette PWPW
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KALM
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T ROAD BirchmountBirchmount BBluffsluffs BBirchmountirchmount CommunityCommunity ParkPark CentreCentre HOLLIS AVE
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PHENIX DR
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AVALON BLVD
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VIEWBANK RD
Urban Study Area Boundary CR Commercial/Residential BTH Block Town Houses Development Services C Commercial PW Place of Worship Apartment Dwellings Birchcliff Quarry Lands Study I Institutional A4 Number denotes EMS Emergency Medical Services building height Neighbourhood C FH Fire Hall in storeys IND Industrial
Figure 10
35 QUARRYlands
Community Services and All of the elementary schools within the study area are operating below capacity. Blantyre Facilities Profile Public Elementary and Sir Adam Beck Junior Community services and facilities are a vital part Public Elementary are the two elementary schools of neighbourhoods in the City, contributing to the within the study area closest to the Quarry Lands. quality of life and well being of residents. These schools have utilization rates of 77% and Schools, child care centres, community centres, 68% respectively. libraries, emergency services and parks are all components of the social infrastructure and are as The secondary schools; Malvern Collegiate important to the future of the City as hard services Institute and Notre Dame Catholic Secondary such as water, roads and transit. Ensuring that School are operating above capacity. Notre Dame there are adequate community services and facili- Secondary school is an all female school. Male ties to meet existing community needs and for students within the separate school system attend new residents in areas where growth is anticipated Neil McNeil Secondary School on Victoria Park are fundamental considerations in planning new Avenue south of Kingston Road, just outside of neighbourhoods. the study area. Malvern Collegiate Institute is the closest secondary school to the Quarry Lands. Community services and facilities within the The TDSB also provides English as a Second study area were inventoried to identify the range Language programs from the adult learning centre of services and facilities available in the area and on Danforth Avenue. to begin to assess the capacity of these services and facilities. Figure 11 shows community serv- ices and facilities within the study area. More detailed information on the existing community services and facilities is provided in Appendix 2.
Public Schools There are eight schools within the study area:
4 elementary schools (2 public, 2 separate)
2 junior public elementary/junior alternative school
2 secondary schools (1 public, 1 separate – girls) Malvern Collegiate Institute
36 Figure 11 Victoria ParkAveV i c t Birchmount Rd Birchmount RdB Pharmacy AveP Pharmacy Ave o i h r r Warden AveW Warden Ave i c a a h
r
Dawes Rd D Dawes Dawes Rd Dawes a m
m
P
r a
d Main StM a
a o w e c r u
a
n e k y n
i s
n
t
A A A
R
R
v v v S d d e e e t FireFire StationStation PWPW ScotiaScotia PParkettearkette PWPW PPWW Danforth/BirchmountDanforth/Birchmount ParketteParkette PPWW ImmaculateImmaculate DanforthDanforth AAveve HeartHeart ofof MMaryary PPWW ParketteParkette MainMain SquareSquare LucyLucy TotTot LLotot OakridgeOakridge HollisHollis / BirchmountBirchmount CCCC ParkPark KalmarKalmar ParkPark OakridgeOakridge SeniorsSeniors BBoceeocee BirchmountBirchmount ParkPark MainMain SquareSquare CommunityCommunity KenworthyKenworthy PParkark RecreationRecreation CentreCentre r BirchmountBirchmount BBluffsluffs D PWPW C.N.R.C.N.R. ore ScarboroughScarborough nm GardensGardens AArenarena ClonmoreClo Dr EastEast TorontoToronto RunneymedeRunneymede AthleticAthletic FieldField ParkPark AvalonAvalon ParkPark ScarboroughScarborough DDayay NNss GolfGolf CClublub PParkettearkette PWPW BirchBirch CCliffliff PPSS TTeded ReeveReeve ArenaArena GerrardGerrard SStt EEastast MainMain St.St. LibraryLibrary KimberleyKimberley JrJr PSPS / BeachesBeaches AlternativeAlternative SchoolSchool JrJr PPWW PWPW EMSEMS SStationtation
37 PWPW EastEast TorontoToronto VillageVillage Today'sToday's CChildhild - BBlantyrelantyre PWPW LerouxLeroux MalvernMalvern CICI FroebelFroebel HampersHampers ParticipatingParticipating NurseryNursery AdamAdam BeckBeck ParkPark TaylorTaylor CommunityCommunity CentreCentre 5555 BlantyreBlantyre PSPS WinstonWinston CChurchillroadhurchillroad IIslandsland MemorialMemorial PPWW LTCLTC FireFire StationStation SirSir AAdamdam BBeckeck JJrr PPSS LibraryLibrary Versa-CareVersa-Care CentreCentre AdamAdam BeckBeck CCCC KidsKids ClubClub DayDay CareCare BlantyreBlantyre OOutdoorutdoor PPoolool ConnectionConnection NotreNotre DameDame SSSS St.St. JohnJohn PPWW BlantyreBlantyre PWPW PWPW ParkPark PPWW BroadviewBroadview FFrenchrench AvalonAvalon MontessoriMontessori d MontessoriMontessori SSchoolchool PPWW ton R EastEast CityCity KingstonKings Rd (YMCA)(YMCA) BeachesBeaches CCo-opo-op
GGlenlen StewartStewart ParkPark
Data Current to July 2004
Quarry Lands TDSB Elementary School PWPW Place(s) of Worship LLTCTC Long Term Care Facility Urban Development Services Study Area Boundary TDSB Secondary School Toronto Public Library Emergency Medical Services Birchcliff Quarry Lands Community Services Park TCDSB Elementary School Community Centre Toronto Fire Services Pool - Outdoor TCDSB SecondarySchool Child Care QUARRYlands
Child Care Facilities Libraries
There are twelve child care centres/nursery There are two public libraries within the study schools in the study area and eight of these are area. The Main Street Library is closest to the non-profit centres. These centres are located in Quarry Lands at 137 Main Street. Taylor schools, places of worship, community centres Memorial Library is located on the corner of and in other buildings. In total these centres pro- Kingston Road and Warden Avenue. Both vide 557 licensed daycare spaces with a range of libraries are neighbourhood branches. programs from preschool to school age children. About half of these spaces are for children aged The Main Street library is the larger of the two 2½ to 5 years old. Two of the centres provide and has a collection of about 50,000 materials. service in French. Only three of the centres There is one program room at Main Street library report any vacancies and for two of the centres and 8 internet work stations. Main Street pro- there are only a few spaces available. The Main vides preschool and toddler programs, summer Square Daycare Centre has a waiting list for all and March break reading programs. The library age groups. also provides User Education programs for adults. Main Street Library is not at capacity. A needs assessment for child care services was not undertaken as a part of the background work Taylor Memorial Library has a collection of about in Phase 1 of the study. Also, licensed private 30,500 materials. There is a multi-purpose room home day care agencies and private home care at Taylor Memorial that seats 40, and there are 7 providers within the study area were not invento- internet stations. The main users at this library ried during the phase 1 work. Without an assess- are seniors. Taylor Memorial Library is one of ment, it is difficult to determine whether or not four satellite branches supported by the larger this area is considered underserved with respect to Albert Campbell District Library. The library is child care. However, most of the child care not at capacity. spaces offered in centres are utilized indicating that there may be a need for additional spaces. A needs assessment should be undertaken in later phases of the study after development concepts have been prepared. Information on anticipated residential development on the Quarry Lands can be used in the needs assessment.
Taylor Memorial Library
38 Parks and Open Space Community Centres and Recreation There are twelve public parks totalling about 20 Facilities hectares (49 acres) within the study area. These There are three City-owned and operated commu- range from small natural areas and local play- nity centres within the study area; Main Square grounds to large active community parks. There Community Recreation Centre, Adam Beck is a park on the Quarry Lands that is not devel- Community Centre and the Birchmount oped. The largest park in the study area is the Community Centre. The City offers a variety of Birchmount Park, a 7.7 hectare District Park. recreational programs and services from these There a number of facilities at Birchmount Park: a facilities for all age groups. Details of the pro- community centre, stadium, sports fields and ten- grams operating at these community centres are nis courts. The East Toronto Athletics Field Park included in Appendix 2. on Main Street is the second largest (3.6 ha) and has sports fields, a playground and wading pool. Birchmount Community Centre and Development concepts prepared in Phase 2 of the Scarborough Gardens Arena study will be reviewed to determine impacts on The Birchmount Community Centre (BCC) and existing park facilities and to assess the need for Scarborough Gardens Arena are located in new park facilities. Birchmount Park at the eastern edge of the study area. BCC is the largest of the three community centres within the study area, and offers the most programs. There is an indoor pool, community room, meeting rooms and multi-purpose rooms at BCC.
Tobogganing in Blantyre Park
Birchmount Community Centre
39 QUARRYlands
The swimming programs account for the majority Main Square Community Recreation Centre of the programs offered at the centre. BCC is operating at an overall capacity of about 75% , Main Square Community Recreation Centre with the “all ages” programs operating at over (MSCRC) is located beside the Main Square 90% capacity. apartments on the east side of Main Street south of Danforth Avenue. Facilities at MSCRC The Birchmount Bluffs Neighbourhood Centre include an indoor pool, fitness and weight room (BBNC), a not-for-profit social service agency, and multi-purpose space. Most of the programs operates from the BCC. The BBNC offers a wide offered at MSCRC are for swimming. range of services for individuals and groups. A Participants in swimming account for over half of Family Resource Centre, Community Nursery those enrolled at the centre. The swimming pro- School, Surf ‘N’ Search Job Lounge, youth and grams are operating at about half of their capacity. teen programs, general interest, integrated and All ages programs are the most popular at adapted, seniors, and fitness and wellness pro- MSCRC. Enrollment in older adult programs is grams are some of the services provided by the low. This centre is operating at about 52% BBNC. capacity overall.
The Scarborough Gardens Arena has one ice pad. The Wexford minor hockey league operates their hockey program from this arena. The City pro- vides recreational skating and shinny for 8 hours per week.
Adam Beck Community Centre Adam Beck Community Centre (ABCC) and Sir Adam Beck Junior Elementary School are in one building. The ABCC is the smallest community centre within the study area and programming is shared with the school. Facilities include a gym, a meeting room and multi purpose rooms. About half of the programs offered at ABCC are for chil- Main Square Community Recreation Centre - Main Street dren and the most popular programs are those offered during March break and in the summer. Enrollment in programs for older adults is low. Overall, the programs at ABCC are operating at about 67% capacity.
40 Other Services and Facilities after school programs, lunch programs, JK/SK enrichment programs, Summer and March break The City also operates recreation programs from camps, and operates a licensed child care centre. the Blantyre Public Elementary school and has Community Centre 55 also provides programs for operated a summer camp program at the school. teens and adults (ie. exercise, dance, music, Other City facilities in the area include the drama) and service groups use the centre. Blantyre Outdoor Pool and the Oakridge seniors indoor bocce court on Thora Avenue. The swim- ming program at the Blantyre Pool is at about 50% capacity. The Ted Reeve Arena is operated by a volunteer Board and has two ice pads. Hockey and public skating are offered at this arena.
Community Centre 55 - Main Street and Swanwick Avenue
East City YMCA is located on the south side of Kingston Road between Balsam Avenue and Beech Avenue. This YMCA includes a gymnasi- um, playrooms and an office. The YMCA pro- Ted Reeve Arena on Main Street grams are designed to meet the needs of the local community. At this time the YMCA provides a There are two community centres within the study wide range of programs for families with infants area operated by non-profit agencies; Community and young children. Summer and March break Centre 55 and East City YMCA. camps are also available. Evening programs for adults and seniors are also offered and service Community Centre 55, an agency of the City, is groups use the YMCA. The nursery school oper- located on the corner of Main Street and ated by the YMCA is unique as it provides part Swanwick Avenue. Community Centre 55 runs time childcare and therefore can serve more fami- many children’s programs including before and lies than a typical child care centre.
41 QUARRYlands
Places of Worship Community Service and Facilities and the new Official Plan There are fourteen Places of Worship in the study area. Many of the Places of Worship provide The directions and policies of the new Official community space and daycares operate in some. Plan place a high level of importance on building There are many programs provided in these the City’s social infrastructure particularly in Places of Worship: music, dance, theatre, art, areas where growth is anticipated and in areas that teen and youth, health and wellness and seniors are poorly served. The social infrastructure programs, addiction services, family resource includes the whole system of government and services, and space for service groups such as the community resources, programs, facilities and boy scouts and the girl guides are just some of the social networks that contribute to people’s health, services provided in these important community safety, mobility and well-being. Preserving and spaces. improving access to services and facilities is a responsibility to be shared by the City, public agencies and the development community.
The Quarry Lands are designated Mixed Use Areas where a wide range of residential, commer- cial and employment uses can be considered. The Official Plan requires that a Community Services Strategy be prepared in larger mixed use areas (5 hectares or larger) that are experiencing growth or change. A Community Services Strategy includes the following components:
Church of the Immaculate Heart of Mary - Birchmount Road a demographic profile of area residents
an inventory of existing services within the area, or readily accessible to area residents
identification of existing capacity and service gaps in local facilities
identification of local priorities
42 recommended range of service and co-loca- The Phase 1 report includes a demographic profile tion opportunities. of area residents and an inventory of the main community services and facilities in the area. The identification of funding strategies, including inventory is not an exhaustive list. There may be but not limited to funds secured through the other local agencies and service providers within development approval process, the City’s cap- the area. Also, the capacity of the services and ital and operating budgets and public/private facilities has not been assessed to identify gaps. partnership. Local priorities need to be identified in consulta- tion with the community and service providers. A Community Services Strategy will be prepared in later phases of the study.
43 QUARRYlands
Transportation Profile work in the study area; main streets, signalized intersections, and pedestrian crosswalks on main The Quarry Lands are situated within an area of roads. Intersections that have recent (2002-2005) the City with a well established transportation traffic count data are highlighted. The detailed network. The Quarry lands are bounded by arteri- information about the traffic counts at each of al roads; Victoria Park Avenue, Gerrard Street and these intersections is in Appendix 3. Clonmore Drive, and the CN rail line. As a result, access to the site is not dependent on There are four main north/south roads within the routes through local streets. There are a variety study area including Main Street, Victoria Park of transit options available in the area including Avenue, Warden Avenue and Birchmount Road. bus, streetcar, subway and GO train service. The All of these streets are classified as minor arterial high level of transit service provides access to roads within the study area, except for the section community services and facilities and employ- of Victoria Park Avenue, from Gerrard Street to ment, shopping and entertainment uses within the Danforth Avenue, which is classified as a major local area, in centres throughout the City, and to arterial road. The four main north/south streets areas outside the City. within the area cross the CN rail line at grade sep- arations. None of the local north/south streets Existing information on traffic volumes, transit crosses the rail line. availability, bike routes, and planned road improvements were examined to give an indica- The major east/west street network includes tion of existing capacities in the system and to Danforth Avenue, Gerrard Street, Clonmore Drive determine where additional information is needed. and Kingston Road. All of these streets are clas- This will provide the base information needed to sified as minor arterial roads except Kingston assess the impacts of future development and Road which is classified as a major arterial road. determine whether transportation improvements are needed. Traffic Volumes
Road Network Arterial roads are intended to function as the main traffic arteries within the area, carrying higher The road network within the study area is devel- volumes of traffic than collector or local streets. oped primarily on a grid pattern consisting of The number of vehicles at the main intersections major and minor arterial roads and a collector and within the study area in the morning and after- local street system. The CN rail line extends in noon peak hour is shown on figure 13. Also, the an east west direction across the study area. date of each traffic count is shown.
Figure 12 shows the key elements of the road net- This data indicates that Kingston Road is the
44 Figure 12
d R th BBirchmount Rd or Birchmount Rd Victoria ParkAveV f i WWarden Ave Warden Ave PPharmacy Ave Pharmacy Ave n r i c h c a a h
t DanforthD Rd a r o m r d
r
m Dawes Rd Rd Dawes D Dawes e o i
a a n u a Main StM
w c n P A y t
a
a e v
i
R s r A n e
k
d
v R
S
A e d t v e 10 DanforthDanforth AAveve 7 8 1 28 2 3 4 5 6 9 Birchcliff Ave BBirchcliff Ave
Canadian i r c Tire h 11 r 27 HollisHollis AAveve c D l e i C.N.R.C.N.R. r f M Manderlay Dr f o Manderley Dr
m
n A lo a v
ClonmoreC Dr n e d
Musgrave e r
24 l
a 12 y Queensbury Ave QQueensbury Ave
D u e GerrardGerrard StSt r
20 21 22 23 25 e 13 n s MMalvern Ave Malvern Ave Osborne Ave OOsborne Ave b s u a b r l v y o e
r SwanwickSwanwick A n r 26 SScarborough Rd Scarborough Rd n v e 45 Pickering St PPickering St
e c
i A A c a 14 v k v r b e e e o r i r n o g u
LyallLyall AveAve g S h t
R d 19 Glen ManorDr GGlen ManorDr 18
l 15 e 17 Rd n 16 KingstonKingston Rd
M a n o r
D r
Urban Development Services Study Area Signalized Intersection Note: Birchcliff Quarry Lands Study Traffic data available for the above Quarry Lands Unsignalized Intersection/pedestrian crossing 1 intersections. See appendix 3 for the Road Network detailed counts. QUARRYlands 1650 (622) 1224 (285) Apr. 2003 9 18 BirchmountBirchmount RRdd 69 6 (13) 398 382 (671) (451) (149) 7) Jan. 2002 Jan. 2005 Jan. 2005 1702 (725) 353 (589) ) 0 5 9 7 (600) 5 8 ) ( 1 5 6 1 3 7 (
WWardenarden AvAve
124 (58) 105
(255)
r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r
D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D
653 eDr e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e
800 e
(498) r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r
(410) r
o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o
704 more m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m
n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n (1473)
o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o
lon l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l l Jan. 2005
Clonmore D Cl C C C C C C C Clonmore C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C
am peak hr.
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Jan. 2003 d
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am peak hr. am peak hr.
o (pm peak hr.) (pm peak hr.)
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e Kingston Rd Rd Kingston K Kingston v A
am peak hr. h . (pm peak hr.) t R r . Survey Date PharmacyPharmacy AveAve o N f . n C.N.R. C C.N.R. a Danforth Ave D Gerrard St ) ) 9 9 2 7 0 4 7 1 ( Dec. 2003 ) Study Area Quarry Lands 4 6 1 VicroriaVicroria PParkark AAveve 8 4 286 2 671 386 ( (654) (535) ) ) 6 6 5 5 4) 4 8 5 686 485 4 1 (154 ( (1546 Aug. 2002 631 (905) ) 8 5 9 720 0 (716) 2 8 1 DawesDaw Rd ( es Oct. 2003 Rd ) 2 4 8 7 1 ( Mar. 2003 ) ) ) ) ) 2 9 3 9 3 2) 6 6 5 5 2 0 3 Urban Development Services 0 6 8 8 6 1 1 1 ( ( ( ) ) 8 8
MainMain StSt 2 0 4 3 351 518 355 ( ( (721) 0 5 8 0 Birchcliff Quarry Lands Study Traffic Flow 537 75 77 174 204 (852 Aug. 2004 ( ( July 2002 Oct. 2003
Figure 13
46 busiest road within the study area, followed by from development. A traffic assessment will be Danforth Avenue. Traffic counts were taken in undertaken in later phases of the study to deter- January 2005 at the intersections of both of these mine the capacity of the existing road network roads with Warden Avenue. These counts show and the impacts of development. Some of the about 400 more cars travelling west on Kingston factors considered in undertaking the analysis Road during the morning peak hour than along include; the type of land uses proposed (commer- Danforth Avenue, and about 400 more cars travel- cial, residential, employment), the intensity of ling east during the evening peak hour. The earli- development (gross floor area or density of devel- er counts at the intersections of Main Street and opment) and the availability of transit. Victoria Park Avenue with Danforth Avenue and Proponents of development are also required to Kingston Road also indicate that Kingston Road conduct traffic assessments when proposing is busier, particularly eastbound in the afternoon development. rush hour. The data indicates that Birchmount Road between Danforth Avenue and Kingston Public Streets and the new Official Plan Road is the least busy main street in the network. The Quarry Lands are large and new streets will The intersection of Gerrard Street and Victoria be needed for access to new development. The Park Avenue is also busy. The data indicates that new Official Plan places a strong emphasis on all a common route through the area in both the aspects of the public realm including City streets. morning and afternoon peak periods is along Streets are considered significant public open Victoria Park Avenue between Danforth Avenue spaces and new streets should be public streets. and Gerrard Street, and along Gerrard Street They should provide connections and be integrat- between Victoria Park Avenue and Main Street. ed with the existing street system in adjacent neighbourhoods. There should be adequate space The number of southbound vehicles at the Warden to provide for pedestrians, bicycles and landscap- Avenue and Clonmore Drive intersection in the ing as well as transit, vehicles and utilities. For morning peak hour is one of the highest in the the Quarry Lands the emphasis will be on creating study area with about 1700 vehicles. The data a system of public streets consistent with the poli- indicates that most of these vehicles turn right cies and directions of the new Official Plan. onto Clonmore Drive and pass the Quarry Lands. Bicycle Network An assessment of road and intersection capacities was not undertaken in Phase 1. The development The Toronto Bike Plan “Shifting Gears” was concepts for the Quarry Lands prepared in Phase adopted by Council in July 2001. The Bike Plan 2 of the study will provide additional information recommends the development of a 1,000 km bike- with respect to traffic expected to be generated way network consisting of off-road trails and on-
47 QUARRYlands
road bike lanes and routes throughout the City. Transit Network There is currently one signed bike route within the study area along Main Street that extends The study area is well served with transit includ- north to Hamstead Road and Stan Wadlow Park ing surface transit by bus and streetcar, subway and Taylor Creek Park and south to Queen Street service along the Bloor-Danforth subway line and and Kew Gardens. GO train service. The transit network through the study area is shown on figure 14.
Bus and Streetcar Routes
The Quarry Lands are directly served by bus along Gerrard Street, Victoria Park Avenue and Clonmore Drive and these connect to the streetcar and subway lines. These include:
135 Gerrard: Gerrard Street and Clonmore Drive between the Warden and Main subway stations and connects to the 506 Streetcar at Main Street Bicycle Route 59 Main Street.
A combination bike lane and signed bicycle route 12 Kingston: Victoria Park subway station is proposed along Gerrard Street, Clonmore Drive south along Victoria Park Avenue and along and Hollis Drive to connect Main Street to Kingston Road with connections to the Birchmount Road. This bicycle route will pass by Kennedy and Warden subway stations, and the Quarry Lands. Signed bike routes are also the 502 and 503 Streetcar on Kingston Road. proposed on Clonmore Drive south of Gerrard Street as well as along Fallingbrook Avenue to 324 Victoria Park: Late night along Victoria connect to Queen Street East and Kew Gardens. Park Avenue.
The traffic survey conducted in 2003 at the inter- 69 Warden: Clonmore Drive at Warden section of Victoria Park Avenue and Gerrard Avenue. Street counted 99 bicycles passing through this intersection in an 8 hour period. 404 Community Bus: Daytime hourly serv- ice from the Shoppers World Plaza to the East York Civic Centre and East General Hospital at Coxwell Avenue and Mortimer Avenue.
48 Figure 14
Warden Woods Park
BIRCHMOUNT RD D VICTORIA PARKAV MAIN ST WARDEN AV Dentonia Park PHARMACY AV Leyton A CRESCENT Park
W Golf Course
ES R ES TOWN
D 404 Prairie Drive Park Victoria Park DANFORTH RD 64 404 TTC Station e Subway Lin Dentonia Park
Samuel Hearne 64 12+ 404 324 Sr. Public School
Oakridge Oakridge Jr. Public School Maryland DENTONIA PARK C.C. 69 113 69 Park COMMUNITY 135 Main Street TTC Station St.Dunstan Coleman Madelaine Separate Main St Park Park School Parkette 12+ 324 113 113 Scotia Parkette C.N.R. DANFORTH AV 20 20 20 20 Birchmount Parkette
Main Square Oakridge Community Park Hollis/Kalmar Park Recreation Centre Birchmount 404 Park Danforth Kenworthy GO GO Station Park C.N.R.
Runneymede Park East Toronto
Athletic Field 69 Ted Reeve Arena Avalon Birchcliff Parkette Golf 506 GERRARD ST EAST 135 Club Public School 135 Parkette 69
49 12+ Kimberley/ Beaches Alternative Public School
R D
324 E KINGSTON RD Blantyre R Adam Public School O Malvern Beck M Collegiate Public N
64 O 12+ L School, CLONMOREC DR Park and 12+ Community Centre
Notre Dame St.John Separate Separate Secondary School School Glen Davis Ravine Blantyre Park 502 Hullmar KINGSTON RD 503 22 Park 22 Crescentwood 12+ Park
Lynndale Parkette Lake Ontario Elm Park
64 Glen Stewart Park Neil McNeil Separate Toronto Hunt Club Golf Course Secondary School
Urban Quarry Lands 135 TTC Bus Main Routes 12,20,64,69,135; Main and Blue Night Routes 22,113; Blue Night Route 324 Development Services Birchcliff Quarry Lands Study TTC Line and Station 506 TTC Street Car Main and Blue Night Routes 502,503,506 Transit GO GO Transit Line and Station 404 TTC Community Bus Main Route 404 QUARRYlands
Bloor-Danforth Subway
The Bloor-Danforth subway line linking the Kipling and Kennedy subway stations runs just to the north of Danforth Avenue with stations at Main Street, Victoria Park Avenue and Warden Avenue. The Victoria Park station is the closest to the Quarry Lands about 0.9 km to the north.
GO Transit
GO Transit operates frequent commuter rail serv- Danforth GO Station on Main Street ice on the CN rail tracks abutting the Quarry Lands, serving the Lakeshore line. The Danforth GO station is on Main Street south of Danforth Avenue. During the weekday peak periods trains Transportation and the new Official Plan run every 30 minutes or so, and every hour off peak and on weekends and holidays. The new Official Plan integrates transportation and land use planning. The directions and poli- GO Transit is currently conducting a Class cies of the Plan seek to protect and improve the Environmental Assessment of a proposal to add a transportation system. They also emphasize the third track along the south side of the CNR right- more efficient use of roads to move more people of-way to provide more frequent service on the instead of more vehicles and the reduction of the Stouffville line which shares the Lakeshore line demand for vehicle travel. To achieve these tracks west of the Scarborough station at Midland objectives the Plan promotes a more intense Avenue. Development concepts prepared in mixed use pattern of development. It also pro- Phase 2 of the study will be reviewed in consulta- motes mixed use development in areas that are tion with GO Transit. well served by transit.
Mixed use developments (residential, employ- ment, commercial) help to minimize the long term costs of infrastructure improvements to increase capacity of roads and the transit system. A mixed use development pattern also provides the oppor- tunity to develop a better pedestrian and bicycle system.
50 The designation of the Quarry Lands as Mixed ority for buses and streetcars, limiting on-street Use Areas integrates land use planning and trans- parking and providing exclusive transit lanes. portation. The Quarry Lands are large and well served by transit. This provides an opportunity to Physical Infrastructure Profile consider a wide range of uses at densities that are transit supportive. The physical infrastructure includes the sanitary and storm sewers and watermains that service the Kingston Road is identified in the new Official area. It also deals with the management of Plan as a higher order transit corridor, and stormwater in relation to development. Municipal Kingston Road and Main Street north of Gerrard water, storm and sanitary sewer service is avail- Street are within the surface transit priority net- able to the Quarry Lands, and there are currently work. Within higher order transit corridors, the no water supply, capacity, or pressure problems protection of existing and planned rapid transit within the area. Services available within this networks is given a priority, and new transit lines area are detailed in Appendix 4. will be implemented in these corridors over the longer term. More detailed assessments of servicing capacity will be undertaken during Phase 2 of the study The City is in the early stages of examining future after development concepts are prepared. The transit improvements along Kingston Road and concepts will be used to identify any constraints Danforth Avenue. At the January 12, 2005 meeting related to servicing and to determine if improve- of the Toronto Transit Commission, TTC and City ments are needed. Opportunities to address issues Planning staff presented the “Building A Transit with respect to stormwater quality and quantity City” proposal to the Commission. This presenta- will also be explored further in relation to the tion outlined proposals for future transportation concept plans prepared in Phase 2. Proponents of improvements in the City, including the idea of development are also required to submit assess- developing higher order transit service on ments of services and stormwater management Kingston Road from Victoria Park to Eglinton plans with development applications. Avenue East (bus or streetcar) and on Danforth Avenue west of Kingston Road. The Commission There are trunk services that cross the Quarry supported the general approach put forward in lands, including a watermain, storm sewers and “Building a Transit City” and requested further combined sanitary and storm sewers. These are staff reports on the matter. shown on figure 15. There are municipal ease- ments for these services where they cross private The Official Plan promotes increasing transit pri- lands. The location of the services must be con- ority along roads within the surface transit priori- sidered in developing concept plans for the ty network through measures such as; signal pri- Quarry Lands, as structures cannot be built over
51 QUARRYlands
top these trunk mains. As a result, the pattern of planned in relation to the location of these servic- development may be impacted by these trunk es to ensure that buildings and structure will avoid mains. The location of roads and the develop- these services. ment blocks within the area will need to be
Danforth Ave Thora Ave Sneath Ave Emmott Ave Elward Blvd August Ave Byng Ave Leyton Ave
T
Wakehood St Lucy Ave Mansion Ave
CNR
CNR
C
Victoria Park Ave T
T
T
T T
T T Clonmore Dr
T
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Source: WES/Water/IAM&P and WES/TS/Surveys & Mapping (Dated 2000)
Urban Quarry Lands Development Services Birchcliff Quarry Lands Study Watermain (2000) Storm Sewer (2003) Water Distribution & Sewer Systems Combined/Sanitary Sewer (2000)
Figure 15
52 QUARRYLANDS Other Planning Initiatives
There are four other recent or ongoing planning tive pavers, pavement markings, signage, lighting studies within this area of the City: and gateway features. A Façade Improvement Grant Program was established for this area that Community Improvement Plan (CIP) provides grants to commercial building owners to Danforth Avenue and Danforth Road. improve their building façades.
Danforth Avenue Study from Victoria Park Danforth Avenue Study – Avenue to Warden Avenue Victoria Park Avenue to Warden Avenue
Warden Corridor and Victoria Park Station An Avenue Study was initiated in December of Land Use Planning Studies 2004 for Danforth Avenue, from Victoria Park Avenue to Warden Avenue. The new Official Kingston Road Revitalization Study Plan identifies selected corridors along major streets as “Avenues” where transit-supportive An overview of these initiatives is provided as reurbanization is promoted. The Avenue study each of these studies share portions of their will set out the mix of uses, heights, setbacks and respective study area boundaries with the Quarry other zoning standards, along with priorities for Lands Study area. Background information from investment that may enhance open spaces, street these studies provides additional information that amenities and community services along this sec- can assist in undertaking the Quarry Lands study. tion of Danforth Avenue. The Danforth Avenue Opportunities for new development are also being Study is in its initial phase and a background explored through each of the studies. The loca- report is being prepared. It is anticipated that this tions of the studies are shown on figure 16. study will be completed in 2005.
Community Improvement Plan - Warden Corridor Study and Victoria Park Danforth Avenue and Danforth Road Station Land Use Studies
In September of 2003 Council approved a These studies were initiated in December of 2003 Community Improvement Plan (CIP) for Danforth to examine opportunities for the reurbanization of Avenue and Danforth Road between Victoria Park the TTC parking lots at the two subway stations Avenue and Warden Avenue. The objective of and to create a vision for areas of potential land this CIP is to enhance and revitalize the commer- use change in their vicinities. cial frontages along Danforth Avenue and Danforth Road, through incentives for façade These studies have advanced to the final phase. improvements and with improvements to the Background work has been completed and con- roads and streetscapes with landscaping, decora- cepts for land use change on specific sites within
53 QUARRYlands
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d R h rtth Rd fo n DanforthDanforth AAvenuevenue StudyStudy/Study a DanforD DanforthDanforth CCommunityommunity ImprovementImprovement PlanPlan Ave fortthh Ave DanforDan
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Urban Development Services Birchcliff Quarry Lands Study Planning Initiatives Figure 16
54 the study areas have been prepared. One of the Kingston Road Revitalization Study findings of these studies to date is that these areas are underserved with respect to community serv- In February of 2005 Council initiated the ices and facilities. A key component of the Phase Kingston Road Revitalization Study. This study 3 work for both study areas is the preparation of will identify key sites within the commercial areas Community Services and Facilities Strategies, that along Kingston Road in the Birchliff Community will identify appropriate community services and and develop a strategy to promote revitalization of facilities required to support the existing and any these areas. It will also examine Kingston Road new residential communities. It is expected that and its function as a transit priority corridor, these studies will be completed by the end of including the idea of developing higher order 2005. transit service on Kingston Road (bus or street- car). Terms of Reference for the study will be considered by Council in Spring 2005.
55 QUARRYLANDS Study Area Profile - Key Considerations
The information presented in the study area pro- An assessment of the capacity of the road net- file raises the following considerations: work is needed to identify existing deficien- cies and to determine the impacts of future Population in the study area is growing at a development. slower rate than the City overall. Similar to the City the population within the study area Other studies in the area will provide opportu- is aging, and children represent a smaller pro- nities for redevelopment along Danforth portion of the population than adults. The Avenue, in the Warden Corridor and along large decrease between 1996 and 2001 in the Kingston Road. The progress of these studies proportion of small children in the study area and decisions concerning development need may account for the additional capacity in the to be considered in planning for the Quarry elementary schools today. lands.
In the study area the proportion of small chil- Concept plans for the Quarry Lands need to dren is declining at a faster rate than in the be designed carefully with respect to the City overall, and the proportion of older placement of roads, and the pattern of devel- adults in increasing at a faster rate than in the opment blocks to ensure that development City overall. will avoid the watermain, storm sewers and combined sanitary and storm sewers that A community services and facilities needs cross the area. assessment is required to determine if the population trends apparent in the 2001 Census The range and distribution of lands uses on are continuing, to identify priorities and serv- the Quarry Lands may also be affected by ice gaps and to determine if improvements or these large trunk services. changes are needed to meet community needs.
The neighbourhoods in the study area are pre- dominantly developed with lower density housing such as single and semi-detached dwellings and townhouses. The local context must be considered in development of the Quarry Lands.
The variety of transit options available in this area provides an opportunity to consider a wide range of uses on the Quarry Lands.
56 QUARRYLANDS Next Steps
The Study Area Profile will inform the work in will be prepared that reflect the vision and devel- later phases of the study. It also identifies infor- opment principles. Phase 2 of the study will be mation gaps and further assessment will be conducted in consultation with landowners, com- required in later phases of the study with respect munity associations, residents and other stake- to community services and facilities and trans- holders. A working group of landowners, com- portation issues. munity representatives, Ward Councillors and City staff will guide the visioning exercise. Phase 2 of the study process is the development Larger community meetings will be held to ensure of guiding principles and a vision for the future that the broader community has an opportunity development of the Quarry Lands. Concept plans for input into the study.
57