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

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

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

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

This Profile was undertaken in explanation of some of them: consideration of a future Sheppard Avenue East LRT line between Parcel fabric: ‘parcels’ are the Don Mills TTC subway stop on individual lots or property, such as the Sheppard Subway (Line 4), to the land that a single family house Morningside Avenue (see map). may sit on, or the lands occupied by a shopping mall. The ‘fabric’ This Profile focuses on the existing of parcels is the patchwork that demographic, employment, and they create when looked at over a Yonge Street physical conditions of the corridor. large amount of space. The Profile divides the corridor into six segments based on a Figure ground: A figure ground number of criteria (see appendix map depicts only the built for rationale). The data and environment, which includes all

Highway 27 Highway information provided contribute buildings, and is a useful tool for to a better understanding of understanding the relationship the corridor and the many between built and unbuilt space. communities along it. Built space is depicted in black, whereas unbuilt space is white.

Profile Contents Interface: An ‘interface’ map This Profile provides information depicts the interfacing of about the existing conditions and Sheppard Avenue East with its recent changes throughout the surrounding context. The interface corridor. Specifically, the profile is the edges of the public space discusses: along the corridor, and its surrounding context. Generally, a • who lives along the corridor more ‘active’ interface consisting • what jobs exist along the of main doors and windows corridor; and makes for a more vibrant, inviting,

• trends in each. Keele and pedestrian-friendly avenue (people come and go, and can This Profile is intended to act as a see onto the street from buildings). research tool and input into future This type of interface also serves planning along the corridor, to to animate the street, and helps help leverage investment in the to make it safer. Conversely, new light rail transit infrastructure. an interface of blank walls and Hence, it is intended as ‘the facts’, opaque fencing has the effect with limited interpretation of them. of creating a more sterlile and The contents of the profile include isolating street environment. maps and diagrams used in city planning and urban design research. The following is a basic

Sheppard Avenue East Corridor Profile 1 June 2015 Morningside Finch Ave E Markham

Highway 404

Sheppard Sheppard

Highway 401

The Sheppard Corridor Brimley Lawrence The Sheppard LRT corridor is flanked by houses that back approximately 13km in length. The onto Sheppard Avenue, western terminus of the corridor is roughly east of Markham the Don Mills subway station, with Eglinton Road to west of Morningside the profile segments starting at Avenue; and Highway 404. The eastern terminus • an employment area node at is just east of Morningside Avenue the easterly terminus of the near to the Rouge River and St Clair corridor. Toronto Zoo. The corridor passes along or near The corridor can be defined as to four large areas of employment, having four components, based several retail nodes (including at on existing built form: Victoria Park, Warden, Kennedy, • a section from Highway 404 Midland, Brimley, and McCowan), Location to past Brimley Road, with and residential areas of varying buildings facing the street; this form. The Sheppard Avenue East area is transitioning to a higher Corridor is located density, more urban avenue; Sheppard Avenue East is an in northeast Toronto. • an asymmetric section with important place of employment, The corridor follows employment uses on the north representing 4% of the city’s the planned Light Rail Transit (LRT) line side, and residential to the total employment. The four main from the Don Mills south (roughly west of Brimley areas of employment along subway station in Road to Markham Road); the corridor provide a variety of the west (on Line • a suburban, arterial section manufacturing, warehousing, 4), to Morningside Avenue in the east.

Sheppard Avenue East Corridor Profile 2 June 2015 Sheppard 13km corridor 2,329 hectares Corridor length

Highway 404

Sheppard Avenue East 3 1 2 4

Highway 401 Kennedy Road Victoria Park Avenue Brimley Road Warden Avenue

Segment # 2 LRT stop*

LRT route Subway Rail corridor Highway 56,062 89,190 Major street jobs people 2011 2011 Designated open space

Sheppard Avenue East Corridor Profile 3 June 2015 4 27,100 4 channelized daily ridership major waterways Sheppard bus employment (#85) areas

5 6 Sheppard Avenue East

4 Neilson Road Markham Road Morningside Avenue Brimley Road McCowan Road Ellesmere Road

4 66.5% 62.6% council ownership immigrants wards tenure to Canada 2011 2011

Sheppard Avenue East Corridor Profile 4 June 2015 and office jobs. These areas are East is a wide arterial road with Consumer’s Road, West Central a planned 36 metre right-of- Scarborough (south of Sheppard way. How buildings relate to the between Kennedy and Brimley street varies across the corridor. Roads), Tapscott/Marshalling In certain areas, buildings have Yard (north of Sheppard between generous setbacks from the Brimley and Markham roads), and street, and many properties have Scarborough Highway 401 Corridor their backyards facing Sheppard (east of Morningside Avenue). Avenue (known as reverse-lotting). In addition, retail employment is This is particularly relevant east of located at several locations along McCowan. This results in conditions the corridor. with opaque fences and blank walls facing Sheppard Avenue, Population diversity is a defining making it difficult to achieve characteristic of the corridor; an active, animated avenue 2011 census data show that 63% experience. West of McCowan, of the population are immigrants more buildings front directly onto to Canada, compared to 49% for Sheppard Avenue, presenting the city as a whole. The corridor’s better opportunities for active age distribution is similar to that street-level animation. of the city at large, though there are proportionately more younger Private automobile usage is very people (0-19 years of age) and high along Sheppard Avenue seniors (65+) than that of the rest East, and is reflected in the of the city. data on work-commute-modal- share. Car dominance along the Today, there are no corridor is supported by existing Neighbourhood Improvement street and block patterns, a Areas (NIAs) along the corridor, circuitous road network, poor which suggests that the corridor quality pedestrian and active does not have areas with higher transportation environment, and than average socio-economic a lack of pedestrian connections. needs. However, one area near Often, where there are pedestrian the Malvern Community was connections, they are narrow, formerly identified, and is now difficult to find, and do not directly only marginally above the low connect to activity generators Neighbourhood Equity Score. (such as retail, schools, or other In addition, research suggests areas of interest). For example, that there are other pockets of on either side of Neilson Road, socio-economic need along the most pedestrian connections to corridor. For more information on Sheppard Avenue East are narrow NIAs, see Appendix B. walkways in between parcels occupied by low-rise, reverse- Along its length, Sheppard Avenue lotted houses.

Sheppard Avenue East Corridor Profile 5 June 2015 Corridor Population & Employment Trends The population of the city The make up of the population is of Toronto increased fairly similar to that of the city, though consistently over the last two the proportion of immigrants census periods at rates close to 5% to Canada is higher along the 70 (between each census). This differs corridor. 2600 Apartment from the Sheppard corridor;<5 Storeysthe 8.4% 0.0% People population of which increased at Over the last two census periods,(vs 0.6% city) (vs 3.0% city) 60 & Jobs 2450 Single Detached a much slower rate. Between o2006r the number of jobs increased d ri and 2011, the population of r the C along the corridor. However, o ity C 2300 50 Sheppard corridorApartment increased by between 2006 and 2011, the only 1.9%. New high-rise>5 Storeys residential number of jobs along the development, especially in the Sheppard corridor increased by 40 2150 People western end of the corridor may Semi-Detached1.7%, representing a lower rate impact this rate in the future. than that experienced by the city. 30 Apt. Detached Duplex Row House 2000 2001 2006 2011 2001 2006 2011

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

Population Other Jobs100 90000 Manufacturing & 3200 3200 City 90000 Institutional 9000070 55000 55000 2600 Warehousing Apartment <5 StoreysCorridor Corridor 1.9% 1.9% r 8.4% 0.0% 75000 o (vs 4.5%Retail city) (vs75 4.5% city)People 1.7% 1.7% id 3025 30252450 (vs 0.6% city) (vs 3.0% city) 87500 r 8750060 50000 & Jobs 4.6%50000 4.6% (vs 3.2% city) 6.0% 6.0% r y (vs 3.2% city) -0.8% -0.8% o it 0.4% 0.4% (vs -0.7% city) r (vs -0.7% city) Single Detached (vs 0.6% city) (vs 0.6% city) C The number of jobs o (vs 3.0% city) C d (vs 3.0% city) Corridor (vs 4.9% city) (vs 4.9% city) ri The population of increased over r City o Ci 60000 50 ty 2850 85000 45000 C Corridor 2850 2300 the corridor has 85000 50 Service the45000 2001 and 2011 Apartment increased over the period, though >5 Storeys 79.1% 79.1% last two census the proportion82.5% of 79.7% 82.5% 79.7% Full-time Full-time 45000 25 2675 2675 years, but at a 82500 8250040 full-time40000 jobs has 40000 2150 People slower rate than that O ce declined. Semi-Detached of the city. Source: Source: Toronto 0 30000 Census 80000 80000 Employment35000 Survey 35000 2500 25002000 2000 2005 2010 30 2001 2006Apt. Detached Duplex2011 Row House 2001 2006 20012011 2006 2011 2001 200620012001 2011 2006 20062011 2011 2001 20062001 2011 2006 2011 2001 2006 2011

Jobs by sector city total 1,317,300:2011 (+3.2%)city total 1,317,300:2011 (+3.2%) HH income Tenure city total 75,100:2011 (+3.0%) citycity total total 75,100:2011 75,100:2011 (+3.0%) (+3.0%) Pop’n Density (pplPop’n + jobs) over time Jobs1,276,800:2006HousingJobs Type (-0.7%) 1,276,800:2006 Estab. (-0.7%) Estab.Estab. 72,900:2006 (+0.6%) 72,900:200672,900:2006 (+0.6%) (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:200172,480:2001 Age Distribution (2011) Jobs by Sector (2011) 90000 90000 40 40 Other 100 100100 90000 City Manufacturing & 70 City City Institutional 65+ Warehousing

or Corridor Corridor r 75 75 75000 rid 7500075000 The30 corridor has a 30 o Retail 75 r id 60 Corridor 55-64 o 0-19 r Corridor Corridor C high proportion of r y o it intro - 2 of 2 C Cit jobs in the office C The corridor has a y Corridor City CityCity 60000 60000 sector, relative to 20 City 50 City 50 population profile 60000 20 50 Corridor 50 that of the city. The Corridor CorridorService similar to thatCity of the Consumers Road city, with a slightly 45000 45000 Business Park is a 25 25 higher proportion 45000 10 10 25 40 factor in this. of people over the 20-34 Source: Toronto O ce age of 65. 35-54 Employment Survey 0 0 Source: Census 30000 30000 0 0 0 2000 200530000 20002010 2005 2010 2000 2005 2010 2001 2006 20012011 2006 2011 30 2000 2005 20102000 2005 2010 2001 2006 2011 2001 2006 2011

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

Sheppard Avenue East Corridor Profile 6 June 2015 70 70 Active 70 Active 65+ Corridor Corridor or or or rid 60 60 Corridord d or 0-19 60 ri 55-64 ri C r r intro 1 of 2 intro 1 of 2 o o Driver Driver intro - 2 of 2 C y C y Ci Transit it Transit it ty C C 50 50 50 City City City

40 40 40 Passenger Passenger 20-34 35-54

30 30 2001 2006 30 20012011 2006 2011 2001 2006 2011

Immigration Immigration Modal Split Modal Split Immigration Age Distribution Density (People & Jobs / Hectare) (2011) Though there were increases in 70 2600 Apartment both the service and institutional <5 Storeys 8.4% 0.0% sectors, employment along the People (vs 0.6% city) (vs 3.0% city) 60 & Jobs 2450 Sheppard corridor is heavily Single Detached or id geared toward the office sector. r The density of the r C o ity C 2300 The proportion of full time jobs corridor increased 50 Apartment decreased over the 2001 to 2011 slightly over the past >5 Storeys period, from 82.5% to 79.1%. The two census years. Source: calculated 40 2150 total number of establishments People using Census & Semi-Detached remained around 3000 over the Toronto Employment same period. Survey 30 Apt. Detached Duplex Row House 2000 2001 2006 2011 2001 2006 2011 Put together, the number of city total 75,100:2011 (+3.0%) Density (ppl + jobs) over time Housing Type Estab. people and number of jobs form 72,900:2006 (+0.6%) 72,480:2001 the density of the corridor. There Housing Type (2011) 2600 Other 100 were about 60.6 people and70 jobs 900003200 Manufacturing & 90000 55000 Apartment City Institutional Warehousing per hectare along the corridor <5 Storeys Corridor 8.4% 0.0% 1.9% The corridorPeople has a in 2011, which is a slight increase 2450 r (vs 0.6% city) (vs 3.0% city) (vs 4.5% city) 60 higher 1.7%proportion& Jobs 750003025 o Retail 75 87500 50000 id from 2001, when the density was 4.6% (vs 3.2% city) r 6.0% Single Detached r of single family o -0.8% r y 0.4% (vs -0.7% city) id (vs 0.6% city) o it r (vs 3.0% city) C C about 58.4 people and jobs per r (vs 4.9% city) detached housing C Corridor o ity City C 2300 hectare. 50 units, and row house Apartment600002850 50 85000 45000 Service Corridor units, and a lower >5 Storeys proportion79.1% of housing Private household income is below82.5% 79.7% Full-time 2150 40 units in apartments 450002675 25 82500 40000 People the city average, with the gap (above or below 5 Semi-Detached widening between the 2000 and storeys). O ce Source: Census 2000 2010 period. Despite the gap,30 Apt.300002500 Detached Duplex Row House 0 80000 35000 2001 2006 2011 2001 2006 2011 2001the 2006 proportion 2011 of low income 20012001 2006 20062011 2011 20002001 20052006 20112010

households is similar to the city Jobs by sector city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) city total 75,100:2011 (+3.0%) Pop’n Density (pplJobs + jobs) over time Estab.HousingHH income Type Estab. Tenure average. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 72,480:2001 72,480:2001 Tenure (Ownership) Other 100 90000 Home ownership rates are40 90000above 100 Institutional Manufacturing & City City the city average. Over the 2001 to 70 Warehousing 65+ 2011 period, the city trend toward r 75000 75 o Retail 75 75000 Corridor 30 id or r rid a higher proportion of ownership r y Corridor or 0-19 60 o it Corridor 55-64 C C was mirrored by the corridor. C Corridor C City intro - 2 of 2 City ity 60000 50 50 60000 20 City Service Corridor Home ownershipCorridor 50 The average area worker City commutes to work via personal rates are above that of the city, and 25 45000 1045000 25 automobile, with more than 61% increased over the 40 O ce 20-34 of commuters driving to work via 2001 to 2011 period. 35-54 personal automobile. A further30000 32% Source: Census 0 0 30000 0 2001 2006 2011 2000 2005 2010 20002000 2005 2005 20102010 2001 2006 2011 take transit, with the remainder 30 2001 2006 2011 using active forms of transport, Jobs by sector suchHH income as walking or cycling. Prop LowHH income income Tenure Tenure Immigration Age Distribution

70 70 Active 65+ or Corridor rrid or Corridor 55-64 o 0-19 60 60 d C ri Sheppard Avenue East Corridor Profile r 7 intro 1 ofC 2 June 2015 intro - 2 of 2 o Driver ity C y Transit it C 50 50 City City

40 40 20-34 Passenger 35-54

30 30 2001 2006 2011 2001 2006 2011

Immigration ImmigrationModal Split Age Distribution 90000 55000 3200 90000 55000 3200 90000 55000 3200 3200 90000 55000 Corridor 1.9% Corridor 1.9% Corridor Corridor (vs 4.5% city) 1.9% 1.7% 3025 87500 1.9% 50000(vs 4.5% city) 4.6% 1.7% 6.0%3025 87500 50000 (vs 3.2% city) 4.6% 1.7% -0.8% 6.0% 0.4% (vs 4.5% city) (vs 4.5% city) 1.7% (vs3025 3.2% city) 3025 -0.8% 87500 87500 0.4% 50000 (vs -0.7%4.6% city)50000 4.6% (vs 0.6%6.0% city) (vs 3.0% city) 6.0% (vs 3.2% city) (vs -0.7% city) (vs 3.2% city) -0.8% (vs 0.6% city) (vs 3.0%-0.8% city) (vs 4.9%0.4% city) 0.4% (vs -0.7% city) (vs 0.6% city) (vs 4.9% city) (vs -0.7% city) (vs 0.6% city) (vs 3.0% city) (vs 3.0% city) (vs 4.9% city) (vs 4.9% city) 2850 85000 45000 2850 85000 45000 2850 85000 85000 45000 45000 2850 79.7% 79.1% 82.5% 79.7% 79.1% 82.5%79.1%Full-time 79.1% 79.7% 82.5% 79.7% 2675 Full-time 82500 40000 82.5% Full-time 2675 82500 40000 Full-time 2675 82500 82500 40000 40000 2675

80000 35000 2500 80000 35000 2001 20062500 2011 2001 2006 80000 2011 2001 2006 35000 2011 2500 2500 2001 2006 2011 80000 2001 2006 350002011 2001 2006 2011 2001 2006 2011 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011 2001 2006 2011 city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n Jobs city total 1,317,300:2011Estab. (+3.2%) city total 75,100:2011 (+3.0%) Pop’n 1,276,800:2006 (-0.7%)Jobs city total 1,317,300:2011 (+3.2%) 72,900:2006 (+0.6%)Estab. city total 1,317,300:2011 (+3.2%) 1,276,800:2006 (-0.7%) city total 75,100:2011 (+3.0%) city total72,900:2006 75,100:2011 (+0.6%) (+3.0%) Pop’n Pop’n Jobs 1,286,340:2001Jobs 1,276,800:2006Estab. (-0.7%) 72,480:2001Estab. 1,276,800:2006 (-0.7%) 1,286,340:2001 72,900:2006 (+0.6%) 72,900:200672,480:2001 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 100 Private Household Income90000 Proportion40 Low Income 100 90000 City 40 100 90000 90000 40 City 40 100 City City

75000 Corridor 30 75 75000 Corridor 30 75 75 Corridor 75000 75000 Corridor 30 Corridor 30 75 Corridor Corridor Corridor City City 60000 20 City 50 60000 20 City 50 City City Corridor 50 City 50 Private household 60000 60000 20 20 City Corridor income is lower than The proportion Corridor Corridor of low income 25 that of the city, with 45000 10 25 45000 households is 10 25 the gap widening 45000 45000 10 10 25 in the 2000 to 2010 marginally lower period. than that of the city. 0 30000 0 0 2000 200530000 2010 Source: Census 0 2001 2006 2011 Source: Census 30000 2000 20050 2010 0 0 2001 2006 2011 30000 2000 2005 0 2010 2000 2005 2010 2001 2006 2011 2000 2005 20002010 2005 20102000 20052000 2010 2005 2010 2001 2006 2011

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

Immigration Modal Split (2011) 70 Active 70 Active 70 70 Active Active Corridor Corridoror 60 Corridord or 60 Corridor Over 60% of tripsri d r 60 r or ri o intro 1 of 2 60 o d Driverr id intro 1 of 2 to work alongC i o r Driver Transit rr ty r i C o y intro 1 of 2 intro 1 of 2 o C Transit Driverit Driver the corridor are C y Transit C y Transit C t 50 it i 50 City taken by driving to C C 50 City 50 work in a personalCity The area has a City automobile. This high proportion 40 40 rate is well above of immigrants to Passenger 40 40 the city average of Passenger Canada. Source: 48.3%. Passenger Passenger Census. 30 Source: Census 2001 2006 30 2011 30 30 2001 2006 2011 2001 2006 20012011 2006 2011

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

Jobs Mfg Retail Service Office Instit Other Total 2001 7,044 6,084 5,077 27,046 3,212 502 48,965 2006 6,236 6,060 5,478 29,200 3,629 612 51,215 2011 6,298 5,077 5,517 30,195 4,346 629 52,062

Employment Establishments Mfg Retail Service Office Instit Other Total 2001 274 491 513 1,423 162 23 2,886 2006 266 609 579 1,369 205 30 3,058 2011 271 523 578 1,380 238 44 3,034

Sheppard Avenue East Corridor Profile 8 June 2015 Segment 1

Aerial (2013)

Pleasant View Drive Pharmacy Avenue

Location

Highway 404 Segment 1 is Sheppard Avenue East bounded on the west by Highway 404, and to the south by Highway 401. Its eastern boundary is Pharmacy Avenue, save for a few jogs south of Sheppard Victoria Park Avenue Avenue East to match the Census Dissemination Area boundaries. Its northern boundary Highway 401 is Pleasantview Drive to Victoria Park Avenue, to Corinthian Boulevard.

Sheppard Avenue East Corridor Profile 9 June 2015 Description Segment 1 has three distinct areas: ‘boutique’ plaza is located on Snapshot a) the Consumers Road Business Sheppard Avenue at Brian Drive. Population Park, b) residential areas which (2011): are predominately low-rise, with Residential development is either 12,685 some Apartment Neighbourhoods in the form of single-detached to the north east of Segment, houses, or in high-rise towers. Size: 320.4 hectares and c) Mixed-Use Areas including Residential towers dating from shopping plazas and small the 1960-1970s are located to the Immigrant office space at the intersection northeast of the shopping plaza at population of Sheppard Avenue East and the corner of Sheppard Avenue (2011): 61.8% Victoria Park Avenue. East and Victoria Park Avenue. Education (2011): 71.7% college The Business Park is an office The interface with Sheppard on or university cluster, with some 60 buildings the north side is characterized Private ranging in height from 1 to 18 by parking lots, opaque fencing, Household storeys. The form of development and reverse-lotted homes, and Income (2010): in Business Parks reflects the age of on the south side by landscaping $80,537 buildings and suburban office park and parking lots. New residential Tenure (2011): nature of development. The area developments along the south 39.9% rent is characterized by large parcels side of Sheppard Avenue are with buildings in landscaped being designed to include a street- Jobs (2011): settings and/or surrounded by wall presence of retail or office 19,308 extensive areas of surface parking. uses. Employment Employment in the area is stable at Establishments approximately 17,000 jobs, mainly (2011): in the office sector. 728 Unemployment Retail is represented by both small rate (2011): establishments and large-format 8.9% stores in strip-mall format. Retail Density (2011): is clustered at the Victoria Park 60.26 jobs and Sheppard intersection, and & 39.59 people extending southward on the = 99.85 people east side of Victoria Park. A small & jobs/hectare

Snapshot detail sources: Census & Toronto Employment Survey

Sheppard Avenue East Corridor Profile 10 June 2015 Parcel Fabric

Pharmacy Avenue Pleasant View Drive Parcel Fabric

Parcels south of Sheppard Avenue East in the Consumers Road Business Park tend to be large in size in this segment. Large parcels are also located around the intersection with Victoria Park and near to Highway 404. Small parcels Sheppard Avenue East occupy most of the remainder of the segment.

Victoria Park Avenue Housing Form Highway 404

A large volume of the residential development in the segment took place in a short period: 73.7% of housing units were built between 1961 and 1980. These units tend to be either single-detached houses (19.4%) or apartments over 5 storeys Highway 401 (41.0%). New developments of apartments over 5 storeys post-2011 that are not included in these census statistics will influence these results going forward.

Private Dwellings by Period of Construction (2011) Housing by Structural Type (2011) Interface (following page) Before 1960 10.1% Single Detached 19.4% On the north side of Sheppard On the south side of Sheppard 1961-1980 73.7% Semi-Detached 6.9% Avenue East, properties and Avenue East, the interface 1981-1990 8.9% Row House 5.8% homes tend to be reverse- tends to be parking lots or 1991-2000 4.6% Detached Duplex 4.3% lotted, which means that they landscaping (as a result of 2001-2005 0.9% Apt 5+ storeys 41.0% back onto Sheppard. As a office buildings being set back 2006-2011 1.7% Apt 5- storeys 15.6% result, there are a number of from the street in a ‘park’ Other 0.2% opaque fences that interface setting). However, newer with the avenue. Though development near to Yorkland there are a few exceptions, Road has introduced more parking lots tend to make up active frontage with main doors the remainder of the northern and windows facing Sheppard interface. Avenue.

Sheppard Avenue East Corridor Profile 11 June 2015 Figure Ground

Figure Ground

In the northern areas of the segment, streets are visible due to the consistent built form of

Pleasant View Drive Pharmacy Avenue housing development. Houses built in regular patterns define the street edges. However, in the southern section, as well as near Victoria Park Avenue and Sheppard Avenue East, and near Highway 404, the pattern of streets is less easy to recognize. Office and industrial buildings built within large Sheppard Avenue East parking lots, and in unbuilt/ landscaped space result in this pattern. Similarly, apartment Victoria Park Avenue

Highway 404 buildings built in the ‘tower in the park’ form limit street edge definition near Highway 404 and near Victoria Park Avenue and Sheppard.

Highway 401

Sheppard Avenue Interface

Victoria Park Avenue

Yorkland Road

Sheppard Avenue East

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

Sheppard Avenue East Corridor Profile 12 June 2015 14000 20000 800

11.7% 750 13000 18000 (vs 3.2% city)

-2.0% -0.3% -6.5% 1.7% (vs 4.9% city) (vs 3.0% city) 12000 (vs 4.5% city) 16000 (vs -0.7% city) 700 8.5% (vs 0.6% city)

11000 14000 650 Population & Employment Trends 10000 12000 600 The population of segment 1 declined slightly over The number of jobs increased2001 over 2006 the 20012011 to 2011 2001 2006 2011 2001 2006 2011 the 2001 to 2011 period, though new development period, attributable mostly to the office sector. city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) (post 2011) is likely to reverse this trend. The segment This has overcome declines in maufacturingPop’n and Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) has a high proportion of immigrants to Canada, warehousing. 1,286,340:2001 72,480:2001 relative to that of the city. 90000 40 100 The average area worker commutes to work City Private household income is somewhat below the via private automobile, with more than 60% ofSegment 1 city average, but increasing at a rate close to that commuters driving75000 to work via private automobile. 30 75 Segment 1 of the city. Despite increasing average income, This compares with less than 50% for the city as a

the proportion of households consider low income whole. Segment 1 City 60000 50 increased in the segment between 2005 and 2010. 20 City

Home ownership rates are above the city average. 45000 10 25

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

HH income Prop Low income Tenure

Population Immigration 14000 20000 800 70 Active

The population of 11.7% 750 Segment 1 the area decreased 13000 18000 60 (vs 3.2% city) Transit between the Driver Sheppard Segment 1 2001 and 2011 -2.0% -0.3% -6.5% 1.7% (vs 4.9% city) (vs 4.5% city) (vs -0.7% city) 700 8.5% (vs 3.0% city) period. New high- 12000 16000 50 City (vs 0.6% city) rise residential development The area has a very 650 (post 2011) in the 11000 high14000 proportion 40 area indicates this of immigrants to Passenger trend may reverse. Canada. Source: Source: Census 10000 12000 600 Census. 30 2001 2006 2011 2001 2006 2011 2001 20062001 2011 2006 2011

city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n Jobs Estab. 1,276,800:2006Immigration (-0.7%) 72,900:2006 (+0.6%)Modal Split 1,286,340:2001 72,480:2001 Jobs Employment Establishments 90000 40800 100 14000 14000 20000 20000 City 800

Segment 1 11.7% 11.7% 75 13000 1800075000 30750 750 13000 18000 (vs 3.2% city) (vs 3.2% city) Segment 1

-2.0% -0.3% -6.5% 1.7% -2.0% -0.3% -6.5% Segment 1 1.7% City (vs 4.9% city) 8.5% (vs 3.0% city) 50 12000 (vs 4.5% city) (vs 4.9% city) 16000(vs60000 4.5% city) (vs -0.7% city) (vs -0.7% city) 20700 700 City 8.5% (vs 3.0% city) 12000 16000 (vs 0.6% city) The number of jobs The total number (vs 0.6% city) increased over of employment 45000 10650 25 11000 11000 the 2001 and 2011 14000 14000 establishments is 650 period. increasing. Source: Toronto Source: Toronto 0 10000 Employment Survey 1200030000 Employment0600 Survey 600 10000 200012000 2005 2010 20002001 2005 20062010 2011 2000 2005 2010 2001 2006 20012011 2006 2011 2001 20062001 2011 2006 2011 2001 2006 2011

city total 1,317,300:2011 (+3.2%) HH income city total 1,317,300:2011Prop (+3.2%) Low incomecity total 75,100:2011 (+3.0%)city total 75,100:2011 (+3.0%) Tenure Pop’n Pop’n Jobs 1,276,800:2006Jobs (-0.7%) Estab. Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 Sheppard Avenue East Corridor Profile 13 June 2015 90000 40 100 100 90000 City 40 70 City Active Segment 1 Segment 1 75000 30 75 75 75000 30 Segment 1 60 Transit Segment 1 Segment 1 Driver Sheppard Segment 1 Segment 1 City City 60000 20 50Segment 1 50 60000 20 City City 50 City

25 45000 45000 10 10 25 40 Passenger

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

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

70 70 Active Active

Segment 1 TransitSegment 1 60 60 Transit Sheppard Segment 1 Driver Driver Sheppard Segment 1

50 50 City City

40 40 Passenger Passenger

30 30 2001 2006 20012011 2006 2011

Immigration Immigration Modal Split Modal Split 14000 20000 800

11.7% 750 13000 18000 (vs 3.2% city)

-2.0% -0.3% -6.5% 1.7% (vs 4.9% city) (vs 3.0% city) 12000 (vs 4.5% city) 16000 (vs -0.7% city) 700 8.5% (vs 0.6% city)

11000 14000 650 Jobs

10000 12000 600 2001 2006 2011Mfg Retail Service2001 Office 2006 Institut2011 Other Total 2001 2006 2011 2001 1212 290 1089 15352 501 54 18498 city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n 2006 115 336 1090 15003Jobs 614 135 17293 Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 2011 96 331 827 17122 769 1631,286,340:200119308 72,480:2001

90000 40 100 Age Distribution City 14000 20000 800 Segment 1 Seg. 1 Corridor City Employment Establishments 75 75000 30 11.7% 0-19 22.0% 23.0% 21.1% 750 13000 18000 Segment 1 (vs 3.2% city) Mfg Retail Service Office Institut Other Total 20-34 20.6% 19.8% 22.8% Segment 1 -2.0% City 1.7% 60000 2001 19 24 20 73 510 28 6 660 50 -0.3% 35-54 29.7% 29.1%-6.5% 30.1% City (vs 4.9% city) (vs 3.0% city) 12000 (vs 4.5% city) 16000 (vs -0.7% city) 700 8.5% 2006 14 30 74 541 47 10 716 55-64 12.0% 11.9% 11.6% (vs 0.6% city) 2011 9 36 79 541 52 11 728 65+ 15.7% 16.2% 14.4% 45000 10 25 11000 14000 650

30000 0 0 2000 2005 2010 2000 2005 2010 2000 2005 10000 2010 12000 600 2001 2006 2011 2001 2006 2011 2001 2006 2011

HH income Prop Low income Tenure city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 1,286,340:2001 72,480:2001 Modal Split (2011) Proportion Low Income 100 90000 80040 800 70 14000 14000 Active20000 20000 City

Segment 1 11.7% 11.7% 75 Segment 1 Transit 75000 75030 750 60 13000 13000 18000 18000(vs 3.2% city) (vs 3.2% city) Segment 1 Driver Sheppard Segment 1 -2.0% -0.3% -2.0% -0.3% -6.5% -6.5% 1.7% 1.7% City Segment 1 50 (vs 4.9% city) (vs 4.9% 60000city) (vs 4.5% city) The proportion (vs -0.7%20 city) (vs700 3.0% city) 8.5% (vs 3.0% city) 50 12000 12000(vs 4.5% city) 16000 (vs -0.7% city) 16000 700 8.5% City City of low income (vs 0.6% city) (vs 0.6% city) households is similar The vast majority 45000 to that of the city, 10 650 25 40 11000 of trips to work are 11000 14000 14000 650 though is increasing taken by private Passenger marginally. automobile. Source: Census 0 30 10000 30000 12000 6000 600 10000 Source: Census 12000 2000 2005 2010 2000 2005 2010 2001 2006 20002011 2005 2010 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011

HH incomecity total 1,317,300:2011 (+3.2%) city total 1,317,300:2011Prop Low income (+3.2%)city total 75,100:2011 (+3.0%) city total 75,100:2011 (+3.0%)Tenure Immigration Pop’n ModalPop’n Split Jobs Jobs Estab. Estab. 1,276,800:2006 (-0.7%) 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 Private Household Income Tenure (Ownership) 100 90000 90000 40 40 100 City City 70 Active Segment 1 Segment 1 75000 75 75 75000 30 30 Segment 1 60 Transit Segment 1 Segment 1 Driver Sheppard Segment 1 City Segment 1 Segment 1 City 60000 20 50 50 60000 20 City City 50 City Private household 25 45000income is marginally 45000 10 Home10 ownership 25 lower than that of 40 rates are above that Passenger the city. of the city. Source: Census 30000 Source:0 Census 0 0 30000 0 2000 2005 2010 2000 2005 2010 2000 2005302000 2010 2005 2010 2000 20052000 2010 2005 2010 2001 2006 2011

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

Sheppard Avenue East Corridor Profile 14 June 2015

70 70 Active Active

Segment 1 Segment 1 60 60 Transit Transit Sheppard Segment 1 Driver SheppardDriver Segment 1

50 50 City City

40 40 Passenger Passenger

30 30 2001 2006 2011 2001 2006 2011

Immigration Immigration Modal Split Modal Split Segment 2

Aerial (2013)

Birchmount Road

Huntingwood Drive

Pharmacy Avenue

Sheppard Avenue East

Location

Segment 2 is bounded on the west by Pharmacy Avenue north of Sheppard Avenue East and south Highway 401 of Sheppard by local streets whose Warden Avenue pattern follows the Victoria Park Avenue boundaries of the census dissemination areas. The northern boundary of Segment 2 is Huntingwood Drive; the southern boundary is Highway 401, and the eastern boundary is Birchmount Road.

Sheppard Avenue East Corridor Profile 15 June 2015 Description Segment 2 can be considered to Plan Amendments and Zoning Snapshot have three distinct sections. The by-laws to enable built form Population western portion is predominantly objectives and development (2011): low-rise housing (including town frameworks to guide future growth. 15,180 houses and single homes) with The character is currently low- some small commercial buildings rise commercial with automobile Size: 324.1 hectares and plazas. The central section oriented uses. Stable low-rise of Segment 2 (the Mixed Use residential neighbourhoods Immigrant Areas on Sheppard Avenue surround Sheppard Avenue East in population East between the former hydro the central portion of the segment. (2011): 60.8% corridor to just east of Aragon Education (2011): Avenue) was the subject of the The Sheppard frontage interface 67.1% college Sheppard/Warden Avenue Study, consists mainly of landscaping or university completed in 2011. East of the and driveways or parking lots, with Private Avenue Study boundary, from some reverse-lotted homes with Household Bay Mills Boulevard/Aragon Drive opaque fencing. Income (2010): to Birchmount Road, there are $79,099 high-rise apartment buildings on There is a significant cluster of Tenure (2011): the north side of Sheppard Avenue institutional uses north of Bay Mills 33.4% rent East, and low rise residential Boulevard, on the west side of neighbourhoods to the south. Birchmount Road. This cluster Jobs (2011): includes an elementary school, 2,012 There has been limited new secondary school, and community Employment development in Segment 2 over centre and arena complex. Establishments the past 25 years; however, some (2011): 219 parcels have been the subject of applications for high-rise mixed- Unemployment use development, to date none rate (2011): of which have been constructed. 9.8% The area between Aragon Density (2011): Avenue to west of Palmdale 6.21 jobs Drive (covered by the Sheppard/ & 46.79 people Warden Avenue Study), includes = 53.0 people City Council approved Official & jobs/hectare

Snapshot detail sources: Census & Toronto Employment Survey

Sheppard Avenue East Corridor Profile 16 June 2015 Parcel Fabric

Pharmacy Avenue

Birchmount Road Parcel Fabric Huntingwood Drive Smaller parcels occupy large areas of all four quadrants of this segment (using Sheppard Avenue East and Warden

Victoria Park Avenue Avenue as axes). Larger parcels exist near the intersection of Sheppard Avenue East and Warden Avenue, and along Sheppard Avenue heading Sheppard Avenue East eastward to Birchmount Avenue. Retail establishments and tall apartment buildings occupy most of these larger parcels.

Warden Avenue Housing Form

Almost 90% of residential units were built prior to 1980, with a 44.4% of those in a single detached form. Apartments over 5 storeys make up a further 31.3% of units.

Private Dwellings by Period of Construction (2011) Housing by Structural Type (2011) Interface (following page) Before 1960 22.4% Single Detached 44.4% A large proportion of buildings With few exceptions (such 1961-1980 65.6% Semi-Detached 2.5% in this segment are set back as 3195 Sheppard Avenue 1981-1990 5.9% Row House 14.9% from Sheppard Avenue East, East, and Grace Point Baptist 1991-2000 1.7% Detached Duplex 5.5% resulting in a street-level Church), there are no buildings 2001-2005 3.8% Apt 5+ storeys 31.3% interface of landscaping and that directly access the avenue 2006-2011 0.6% Apt 5- storeys 1.4% parking lots. Most buildings are in this segment. Other 0.1% oriented to face the street. A few blocks of houses that back onto Sheppard Avenue East are the exception to this, and result in an interface of opaque fencing.

Sheppard Avenue East Corridor Profile 17 June 2015 Figure Ground

Figure Ground Pharmacy Avenue

Birchmount Road The edges of existing buildings in this segment tend to define Huntingwood Drive minor street edges rather well (as with some other segments in this corridor). However, along Sheppard Avenue East, especially on the north side, it is difficult to distinguish where the edge of the road actually is. This is a result of built form that is set back from the avenue, Sheppard Avenue East and often covering only a small portion of a lot. Retail plazas, and apartment towers along Sheppard Avenue East create Victoria Park Avenue

Warden Avenue this pattern.

Sheppard Avenue Interface

Pharmacy Avenue

Birchmount Road

Warden Avenue

Sheppard Avenue East

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

Sheppard Avenue East Corridor Profile 18 June 2015 16000 2400 260

15000 1950 220 5.5% 0.5% 8.9% 4.2% (vs 0.6% city) -5.2% (vs 4.5% city) (vs 3.2% city) (vs 4.9% city) 2.6% (vs 3.0% city) (vs -0.7% city) 14000 1500 180

13000 1050 140 Population & Employment Trends 12000 600 100 The population of segment 2 increased over the last Home ownership rates are2001 above 2006 the city average.2011 2001 2006 2011 2001 2006 2011 two census periods, but at a slower pace than that city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) of the city. The population is composed of a similar Jobs in the segment increased atPop’n a pace above that Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) mix to that of the city, with the exception of the 20-34 of the city. However, the total number of jobs remains 1,286,340:2001 72,480:2001 cohort, for which segment 2 has a lower proportion. low relative to the segment size (the segment is 90000 40 100 The ratio of immigrants to Canada in this segment mostly residential). City

increased over the last two census periods, and is Segment 2 now well above the ratio for the city. Over 63% of area workers75000 commute to work via 30 75 personal automobile. This is above the city average Segment 2 City Private household income was above the city of less than 50%. 50 60000 20 City average, but has since fallen below. The proportion Segment 2 of low income households has increased, but remains below that of the city. 45000 10 25

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

HH income Prop Low income Tenure

Population Immigration 16000 2400 260 70 Active

15000 1950 220 Segment 2 5.5%Transit 0.5% 60 8.9% 4.2% (vs 0.6% city) -5.2% (vs 4.5% city) (vs 3.2% city) Sheppard Segment 2 (vs 4.9% city) The area’s 2.6% (vs 3.0% city) Driver immigrant (vs -0.7% city) 180 14000 population1500 50 City increased over The population of the 2001 to 2011 the area increased 13000 1050 140 period, and is now 40 Passenger between 2001 well above the city and 2011. Source: average. Source: Census 12000 600 100 Census. 30 2001 2006 2011 2001 2006 2011 2001 20062001 2011 2006 2011

city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n Jobs Estab. 1,276,800:2006Immigration (-0.7%) 72,900:2006 (+0.6%)Modal Split 1,286,340:2001 72,480:2001 Jobs Employment Establishments 90000 40260 100 16000 16000 2400 2400 City 260

Segment 2 75 15000 195075000 30220 5.5%220 15000 0.5% 1950 8.9% 5.5% 4.2% 0.5% 8.9% (vs 0.6% city) -5.2% Segment 2 (vs 4.5% city) 4.2% (vs 3.2% city) (vs 0.6% city) -5.2% (vs 4.9% city) (vs 4.5% city) (vs 3.2% city) (vs 3.0% city) (vs 4.9% city) 2.6% 2.6% (vs 3.0% city) (vs -0.7% city) City 60000 (vs -0.7% city) 20180 50 14000 14000 1500 1500 The number of 180 City establishments Segment 2 The number of jobs remained stable 45000 10140 25 13000 13000 increased between 1050 1050 over the 2001 to 140 2001 and 2011. 2011 period. Source: Toronto Source: Toronto 0 12000 Employment Survey 30000600 Employment0100 Survey 100 12000 2000 2005600 2010 20002001 2005 2006 2010 2011 2000 2005 2010 2001 2006 20012011 2006 2011 2001 20062001 2011 2006 2011 2001 2006 2011

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

Segment 2 Segment 2 75 75000 75000 30 75 30 Segment 2 60 Transit Segment 2 Segment 2 Driver Sheppard Segment 2 City City 60000 20 50 50 60000 20 City City 50 Segment 2 City Segment 2

25 45000 45000 10 10 25 40 Passenger

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

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

70 70 Active Active

Segment 2 Transit 60 60 Segment 2 Transit Sheppard Segment 2 Driver Driver Sheppard Segment 2

50 50 City City

40 40 Passenger Passenger

30 30 2001 2006 20012011 2006 2011

Immigration Immigration Modal Split Modal Split 16000 2400 260

15000 1950 220 5.5% 0.5% 8.9% 4.2% (vs 0.6% city) -5.2% (vs 4.5% city) (vs 3.2% city) (vs 4.9% city) 2.6% (vs 3.0% city) (vs -0.7% city) 14000 1500 180

13000 1050 140 Jobs

12000 600 100 2001 2006 2011Mfg Retail Service2001Office 2006 Institut 2011Other Total 2001 2006 2011 2001 3 524 441 415 386 31 1800 city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n 2006 2 378 454 554 Jobs 420 39 1847 Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 2011 2 297 524 618 538 33 1,286,340:20012012 72,480:2001

90000 40 100 Age Distribution City 16000 2400 260 EmploymentSegment Establishments 2 Seg. 2 Corridor City 75000 30 75 0-19 22.7% 23.0% 21.1% 15000 1950 Segment 2 220 5.5% 0.5% 8.9% Mfg Retail ServiceOffice Institut Other Total4.2% (vs 0.6% city) -5.2% (vs 4.5% city) 20-34 18.4% 19.8% 22.8%(vs 3.2% city) 2001 1 44 69 81 21 3 (vs219 4.9% city) City 2.6% (vs 3.0% city) 60000 20 50 35-54 30.5% 29.1%(vs -0.7% city)30.1% City 180 2006 2 40 61 96 1400029 3Segment 2 231 55-64 150012.0% 11.9% 11.6% 2011 1 29 63 92 31 3 219 65+ 16.3% 16.2% 14.4% 45000 10 25 13000 1050 140

30000 0 0 2000 2005 2010 2000 2005 2010 2000 200512000 2010 600 100 2001 2006 2011 2001 2006 2011 2001 2006 2011

HH income Prop Low income Tenure city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 1,286,340:2001 72,480:2001 Modal Split (2011) Proportion Low Income 100 90000 26040 260 70 16000 16000 Active2400 2400 City

Segment 2 Segment 2 75000 30 220 75 60 15000 15000Transit 1950 1950 220 5.5% 5.5% 0.5% 0.5% 8.9% 8.9% Segment 2 4.2% 4.2% The proportionSheppard Segment 2 (vs 0.6% city) -5.2% (vs 0.6% city) -5.2% (vs 4.5% city) (vs 4.5% city)Driver (vs 3.2% city) (vs 3.2% city) (vs 4.9% city) (vs 4.9% city) 2.6% of low income 2.6% (vs 3.0% city) (vs 3.0% city) (vs -0.7% city) City 60000 (vs -0.7% city) households was 20 180 50 50 14000 14000 1500 1500 180 City City well below the city Segment 2 average in 2000, but The vast majority 45000 increased to nearly 10 140 25 40 13000 of trips to work are 13000 1050 1050 140 Passenger that of the city by taken by private 2010. automobile. Source: Census 0 30 12000 30000 600 1000 100 12000 Source: Census 600 2000 2005 2010 2000 2005 2010 2001 2006 20002011 2005 2010 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011

HH incomecity total 1,317,300:2011 (+3.2%) city total 1,317,300:2011Prop Low income city(+3.2%) total 75,100:2011 (+3.0%) city total 75,100:2011 (+3.0%)Tenure Immigration Pop’n ModalPop’n Split Jobs Jobs Estab. Estab. 1,276,800:2006 (-0.7%) 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 Private Household Income Tenure (Ownership) 100 90000 90000 40 40 100 City City 70 Active

Private household Segment 2 Segment 2 75 75000income was above 75000 30 30 75 Segment 2 Transit the city average 60 Segment 2 Segment 2 in 2001. Private Driver Sheppard Segment 2 City City 60000 20 50 50 60000household income 20 City City 50 increased through Segment 2City Segment 2 to 2011, though the 25 45000area average is now 45000 10 Home10 ownership 25 below that of the 40 rates are above that Passenger city. of the city. Source: Census 30000 Source:0 Census 0 0 30000 0 2000 2005 2010 2000 2005 2010 2000 2005302000 2010 2005 2010 2000 20052000 2010 2005 2010 2001 2006 2011

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

Sheppard Avenue East Corridor Profile 20 June 2015

70 70 Active Active

Segment 2 60 60 Segment 2 Transit Transit Sheppard Segment 2 Driver SheppardDriver Segment 2

50 50 City City

40 40 Passenger Passenger

30 30 2001 2006 2011 2001 2006 2011

Immigration Immigration Modal Split Modal Split Segment 3

Aerial (2013)

Kennedy Road

Huntingwood Drive Brimley Road

CPR Line

Birchmount Road Sheppard Avenue East

Location

Segment 3 is bounded on the Highway 401 west by Birchmount

Road. The eastern Midland Avenue boundary is Midland Avenue, the CPR line, and Brimley Road. The northern boundary is Huntingwood Drive and the southern boundary is Highway 401.

Sheppard Avenue East Corridor Profile 21 June 2015 Description Development of high-rise Road. The north side of Highway Snapshot residential housing has occurred in 401, south of the CPR line, and Population Segment 3, which includes much east of Kennedy Road, is where (2011): of the Agincourt Secondary Plan the most intense form of high- 19,280 Area. rise residential development has occurred within the past 10 years. Size: 482.6 hectares On the north side of Sheppard This development was approved Avenue East, in the western end on the premise that the Sheppard Immigrant of the segment, there are high- Subway was to be extended population rise apartment dwellings, with through this area and continue to (2011): 67.6% some townhouse developments. the Scarborough Centre. Education (2011): Further north within the segment 65.9% college is the City-owned Tam O’Shanter Low-rise residential makes up a or university Golf Course. A large parcel within large portion of the land use at the Private the segment is the Agincourt north and the south ends of the Household Mall, which is anticipated to segment (in the areas west of the Income (2010): transition from a suburban mall to Agincourt Secondary Plan Area). $73,149 a more transit-supportive intense Tenure (2011): form of mixed-use development The Sheppard Avenue interface 37.7% rent with a major employment between Birchmount and Kennedy component. Immediately to Roads is generally characterized Jobs (2011): the north of Agincourt Mall, by landscaping and parking lots, 7,648 there are significant residential with limited street-related active Employment developments of both high-rises frontage. For the remainder of the Establishments and townhouses. To the east of segment, the Sheppard Avenue (2011): Kennedy Road, Sheppard Avenue interface is even less pedestrian 592 East supports mid- and low-rise friendly, with further blank walls Unemployment commercial buildings. (near the rail corridor), and parking rate (2011): lots. The exceptions to this are the 9.0% The south side of Sheppard northeast corner of Sheppard and Density (2011): Avenue East has apartment Kennedy and the southeast corner 15.85 jobs buildings, increasing in height of Sheppard and Midland, where & 39.95 people from the western boundary of there is some street-related active = 55.8 people the segment towards Kennedy frontage. & jobs/hectare

Snapshot detail sources: Census & Toronto Employment Survey

Sheppard Avenue East Corridor Profile 22 June 2015 Parcel Fabric

Huntingwood Drive

Parcel Fabric Kennedy Road Kennedy The northwest quadrant of the

Birchmount Road

Brimley Road Brimley segment has larger parcels, including that currently occupied by the Agincourt Mall, and apartment buildings nearby. Similalry, the area south of Sheppard Avenue East, and east of Kennedy Road has relatively large parcels. Much of the remainder of the corridor contains smaller parcels occupied by houses. Parcels CPR Line fronting onto Sheppard tend Sheppard Avenue East to be sizes between these two extremes.

Housing Form

Midland Avenue

Relative to more westerly segments of the corridor, a larger portion of housing units were constructed after 1980 (35.2%). Apartments over 5 storeys (43.7%) and single detached houses (33.7%) make up the majority of housing unit Highway 401 types.

Private Dwellings by Period of Construction (2011) Housing by Structural Type (2011) Interface (following page) Before 1960 19.6% Single Detached 33.7% A large proportion of the entrances). Blank walls exist 1961-1980 45.3% Semi-Detached 1.1% interface in this segment consists where Sheppard Avenue East 1981-1990 12.6% Row House 5.1% of parking lots or landscaping. passes below the rail corridors. 1991-2000 14.9% Detached Duplex 9.7% In many cases, the landscaping However, there are mid-rise 2001-2005 2.1% Apt 5+ storeys 43.7% simply masks further parking lots. buildings with retail at grade, 2006-2011 5.6% Apt 5- storeys 6.7% Portions of this segment contain which directly interact with the Other 0.1% reverse lotted-apartments, public realm exist at Kennedy or long apartment buildings, Avenue and Sheppard Avenue with few entrances, which East. detract from the potential of a vibrant avenue (with regular rhythm and interplay of multiple

Sheppard Avenue East Corridor Profile 23 June 2015 Figure Ground

Huntingwood Drive Brimley Road

Figure Ground

West of Kennedy Road, the southern edge of Sheppard Avenue East is relatively easy to Kennedy Road distinguish in the figure ground. CPR Line Similarly, side streets in the northeast, and southwest are easy to distinguish. However, other areas of the segment, as well as other areas of Sheppard Avenue East are not as easy to distinguish using a figure Birchmount Road Sheppard Avenue East ground. This is partly the result of rail infrastructure, open space, and (importantly) set backs Midland Avenue from the avenue, including large parking lots.

Highway 401

Sheppard Avenue Interface

Birchmount Road

Midland Avenue

Brimley Road Sheppard Avenue

doors & windows windows only landscaping better see-through fence parking lot opaque fence blank wall Sheppard Avenue East Corridor Profile 24 June 2015 20000 8000 650

0.0% 5.5% 19000 2.0% 7000 23.1% (vs 3.2% city) 600 (vs 0.6% city) (vs 4.5% city) (vs -0.7% city) 0.4% -4.4% (vs 4.9% city) (vs 3.0% city) 18000 6000 550

17000 5000 500 Population & Employment Trends 16000 4000 450 The population of segment 3 grew over the last two The number of jobs in the2001 segment 2006 increased2011 over 2001 2006 2011 2001 2006 2011 census periods, but at a much slower pace than that the 2001 to 2011 period, though a sudden spike city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) of the city. The population is composed of a large suggests that this may be attributablePop’n to one large Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) proportion of seniors. A very high proportion (nearly employer. The number of establishments remained 1,286,340:2001 72,480:2001 70%) of the population are immigrants to Canada. relatively stable over the same period. 90000 40 100 City Private household income is below the city average, The average area worker commutes to work via 75000 75 and is increasing at a slower pace to that of the private automobile. The rate of automobile usageSegment for 3 30 city. Despite the gap, the proportion of low income this purpose is higher than that of the city. Segment 3 households has dropped at levels in line with that of City 60000 20 Segment 3 50 the city. City

Home ownership is above the city average and is 45000 10 25 stable to inceasing.

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

HH income Prop Low income Tenure

Population Immigration 20000 8000 650 70 Active Segment 3 0.0% 5.5% 19000 2.0% 7000 23.1% (vs 3.2% city) 600 Transit 60 (vs 0.6% city) (vs 4.5% city) (vs -0.7% city) 0.4% -4.4% Driver Sheppard Segment 3 (vs 4.9% city) (vs 3.0% city) 550 18000 Nearly6000 70% of 50 City Population is area residents increasing in the are immigrants to 500 area, but at a slower 17000 Canada;5000 a rate far 40 rate than that of the higher than that Passenger city at large. Source: of the city. Source: Census 16000 4000 450 Census. 30 2001 2006 2011 2001 2006 2011 2001 20062001 2011 2006 2011

city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n Jobs Estab. 1,276,800:2006Immigration (-0.7%) 72,900:2006 (+0.6%)Modal Split 1,286,340:2001 72,480:2001 Jobs Employment Establishments 90000 40650 100 20000 20000 8000 8000 City 650

The number of 0.0% 0.0% 75 75000 23.1% (vs 3.2% city) 30600 5.5% 5.5% 19000 19000 jobs in2.0% the area 70002.0% 7000 Segment23.1% 3 (vs 3.2% city) 600 (vs -0.7% city) (vs 0.6% city) (vs 0.6% city) 0.4% (vs 4.5% city) (vs 4.5% city) (vs -0.7% city) Segment 3 increased over 0.4%the -4.4% -4.4% (vs 4.9% city) 2001-2010 period,(vs 4.9% city) The total number (vs 3.0% city) (vs 3.0% city) City 60000 20550 Segment 3 50 18000 18000 largely attributable 6000 6000 of employment 550 City to one employer establishments has rather than hovered around 45000 10500 25 17000 17000 reflecting a general 5000 5000 600 over the 2001 to 500 trend. 2011 period. Source: Toronto Source: Toronto 0 16000 Employment Survey 400030000 Employment0450 Survey 450 16000 20004000 2005 2010 20002001 2005 20062010 2011 2000 2005 2010 2001 2006 20012011 2006 2011 2001 20062001 2011 2006 2011 2001 2006 2011

city total 1,317,300:2011 (+3.2%) HH income city total 1,317,300:2011Prop (+3.2%) Low incomecity total 75,100:2011 (+3.0%)city total 75,100:2011 (+3.0%) Tenure Pop’n Pop’n Jobs 1,276,800:2006Jobs (-0.7%) Estab. Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 Sheppard Avenue East Corridor Profile 25 June 2015 90000 40 100 100 90000 City 40 70 City Active Segment 3

75000 75 75 75000 Segment 3 30 30 60 Segment 3 Transit Segment 3 Segment 3 Driver Sheppard Segment 3 City City 60000 20 Segment 3 50Segment 3 50 60000 20 City 50 City City

25 45000 45000 10 10 25 40 Passenger

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

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

70 70 Active Active Segment 3 Segment 3

Transit 60 60 Transit Sheppard Segment 3 Driver Driver Sheppard Segment 3

50 50 City City

40 40 Passenger Passenger

30 30 2001 2006 20012011 2006 2011

Immigration Immigration Modal Split Modal Split 20000 8000 650

0.0% 5.5% 19000 2.0% 7000 23.1% (vs 3.2% city) 600 (vs 0.6% city) (vs 4.5% city) (vs -0.7% city) 0.4% -4.4% (vs 4.9% city) (vs 3.0% city) 18000 6000 550

17000 5000 500 Jobs

16000 4000 450 2001 2006 2011Mfg Retail Service2001Office 2006 Institut 2011Other Total 2001 2006 2011 2001 578 1307 984 2460 754 151 6234 city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n 2006 878 972 1071 3667Jobs 888 195 7671 Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 2011 559 757 1096 4087 1006 1431,286,340:20017648 72,480:2001

90000 40 100 Age Distribution City 20000 8000 650 Employment Establishments Seg. 3 Corridor City 75000 30 75 0.0% Segment 3 0-19 18.9% 23.0% 21.1% 5.5% 19000 2.0% 7000 23.1% (vs 3.2% city) 600 Segment 3 (vs 0.6% city) Mfg Retail ServiceOffice Institut Other Total (vs 4.5% city) (vs -0.7% city) 0.4% 20-34 19.0% 19.8% 22.8% -4.4% (vs 4.9% city) City (vs 3.0% city) 60000 2001 40 144 20 128 233 38 4Segment 3 587 50 35-54 29.1% 29.1% 30.1% 2006 45 137 150 246 1800038 3City 619 55-64 600011.1% 11.9% 11.6% 550 2011 47 114 136 239 47 9 592 65+ 21.9% 16.2% 14.4% 45000 10 25 17000 5000 500

30000 0 0 2000 2005 2010 2000 2005 2010 2000 2005 16000 2010 4000 450 2001 2006 2011 2001 2006 2011 2001 2006 2011

HH income Prop Low income Tenure city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 1,286,340:2001 72,480:2001 Modal Split (2011) Proportion Low Income 100 90000 65040 650 70 20000 20000 Active8000 8000 City Segment 3

0.0% 0.0% 75 75000 30 (vs 3.2% city) 5.5% 600 5.5% 60 19000 190002.0%Transit 7000 2.0% 23.1% (vs7000 3.2% city) Segment 3 23.1%600 The majority of trips (vs 0.6% city) (vs 0.6% city) (vs 4.5% city) (vs 4.5% city)(vs -0.7% city) Sheppard(vs Segment -0.7% city) 3 Segment 3 to work are taken0.4% by 0.4% Driver -4.4% -4.4% The proportion private automobile.(vs 4.9% city) (vs 4.9% city) (vs 3.0% city) (vs 3.0% city) City 60000 of low income 20 550 Segment 3 50 50 18000 However, this 18000 6000 6000 550 City City households in the area has a higher area is - and has proportion of transit 45000 been - roughly the 10 500 25 40 17000 users and those 17000 5000 5000 500 same as that of the moving about Passenger city. actively. Source: Census 0 30 16000 30000 4000 4500 450 16000 Source: Census 4000 2000 2005 2010 2000 2005 2010 2001 2006 20002011 2005 2010 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011

HH incomecity total 1,317,300:2011 (+3.2%) city total 1,317,300:2011Prop Low income city(+3.2%) total 75,100:2011 (+3.0%) city total 75,100:2011 (+3.0%)Tenure Immigration Pop’n ModalPop’n Split Jobs Jobs Estab. Estab. 1,276,800:2006 (-0.7%) 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 Private Household Income Tenure (Ownership) 100 90000 90000 40 40 100 City City 70 Active Segment 3 Private household 75000 75 75 75000income increased 30 Segment 3 30 Segment 3 60 Transit over the 2001 to Segment 3 Segment 3 Driver Sheppard Segment 3 2011 period, but City Segment 3 50 City 60000remains lower than 60000 20 20 Segment 3 50 50 City City the city average. City The gap between Home ownership 25 45000the city average 45000 10 rates10 are slightly 25 and this area is 40 higher than that of increasing. the city. Passenger Source: Census 30000 Source:0 Census 0 0 30000 0 2000 2005 2010 2000 2005 2010 2000 2005302000 2010 2005 2010 2000 20052000 2010 2005 2010 2001 2006 2011

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

Sheppard Avenue East Corridor Profile 26 June 2015

70 70 Active Active Segment 3 Segment 3

60 60 Transit Transit Sheppard Segment 3 Driver SheppardDriver Segment 3

50 50 City City

40 40 Passenger Passenger

30 30 2001 2006 2011 2001 2006 2011

Immigration Immigration Modal Split Modal Split Segment 4

Aerial (2013)

Tapscott Road

McCowan Road

Washburn Way

CPR Rail Corridor

Brimley Road

Sheppard Avenue East

Location Markham Road

Segment 4 is bounded on the west by the Midland Avenue, the CPR line and Brimley Road. The Highway 401 eastern boundary is Washburn Way Midland Avenue and Tapscott Road which run north to the CPR line. The northern boundary is the CPR line and the southern boundary is Highway 401.

Sheppard Avenue East Corridor Profile 27 June 2015 Description With the exception of some Mixed- south side of Sheppard Avenue Snapshot Tapscott Road Use Areas at the western end of East, with some mid- and high-rise Population the segment, and Apartment apartments east of McCowan (2011): Neighbourhoods, Neighbourhoods, Road. New development within 23,260 and Mixed-Use Areas east of this segment has largely been Markham Road, the north side of for small scale non-residential Size: 660.0 hectares Sheppard Avenue East in Segment construction, with the exception 4 (from Brimley Road to Markham of two applications for new Immigrant Road) comprises the southern residential development: one population portion of the extensive Tapscott/ stacked townhouse development, (2011): 64.2% Marshalling Yard employment and one application for a high-rise Education (2011): area. Manufacturing is the largest residential development. 59.5% college sector within this employment or university area; however, there is some The result of rear-lotted parcels Private growth in the office and retail/ are an interface with Sheppard Household service sectors. The southern Avenue that does not contribute Income (2010): portion of the segment, near to an active, pedestrian-oriented $76,715 Highway 401 is also designated street. This is especially true of the Tenure (2011): Employment Areas. south side of Sheppard Avenue 59.5% rent between McCowan and Markham There are large commercial Roads. Most of the remainder Jobs (2011): plazas located at the northwest of the Sheppard interface is 16,117 corner of Sheppard Avenue East characterized by landscaping and Employment and McCowan Road, and the parking lots, though there are a Establishments southwest corner of Sheppard few street-related active frontages (2011): Avenue East and Markham near Brimley Road. 993 Road. The Mixed-Use Areas Unemployment along Sheppard Avenue East rate (2011): near Brimley Road include low- 10.4% rise mixed-use and commercial Density (2011): buildings. 24.42 jobs & 35.24 people Between the major intersections = 59.66 people are rear-lot frontages on the & jobs/hectare

Snapshot detail sources: Census & Toronto Employment Survey

Sheppard Avenue East Corridor Profile 28 June 2015 Parcel Fabric

Tapscott Road

Parcel Fabric

Large parcels are generally

McCowan Road located between the CPR Rail CPR Rail Corridor Brimley Road Corridor and Sheppard Avenue East, and along Highway 401. These lands are designated Employment Areas. Much of the Sheppard Avenue East remainder of the segment has smaller parcels.

Housing Form

Over 30% of housing units in this corridor were built between 1981 and 1990. A futher 22.5% of Midland Avenue Highway 401 units were built post 1990. Only 2.6% of units were built before 1960, making this segment relatively ‘young’ in residential form. Housing units tend to be of three forms: 31.0% are single detached houses, 27.0% are in

Markham Road apartments over 5 storeys, and 18.2% are row houses.

Private Dwellings by Period of Construction Housing by Structural Type Interface (following page) Before 1960 2.6% Single Detached 31.0% The interface in this segment reverse lotted homes and small 1961-1980 44.0% Semi-Detached 7.1% differs markedly from west to parcels, and employment 1981-1990 30.8% Row House 18.2% east. The far western end has and industrial buildings set 1991-2000 11.5% Detached Duplex 7.4% retail and other active uses that back from the street with few 2001-2005 4.2% Apt 5+ storeys 27.0% face the corridor, and in some entrances. However, some 2006-2011 6.8% Apt 5- storeys 8.4% cases interact directly with the of the employment uses may Other 1.0% public realm. This helps to make evolve to more transit-oriented the street more vibrant and and better interfacing forms closer to a transit-supportive over time. avenue. The same cannot be said for large portions of the rest of the segment, which contains

Sheppard Avenue East Corridor Profile 29 June 2015 Figure Ground

Figure Ground

The figure ground for segment 4 shows two distinct forms of development: employment/ CPR Rail Corridor industrial, and single family homes. Other types of Sheppard Avenue East development (including retail, and high rise residential) are less easily distinguished in the

Markham Road diagram. Due to the large size of the segment, some street edges appear more clearly than their edge may actually be. The location of Sheppard Avenue East is clear in the diagram, though its built form edge is not consistent. Some of the break is a result of the Highway 401 Highland Creek Valley and Brimley Road other open spaces.

Sheppard Avenue Interface

Markham Road

Brimley Road

Washburn Way Sheppard Avenue

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

Sheppard Avenue East Corridor Profile 30 June 2015 24000 20000 1100

4.8% 1025 22500 (vs 4.5% city) 18000 4.0% 0.4% (vs 0.6% city) -2.1% (vs 4.9% city) 14.0% (vs -0.7% city) (vs 3.0% city) 21000 16000 950 -7.8% (vs 3.2% city)

19500 14000 875 Population & Employment Trends 18000 12000 800 Segment 4 has a growing population with a high though the total in 2011 was2001 above 2006 that in 20112001. 2001 2006 2011 2001 2006 2011 proportion of immigrants to Canada. Between 2006 Manufacturing and warehousing, and service jobs city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) and 2011, the population inceased at a rate in line were relatively stable over this period,Pop’n while office Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) with that of the city. and retail jobs fluctuated. Similarly, the total number 1,286,340:2001 72,480:2001 of establishments fluctuated. 90000 40 100 Private household income was above the city City average in 2000, but has since fallen below. Despite The average area worker commutes to work via Segment 4 this gap, the proportion of low income households private automobile.75000 The rate of automobile usage 30 75 Segment 4 remains lower than the city average. for this purpose is higher than in other areas of the corridor. City 60000 20 City 50 Home ownership is on the rise, and is well above the Segment 4 city average. 45000 10 25 The number of jobs in the area peaked in 2006,

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

HH income Prop Low income Tenure

Population Immigration 24000 20000 1100 70 Active

Segment 4 4.8% 1025 22500 (vs 4.5% city) 18000 60 Transit 4.0% Sheppard Segment 4 0.4% Driver (vs 0.6% city) -2.1% (vs 4.9% city) 14.0% (vs -0.7% city) 950 (vs 3.0% city) 21000 16000 50 -7.8% City The area has a (vs 3.2% city) significantly higher 875 Population is 19500 proportion14000 of 40 increasing in the immigrants than the Passenger area. Source: city at large. Source: Census 18000 12000 800 Census. 30 2001 2006 2011 2001 2006 2011 2001 20062001 2011 2006 2011

city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n Jobs Estab. 1,276,800:2006Immigration (-0.7%) 72,900:2006 (+0.6%)Modal Split 1,286,340:2001 72,480:2001 Jobs Employment Establishments 90000 401100 100 24000 24000 20000 20000 City 1100

4.8% 4.8% Segment 4 75 Segment 4 22500 1800075000 301025 1025 22500 (vs 4.5% city) (vs 4.5% city) 18000 4.0% 0.4% 4.0% 0.4% (vs 0.6% city) -2.1% (vs 4.9% city) 14.0% 14.0% The total number (vs 0.6% city) -2.1% City (vs 4.9% city) (vs 3.0% city) 50 60000 (vs -0.7% city) (vs -0.7% city) 20950 City (vs 3.0% city) 21000 21000 16000 16000 of employment 950 Segment 4 -7.8% establishments-7.8% was (vs 3.2% city) The number of jobs relatively(vs 3.2% city) stable over 45000 10875 25 19500 19500 in the area peaked 14000 14000 the 2001 to 2011 875 in 2006. period. Source: Toronto Source: Toronto 0 18000 Employment Survey 1200030000 Employment0800 Survey 800 18000 200012000 2005 2010 20002001 2005 20062010 2011 2000 2005 2010 2001 2006 20012011 2006 2011 2001 20062001 2011 2006 2011 2001 2006 2011

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

Segment 4 Segment 4 Segment 4 75 Segment 4 75000 75000 30 30 75 Segment 4 60 Transit Driver Sheppard Segment 4 City 50 City 60000 20 City City 50 60000 20 Segment 4 50 Segment 4 City

25 45000 45000 10 10 25 40 Passenger

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

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

70 70 Active Active

Segment 4 Segment 4 Transit 60 60 Transit Sheppard Segment 4 Driver Driver Sheppard Segment 4

50 50 City City

40 40 Passenger Passenger

30 30 2001 2006 20012011 2006 2011

Immigration Immigration Modal Split Modal Split 24000 20000 1100

4.8% 1025 22500 (vs 4.5% city) 18000 4.0% 0.4% (vs 0.6% city) -2.1% (vs 4.9% city) 14.0% (vs -0.7% city) (vs 3.0% city) 21000 16000 950 -7.8% (vs 3.2% city)

19500 14000 875 Jobs

18000 12000 800 2001 2006 2011Mfg Retail Service2001Office 2006 Institut 2011Other Total 2001 2006 2011 2001 3803 2291 1925 6170 1006 137 15332 city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n 2006 3896 2572 1994 7773Jobs 1137 107 17479 Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 2011 3750 2205 2141 6485 1401 1351,286,340:200116117 72,480:2001

90000 40 100 Age Distribution City 24000 20000 1100 Seg. 4 Corridor City EmploymentSegment Establishments 4 75 Segment 4 75000 30 4.8% 0-19 24.2% 23.0% 21.1% 1025 22500 (vs 4.5% city) 18000 Mfg Retail ServiceOffice Institut Other Total 20-34 21.6% 19.8% 22.8% 4.0% 0.4% City 14.0% (vs 0.6% city) -2.1% 60000 2001 145 160 20 178 441 43 8City (vs975 4.9% city) 50 35-54 29.0% 29.1% 30.1% (vs -0.7% city) (vs 3.0% city) 2006 132 266 215 334 2100057 10Segment 4 1014 55-64 1600012.4% 11.9% 11.6% 950 -7.8% 2011 133 217 216 347 66 14 993 65+ 12.9% 16.2% 14.4%(vs 3.2% city) 45000 10 25 19500 14000 875

30000 0 0 2000 2005 2010 2000 2005 2010 2000 2005 18000 2010 12000 800 2001 2006 2011 2001 2006 2011 2001 2006 2011

HH income Prop Low income Tenure city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 1,286,340:2001 72,480:2001 Modal Split (2011) Proportion Low Income 100 90000 110040 1100 70 24000 24000 Active20000 20000 City

Segment 4 4.8% 4.8% Segment 4 75 Segment 4 60 Transit 75000 102530 1025 22500 A large proportion 22500(vs 4.5% city) 18000 (vs 4.5% city) 18000 Driver Sheppard Segment 4 4.0% 4.0% of trips to work were0.4% 0.4% 14.0% (vs 0.6% city) -2.1% (vs 0.6% city) -2.1% taken by private(vs 4.9% city) (vs 4.9% city) 14.0% City (vs -0.7% city) (vs 3.0% city)City 50 (vs 3.0% city) 50 21000 60000 (vs -0.7% city) The16000 proportion 95020 950 21000 automobile Citywithin 16000 Segment 4 of low income -7.8% the area. The -7.8% households(vs 3.2% city) has (vs 3.2% city) proportion of active 45000 declined to levels 10 875 25 40 19500 trips was among 19500 14000 14000 875 comparable with the lowest in the Passenger the city at large. corridor. Source: Census 0 30 18000 30000 12000 8000 800 18000 Source: Census 12000 2000 2005 2010 2000 2005 2010 2001 2006 20002011 2005 2010 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011

HH incomecity total 1,317,300:2011 (+3.2%) city total 1,317,300:2011Prop Low income city(+3.2%) total 75,100:2011 (+3.0%) city total 75,100:2011 (+3.0%)Tenure Immigration Pop’n ModalPop’n Split Jobs Jobs Estab. Estab. 1,276,800:2006 (-0.7%) 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 Private Household Income Tenure (Ownership) 100 90000 90000 40 40 100 City City 70 Active

Segment 4 Segment 4 Segment 4 75 Segment 4 75000 75000 30 30 75 Segment 4 60 Transit Driver Sheppard Segment 4 City 50 City 60000 60000 20 20 City 50 City 50 Segment 4 Segment 4 Private household The proportionCity of income was higher home owners is 25 45000than that of the city 45000 10 high10 in the area, 25 in 2000, but is now 40 and above the city well below. average. Passenger Source: Census 30000 Source:0 Census 0 0 30000 0 2000 2005 2010 2000 2005 2010 2000 2005302000 2010 2005 2010 2000 20052000 2010 2005 2010 2001 2006 2011

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

Sheppard Avenue East Corridor Profile 32 June 2015

70 70 Active Active

Segment 4 Segment 4 60 60 Transit Transit Sheppard Segment 4 Driver SheppardDriver Segment 4

50 50 City City

40 40 Passenger Passenger

30 30 2001 2006 2011 2001 2006 2011

Immigration Immigration Modal Split Modal Split Segment 5

Aerial (2013)

McLevin Avenue

Morningside Avenue

CP Rail Corridor Tapscott Road

Washburn Way

Sheppard Avenue East

Location Highway 401 Segment 5 is bounded on the west by Washburn Way and Tapscott Neilson Road Road, and Morningside Avenue on the east. The northern boundary is the CPR line, Neilson Road and McLevin Avenue, and the southern boundary is Highway 401.

Sheppard Avenue East Corridor Profile 33 June 2015 Description The majority of the interface developments in high-rise and Snapshot with Sheppard Avenue East in low-rise form, surrounding a local Population Segment 5 is rear-lot frontages with shopping centre. Beyond the (2011): a Neighbourhood designation. Town Centre, low-rise housing 18,785 As a result, a large proportion of (mostly in the form of single the Sheppard Avenue interface detached houses) is organized Size: 400.0 hectares consists of opaque fencing and in a curvilinear street pattern. landscaping. The area is generally physically Immigrant disconnected from Sheppard population A Mixed-Use Areas block is Avenue East, although Sheppard (2011): 61.7% located at the intersection with is one of the main arterial roads Education (2011): Morningside Avenue which defining the boundary of the 58.4% college includes a place of worship and Malvern community. or university commercial plaza. Between Private Washburn Way and Morningside New residential development in Household Avenue, there are only two streets Segment 5 has been in townhouse Income (2010): that intersect with Sheppard and stacked townhouse form, $68,814 Avenue East: Neilson Road and and has been located north of Tenure (2011): Brenyon Way/Breckin Gate. The Sheppard Avenue East, towards 32.2% rent other access points to Sheppard the Malvern Town Centre. Avenue East are via pedestrian Jobs (2011): walkways, which are located 3,577 between residential lots. The Employment sidewalk on the north side of Establishments Sheppard is set back from (2011): Sheppard Avenue East as it passes 268 Malvern Woods Park. Unemployment rate (2011): Malvern Town Centre is located 14.0% in the northern portion of the Density (2011): segment at the north west 8.94 jobs corner of Neilson and Tapscott & 46.96 people Roads. The Centre is generally = 55.90 people characterized by apartment & jobs/hectare

Snapshot detail sources: Toronto Employment Survey

Sheppard Avenue East Corridor Profile 34 June 2015 Parcel Fabric

McLevin Avenue

CP Rail Corridor Parcel Fabric

Segment 5 is unique in the corridor, in that almost all of the large parcels are located at distance to the Sheppard Morningside Avenue Avenue East corridor. These larger parcels are along the Highway 401 corridor, and in the Washburn Way Malvern area. Smaller parcels, mostly occupied by single detached houses backing onto Sheppard Avenue East for Sheppard Avenue East most of the remainder of the segment.

Housing Form

Segment 5 is the ‘youngest’ segment in terms of residential unit construction, with less than Highway 401 1% of units constructed prior to

Neilson Road 1960. The majority of units were constructed between 1961 and 1990 (85%). Housing is divided among many types, including single detached (24.7%), row (30.6%), apartments over 5 storeys (21.0%), and semi- detached (10.0%).

Private Dwellings by Period of Construction (2011) Housing by Structural Type (2011) Interface (following page) Before 1960 0.7% Single Detached 24.7% Houses that back onto rather inactive, empty avenue 1961-1980 52.0% Semi-Detached 10.0% Sheppard Avenue East cover environment. This environment 1981-1990 33.0% Row House 30.6% a large area of the corridor, is less conducive to rapid 1991-2000 6.0% Detached Duplex 6.6% and are consistent along it. As transit that other, more active 2001-2005 6.8% Apt 5+ storeys 21.0% a result, the Sheppard Avenue interfaces. This condition also 2006-2011 1.4% Apt 5- storeys 5.9% East interface consists of a makes it more difficult for Other 1.0% series of opaque fences, and people nearby to access the (where the houses are further corridor. set back) landscaping. Though there are breaks in this ‘wall’, where by pedestrian passages are provided, the result is a

Sheppard Avenue East Corridor Profile 35 June 2015 Figure Ground

Figure Ground

Morningside Avnenue CP Rail Corridor Large amounts of unbuilt space exist in the northern and southern areas of the segment, where retail, tall apartment towers, and industrial buildings exist (respectively). The location of Sheppard Avenue East, as well as Neilson Road is obvious, but it is also clear that the edges of these streets are Neilson Road not well defined: instead of a consistent street wall, there is a series of undulations on the Sheppard Avenue East street edges, caused by side streets and cul-de-sacs.

Highway 400

Sheppard Avenue Interface

Morningside Avenue

Neilson Road

Sheppard Avenue East

Washburn Way

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

Sheppard Avenue East Corridor Profile 36 June 2015 20000 4000 300

2.7% 19000 3500 275 (vs -0.7% city) -4.4% 10.1% 1.0% (vs 3.2% city) -1.8% -0.7% (vs 0.6% city) (vs 4.5% city) (vs 3.0% city) (vs 4.9% city) 18000 3000 250

17000 2500 225 Population & Employment Trends 16000 2000 200 Segment 5 has a total population that remained Home ownership is marginally2001 on 2006the rise within2011 the 2001 2006 2011 2001 2006 2011 almost the same over the 2001 to 2011 period. In segment, and is above the city average. city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) 2011, the population was much younger than the Pop’n Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) city average, with 28% of the population under 19 The number of jobs in the segment is relatively 1,286,340:2001 72,480:2001 years of age (compared with 21.1% for the city). The stable, though marginally lower in 2011 than in 2001. 90000 40 100 proportion of the population that was born outside However, the number of establishments is marginallyCity of Canada is higher than the city average, and higher. increased between 2001 and 2011. 75000 30 75 Segment 5 The majority of trips to work occur in a private Segment 5 Private household income is increasing within the vehicle, though that proportion is somewhat lower Segment 5 City 60000 50 segment, and at a slower rate than that of the city. than in other segments of the corridor. 20 City The proportion of low income households was higher than that of the city average in 2010 (previously 45000 10 25 lower).

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

HH income Prop Low income Tenure

Population Immigration 20000 4000 300 70 Active

2.7% 275 Segment 5 19000 3500 60 Transit (vs -0.7% city) -4.4% 10.1% Sheppard Segment 5 1.0% (vs 3.2% city) -1.8% Driver -0.7% (vs 0.6% city) (vs 4.5% city) A high proportion (vs 3.0% city) (vs 4.9% city) 250 18000 of 3000the population in 50 City the area was born Population was outside of Canada. 225 stable in the 17000 The2500 propotion 40 segment between increased between Passenger 2001 and 2011. 2001 and 2011. Source: Census 16000 2000 200 Source: Census. 30 2001 2006 2011 2001 2006 2011 2001 20062001 2011 2006 2011

city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n Jobs Estab. 1,276,800:2006Immigration (-0.7%) 72,900:2006 (+0.6%)Modal Split 1,286,340:2001 72,480:2001 Jobs Employment Establishments 90000 40300 100 20000 20000 4000 4000 City 300

75 75000 2.7% 2.7% 30275 19000 19000 3500 3500 275 (vs -0.7% city) -4.4% (vs -0.7% city) Segment 5 Segment 5 -4.4% 10.1% (vs 3.2% city) 10.1% 1.0% 1.0% (vs 3.2% city) (vs 0.6% city) -1.8% -1.8% -0.7% The total number-0.7% (vs 0.6% city) City (vs 4.5% city) (vs 4.5% city) (vs 3.0%Segment city) 5 (vs50 3.0% city) (vs 4.9% city) (vs 4.9% city) 60000 20250 18000 18000 of jobs decreased 3000 3000 The total number 250 City in the segment of employment between 2001 and establishments was 45000 10225 25 17000 17000 2006, and has since 2500 2500 higher in 2011 than 225 remained stable. in 2001. Source: Toronto Source: Toronto 0 16000 Employment Survey 200030000 Employment0200 Survey 200 16000 20002000 2005 2010 20002001 2005 20062010 2011 2000 2005 2010 2001 2006 20012011 2006 2011 2001 20062001 2011 2006 2011 2001 2006 2011

city total 1,317,300:2011 (+3.2%) HH income city total 1,317,300:2011Prop (+3.2%) Low incomecity total 75,100:2011 (+3.0%)city total 75,100:2011 (+3.0%) Tenure Pop’n Pop’n Jobs 1,276,800:2006Jobs (-0.7%) Estab. Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 Sheppard Avenue East Corridor Profile 37 June 2015 90000 40 100 100 90000 City 40 70 City Active

75 75000 75000 30 30 Segment 5 75 60 Transit Segment 5 Segment 5 Segment 5 Segment 5 Driver Sheppard Segment 5 Segment 5 City City 60000 50Segment 5 50 60000 20 20 City 50 City City

25 45000 45000 10 10 25 40 Passenger

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

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

70 70 Active Active

Segment 5 TransitSegment 5 60 60 Transit Sheppard Segment 5 Driver Driver Sheppard Segment 5

50 50 City City

40 40 Passenger Passenger

30 30 2001 2006 20012011 2006 2011

Immigration Immigration Modal Split Modal Split 20000 4000 300

2.7% 19000 3500 275 (vs -0.7% city) -4.4% 10.1% 1.0% (vs 3.2% city) -1.8% -0.7% (vs 0.6% city) (vs 4.5% city) (vs 3.0% city) (vs 4.9% city) 18000 3000 250

17000 2500 225 Jobs

16000 2000 200 2001 2006 2011Mfg Retail Service2001Office 2006 Institut 2011Other Total 2001 2006 2011 2001 379 771 255 1628 478 129 3640 city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n 2006 146 1058 369 1520Jobs 515 132 3740 Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 2011 293 856 308 1435 538 1471,286,340:20013577 72,480:2001

90000 40 100 Age Distribution City 20000 4000 300 Employment Establishments Seg. 5 Corridor City 75000 30 75 0-19 28.0% 23.0%2.7% 21.1% 19000 3500 Segment 5 275 Segment 5 (vs -0.7% city) -4.4% Mfg Retail ServiceOffice Institut Other Total 20-34 20.9% 19.8% 22.8% 10.1% 1.0% City (vs 3.2% city) -1.8% 2001 13 85 35 89 24 2Segment 5 248-0.7% 50 (vs 0.6% city) 60000 20 (vs 4.5% city) 35-54 28.0% 29.1% 30.1% (vs 3.0% city) City (vs 4.9% city) 2006 9 96 41 98 1800026 3 273 55-64 300011.9% 11.9% 11.6% 250 2011 11 80 42 103 27 5 268 65+ 11.2% 16.2% 14.4% 45000 10 25 17000 2500 225

30000 0 0 2000 2005 2010 2000 2005 2010 2000 2005 16000 2010 2000 200 2001 2006 2011 2001 2006 2011 2001 2006 2011

HH income Prop Low income Tenure city total 1,317,300:2011 (+3.2%) city total 75,100:2011 (+3.0%) Pop’n Jobs Estab. 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 1,286,340:2001 72,480:2001 Modal Split (2011) Proportion Low Income 100 90000 30040 300 70 20000 20000 Active4000 4000 City

The propotion of Segment 5 2.7% 75 60 19000Transit 75000 2.7% the3500 segment that 27530 275 19000 3500 (vs -0.7% city) Segment 5 (vs -0.7% city) is considered-4.4% low -4.4% Nearly 60% of trips to Driver SegmentSheppard 5 Segment 5 10.1% 10.1% 1.0% 1.0% (vs 3.2% city) (vs 3.2% city) -1.8% -1.8% -0.7% -0.7% income increased (vs 0.6% city) (vs 0.6% city) City work were taken by (vs 4.5% city) (vs 4.5% city) (vs 3.0% city)Segment 5 50 (vs 3.0% city) (vs 4.9% city) (vs 4.9% 60000city) over the 2000 to 20 250 50 18000 private automobile 18000 3000 3000 250 City City 2010 period. By within the segment, 2010, the area’s with transit trips 45000 proportion was 10 225 25 40 17000 making up a 17000 2500 2500 225 higher than that of significant portion of Passenger the city. trips as well. Source: Census 0 30 16000 30000 2000 2000 200 16000 Source: Census 2000 2000 2005 2010 2000 2005 2010 2001 2006 20002011 2005 2010 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011 2001 2006 20012011 2006 2011

HH incomecity total 1,317,300:2011 (+3.2%) city total 1,317,300:2011Prop Low income city(+3.2%) total 75,100:2011 (+3.0%) city total 75,100:2011 (+3.0%)Tenure Immigration Pop’n ModalPop’n Split Jobs Jobs Estab. Estab. 1,276,800:2006 (-0.7%) 1,276,800:2006 (-0.7%) 72,900:2006 (+0.6%) 72,900:2006 (+0.6%) 1,286,340:2001 1,286,340:2001 72,480:2001 72,480:2001 Private Household Income Tenure (Ownership) 100 90000 90000 40 40 100 City City 70 Active

75 75000Private Household 75000 30 30 Segment 5 75 60 Transit Segment 5 Segment 5 Income is increasing Segment 5 Segment 5 within the segment, Driver Sheppard Segment 5 Segment 5 Segment 5 City City 60000 50 50 60000but is significantly 20 20 City 50 City lower than the city The proportionCity of at large, with the home owners is 25 45000gap increasing 45000 10 higher10 than the 25 between 2001 and 40 city average and 2011. increasing. Passenger Source: Census 30000 Source:0 Census 0 0 30000 0 2000 2005 2010 2000 2005 2010 2000 2005302000 2010 2005 2010 2000 20052000 2010 2005 2010 2001 2006 2011

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

Sheppard Avenue East Corridor Profile 38 June 2015

70 70 Active Active

Segment 5 Segment 5 60 60 Transit Transit Sheppard Segment 5 Driver SheppardDriver Segment 5

50 50 City City

40 40 Passenger Passenger

30 30 2001 2006 2011 2001 2006 2011

Immigration Immigration Modal Split Modal Split Segment 6

Aerial (2013)

Morningside Avenue

Conlins Road

Location Sheppard Avenue East

Segment 6 is bounded on the west by Morningside Avenue, and by Conlins Road, and the Rouge Park Highway 401 on the east. The northern boundary is Morningview Trail, and the southern boundary is Highway 401.

Sheppard Avenue East Corridor Profile 39 June 2015 Description The land use in Segment 6 is almost Snapshot entirely Employment Areas. The Size: 142.1 area south of Sheppard Avenue hectares East is dominated by ‘big box’ retail, while more traditional forms Jobs (2011): of employment uses, such as 3,400 manufacturing and warehousing Employment uses characterize the area north Establishments of Sheppard Avenue East. The (2011): storage and maintenance 234 facility for the planned Metrolinx Density (2011): Sheppard East LRT is proposed 27.13 jobs on lands on the north side of & 0 people Sheppard Avenue East and west = 27.13 people & jobs/hectare of the unopened Conlins road allowance.

The interface with Sheppard Avenue consists of landscaping, although the northeast corner of Morningside and Sheppard has an active ground-floor street-related frontage. Blank walls on two large buildings on the south side of Sheppard at Grand Marshall Drive detract from the Sheppard Avenue public realm. A retail power centre is proposed on Auto Mall Drive.

Snapshot detail sources: Census & Toronto Employment Survey

Sheppard Avenue East Corridor Profile 40 June 2015 Parcel Fabric

Parcel Fabric

Segment 6 is almost entirely an employment area, with many manufacturing, warehousing, and other industrial establishments. It is therefore to be expected that most of the parcels in this segment are large in size.

Employment Type

Morningside Avenue Fully 47% of jobs in the segment are in the manufacturing and warehousing sector, making it Sheppard Avenue East by far the largest sector. The Conlins Road Retail, Service, and Office sectors make up a further 18.6%, 18.3%, and 13.2% of jobs in the segment, respectively.

Highway 401

Proportion of Jobs by Sector (2011) Selected Employers (2011) Interface (following page) Mfg/Warehosing 47.0% Frito Lay’s The Sheppard Avenue interface Unbuilt parcels of land appear Retail 18.6% Rex Pak Ltd varies in this segment. Near as landscaped areas in the Service 18.3% Cascades Recovery Inc Morningside Avenue, there are segment interface. Office 13.2% DDI some active frontages set back Institutional 2.8% Bulova Watch Company Ltd from the street by landscaped Other 0.2% Weed-Man Lawn Care areas. On the south side of Sheppard Avenue East, parking lots, and buildings with blank walls detract from the corridor environment by limiting the potential for activity and vibrancy along the corridor.

Sheppard Avenue East Corridor Profile 41 June 2015 Figure Ground

Figure Ground

The built form in segment 6 is less defined than in any other segment along the corridor. The pattern of streets and Morningside Avenue blocks is almost completely indiscernable, including along Sheppard Avenue East. Built form appears in the figure ground as almost appearing random in fashion. Large Sheppard Avenue East Conlins Road amounts of unbuilt space to the northeast of the corridor exist due to natural areas, and lands set aside for an LRT maintenance and storage facility.

Highway 401

Sheppard Avenue Interface

Sheppard Avenue East Conlins road

Morningside Avenue

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

Sheppard Avenue East Corridor Profile 42 June 2015 Employment Trends Segment 6 is within an the Scarborough Highway 401 declined over the 2001 to 2011 period. employment area. Lands designated Employment The number of establishments in this area Areas in the Official Plan are protected specifically increased consistently from 2001 to 2011. All for employment uses, including manufacturing, sectors experienced an increase in the number of warehousing, industrial, and office uses. As a result, establishments between 2006 and 2011. this area has no residential uses and no population. Therefore, the population and other census information depicted in the other segments is not applicable to this area.

The number of jobs has fluctuated in the area over the 2001 to 2011 period, though there appears to be a trend toward more manufacturing jobs, and more manufacturing establishments. Retail and office jobs

Jobs Employment Establishments 250 20000 20000 4000 4000 250

225 19000 19000 3500 3500 225 15.1% 15.1% (vs 3.0% city) (vs 3.0% city) 6.8% 1.0% 1.0% 6.8% -0.7% -0.7% (vs 3.2% city) The total number (vs 4.5% city) (vs 4.5% city) (vs 3.2% city) (vs 4.9% city) (vs 4.9% city) -8.0% -8.0% 200 18000 18000 3000 3000 of employment 4.1%200 4.1% (vs -0.7% city) (vs -0.7% city) The number of jobs establishments (vs 0.6% city) (vs 0.6% city) has fluctuated increased 175 17000 17000 somewhat over the 2500 2500 significantly over the 175 2001 to 2011 period. 2001 to 2011 period. Source: Toronto Source: Toronto 16000 Employment Survey 2000 Employment150 Survey 150 16000 2000 2001 2006 2011 2001 2006 20012011 2006 2011 2001 20062001 2011 2006 2011 2001 2006 2011

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

90000 Mfg Retail40 ServiceOffice Institut Other Total 100 100 90000 City 40 2001 1069 901 383City 1021 87 0 3461

2006 1199 744 500 683 55 4 3185 75 75000 75000 30 30 75 2011 1598 631 621 448 94 8 3400 Segment 5 Segment 5 Segment 5 Segment 5 City Segment 5 50Segment 5 City 60000 60000 Employment Establishments20 50 20 City City Mfg Retail ServiceOffice Institut Other Total 25 45000 45000 2001 56 34 10 30 69 10 8 0 197 25 2006 64 40 38 54 8 1 205

30000 2011 70 47 0 42 58 15 2 234 0 0 30000 0 2001 2006 2011 2000 2005 20002010 2005 20102000 20052000 2010 2005 2010 2001 2006 2011

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

Sheppard Avenue East Corridor Profile 43 June 2015

70 70 Active Active Segment 3 Segment 3

Transit 60 60 Transit Sheppard Segment 6 Driver Driver Sheppard Segment 6

50 50 City City

40 40 Passenger Passenger

30 30 2001 2006 20012011 2006 2011

Immigration Immigration Modal Split Modal Split Page left blank intentionally

Sheppard Avenue East Corridor Profile 44 June 2015 Appendices

A - Determining Boundaries City Planning undertook an on page 6-7. The total area of exercise to determine the the corridor study area is 2,329 boundaries for study, and divided hectares (3.67% of the city total of the corridor into six segments 63,450 hectares). based on the following criteria:

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

C - Data Sources & Issues The 2006 Census counted an All data and statistics included in unexpectedly high number of this profile are from one of these unoccupied dwelling units. This sources: leads City staff to suspect that the Census may have missed more • the Census of Canada, years households than usual. 2001, 2006, and 2011; • the City of Toronto’s The 2011 Census appears to have Toronto Employment Survey captured some dwellings that (conducted by City Planning were counted as unoccupied in each year), for the years 2001, 2006. However, the 2011 Census 2006, and 2011; also undercounts the population. • derived using mapping and Further analysis of the 2011 Census resources within City Planning; results and undercoverage is or underway. • calculated using a combination of the above. 2011 National Household Survey - Daily bus ridership data was Known Limitations of the Data sourced at TTC.ca (accessed in May 2015). How do the changes in the 2011 Census methodology affect this Notes data?

2011 Census data has been There have been changes in provided for Age, Households and the way information has been Housing (structural type only). collected for portions of the Population Data – The Undercount 2011 Census. This will impact the Although Statistics Canada makes extent to which comparisons can a great effort to count every be made with previous Census periods on some Census variables. geographies. Users are asked In general, data collected by the to use the NHS’s main quality 2011 Census can be compared to indicator, the global non-response the data from previous Censuses, rate…in assessing the quality of the with due regard for changing NHS estimates and determining definitions of individual variables. the extent to which the estimates The information previously can be compared with the collected by the long-form Census estimates from the 2006 Census questionnaire was collected in long form. Users are also asked 2011 as part of the new voluntary to read any quality notes that National Household Survey (NHS) may be included in dissemination by Statistics Canada. products.” For more information, please see the National Household In general, the 2011 NHS data Survey User Guide Catalogue No. is less comparable to that of 99-001-x2011001 released May 8, the previous Censuses due to 2013. non-response bias inherent in voluntary surveys. Non-response The risk of non-comparable data bias can occur when people do for population groups grows when not respond to a survey “because two variables are cross-tabulated non-respondents tend to have or tabulated for small geographic different characteristics from areas, such as variables relating respondents. As a result, there to minority populations, income is a risk that the results will not and shelter costs. Seventy-four be representative of the actual percent of the Census Tracts population”, notes the National in the City of Toronto reported Household Survey User Guide. by the 2011 NHS have a Global Non-Response Rate above 25%, The smaller the geographic the threshold for suppression for area or population group, the the 2011 Census. Comparisons greater the risk of non-response may be more suitable where the and non-comparable data. Global Non-Response Rates of the The National Household Survey geographies are similar and the User Guide states: “Caution Coefficients of Variation of the must be exercised when NHS variables are low. Use of NHS data estimates are compared with involves a careful understanding estimates produced from the of the significant differences and 2006 Census long form, especially higher non-response inherent in when the analysis involves small the NHS by comparison to the Census. participate. Statistics Canada takes this into account and Can the counts of dwellings by estimates an ‘undercoverage’ structure type be compared? rate for the urban region (CMA) every Census, but not for the City. The structural type of dwelling The 2006 net undercoverage data in the 2006 Census and rate for the Toronto CMA is 4.94% the 2011 NHS are not directly ± 0.56%. Net undercoverage comparable with the previous also varies by age and sex and Censuses because of a change is highest for those between 15 in the definition of an apartment and 44 years of age. In 2006, in a duplex in 2006, resulting in the net undercoverage peaked at reclassification of ground-related 9.91% for males and 6.08% for units to apartments. females 24-34 years of age, per the 2006 Census Technical Report: Why do the totals vary from table Coverage, Catalogue No. 92-567- to table? X, released March 2010.

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

What is meant by the term “undercoverage”?

Statistics Canada’s numbers upon release and as reported above do not account for undercoverage. Although Statistics Canada makes a great effort to count every person, in each Census a notable number of people are left out for a variety of reasons. For example, people may be traveling, some dwellings are hard to find, and some people simply refuse to