Quarry Lands Study June06

BIRCHCLIFF QUARRY LANDS STUDY Phase 1 Report: Study Area Profile

Table of Contents Study Area Profile Summary

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Birchcliff Quarry Lands Study Overview

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Quarry Lands and Study Area Profile

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Profile of the Quarry Lands

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Land Use and Ownership

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Scarborough Official Plan

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New Official Plan

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Birchcliff Community Zoning By-law

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Natural Environment

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Past Uses and Environmental Constraints

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Quarry Land Profile – Key Considerations

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Study Area Profile

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Demographic and Housing Profile

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Community Profile

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Community Services and Facilities Profile

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Transportation Profile

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Physical Infrastructure Profile

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Other Planning Initiatives

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Study Area Profile – Key Considerations

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Next Steps

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Urban Development Services Paula M. Dill, Commissioner

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Study Area Profile Summary Study Area

The lands situated on the east side of Victoria Park Avenue, west of Clonmore Drive, north of Gerrard Street and south of the CN rail line are commonly referred to as the Quarry Lands. The Quarry Lands are about 20 hectares (49 acres). Today they are mostly vacant except for a few commercial businesses along Gerrard Street. In the past a sand and gravel quarry and a municipal landfill operated on the Quarry Lands. As a result, there are environmental issues.

The Quarry Lands are the focus of the study. A larger study area was established to provide an understanding of the broader community. The larger study area extends from Main Street in the west to Birchmount Road in the east, Danforth Avenue to the north and Kingston Road to the south. The study area profile examines the Quarry Lands and the larger study area: the existing uses, ownership, natural features, environmental conditions, and policy framework for the Quarry Lands and the community services and facilities, roads, transit, and other services available within the surrounding neighbourhoods.

The City owns the second largest property (6.7 hectare) on the Quarry Lands. Apartments have been proposed on the largest property (7.5 hectares) on the Quarry Lands since the late 1960s.

Key Findings

Council initiated a land use study to develop a framework for planning a new neighbourhood on the Quarry Lands in the context of the policies and directions of the new Official Plan. The Quarry Lands are designated Mixed Use Areas in the new Official Plan, where a broad range of residential, commercial, institutional and parks and open space uses are permitted.

The profile of the Quarry Lands and the larger study area presents a number of key findings for consideration in later phases of the study. The Mixed Use Areas designation in the new Official Plan provides an opportunity to consider a wide range of uses on the Quarry Lands.

The land use study begins the process of integrating the Quarry Lands into the broader community: for considering the range of the uses that are appropriate, as well as the infrastructure, streets, parks and local services that exist and that may be needed to support new development and to connect the new neighbourhood with the surrounding fabric of the City. The study includes three phases; a study area profile, a vision for the Quarry Lands and an implementation strategy.

The 1968 Zoning By-law permits 1455 residential units on the largest property within the area. The influence of the apartment development on the rest of the Quarry Lands and the adjacent neighbourhoods needs to be explored.

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Next Steps

The City is a large landowner within the area, with lands designated Mixed Use Areas and lands designated Park and Open Spaces Areas. This presents an opportunity to achieve larger City objectives on the lands.

The Study Area Profile will inform the work in later phases of the study. Phase 2 of the study process is the development of guiding principles and a vision for the future development of the Quarry Lands. Concept plans will be prepared that reflect the vision and development principles. Phase 2 of the study will be conducted in consultation with landowners, community associations, residents and other stakeholders. A working group of landowners, community representatives, Ward Councillors and City staff will guide the visioning exercise. Larger community meetings will be held to ensure that the broader community has an opportunity for input into the study.

There are environmental constraints on the Quarry Lands which may affect the range and distribution of land uses considered appropriate. Information is known about the environmental constraints on the apartment site. More complete environmental information is needed for the larger area, especially for the City lands. A community services and facilities strategy is needed to identify service gaps, to establish priorities, and to determine if improvements or changes are needed to community services and facilities to meet community needs. An assessment of the capacity of the road network is needed to identify existing deficiencies and to determine the impacts of future development.

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Birchcliff Quarry Lands Study Overview 2005 meeting of the Planning and Transportation Committee with the Phase 1 background report for the Birchcliff Quarry Lands Study. This report presents Phase 1 of the study which includes an overview of the study and a Study Area Profile. The Study Area Profile will inform the work in later phases of the study.

The Birchcliff Quarry Lands (Quarry Lands), about 20 hectares (49 acres), are situated in the Birchcliff Community, on the north side of Gerrard Street, south of the CN rail line, east of Victoria Park Avenue and west of Clonmore Drive (figure 1). In the past a sand and gravel quarry and a municipal landfill operated on the Quarry Lands. Other industrial uses may have also operated on the Lands. As a result of the past uses, there are environmental issues on the Quarry Lands.

Study Purpose and Objectives The purpose of the study is to provide a framework for planning a new neighbourhood on the Quarry Lands: for considering the range of the uses that are appropriate, as well as the infrastructure, streets, parks and local services that exist and that may be needed to support new development and to connect the new neighbourhood with the surrounding fabric of the City. The study considers the future development of the Quarry Lands in a comprehensive fashion.

Today, most of the Quarry Lands are vacant, except for a few commercial establishments along Gerrard Street. There are no residential uses on the lands. However, since the 1960’s an apartment development has been proposed on the eastern portion of the lands but has not been built (Gerrard/Clonmore apartment site). The City owns a 6.7 hectare (16.7 acre) property within the Quarry Lands. Surrounding the Quarry Lands, neighbourhoods have developed, matured and are now well established with a variety of residential uses, parks, schools, institutions, and businesses.

The main objectives of the study are to: Develop a consultation process that engages the landowners, residents, and other stakeholders in identifying a vision for the future use of the Quarry Lands and principles for future development.

City Council initiated a land use study of the Quarry Lands in September 2003. In March 2005, Council endorsed an approach for the land use study that involved examining the future development of the Quarry Lands in the context of the City’s new Official Plan adopted by Council in November 2002. The Birchcliff Quarry Lands Study begins the process of integrating the lands into the broader community.

Identify options for the future development of the Quarry Lands that are consistent with the directions and policies of the new Official Plan. Prepare concept plan(s) for the future use of the Quarry Lands.

Council also directed that staff report to the April

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Birchcliff Quarry Lands Study Location Map

Neil McNeil Separate Secondary School

Study Area Quarry Lands Gerrard Clonmore Apartment Site

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Figure 1 CRESCENT TOWN

Phase 2: Vision for the Quarry Lands In consultation with landowners, community associations, residents and other stakeholders, guiding principles and a vision for the future development of the Quarry Lands will be developed. Concept plans will be prepared that reflect this vision. A working group of landowners, community representatives, Ward Councillors and City staff will guide the visioning exercise. Larger community meetings will be held to ensure that the broader community has an opportunity for input into the study.

identify options for the implementation of the concept plan(s) over the longer term.

Study Area The study will focus on the Quarry Lands situated in the former City of Scarborough. The larger study area extends from Main Street in the west to Birchmount Road in the east, Danforth Avenue to the north and Kingston Road to the south. The larger study area includes neighbourhoods on the west side of Victoria Park Avenue in the former City of Toronto and Borough of East York. The larger study area will give a broader understanding of the neighbourhoods surrounding the Quarry Lands and the existing facilities and services in the area. This information will assist in determining if infrastructure improvements, or additional facilities and services are needed to support future development of the Quarry Lands.

Other stakeholders will be invited to participate in the consultation process. Stakeholders that may have an interest include: community agencies and service providers, the Toronto District School Board (TDSB), the Toronto Catholic District School Board (TCDSB), CN Rail, GO Transit, the Toronto Transit Commission (TTC), the Toronto and Region Conservation Authority (TRCA) and the Ministry of the Environment (MOE).

Study Process The Study is conducted in three phases:

Phase 3: Implementation Plan Based on the results of the Phase 2 visioning exercise, implementation strategies for the future development of the Quarry Lands will be explored. This will include a process for the review of concept plans as new information about the environmental condition of the area becomes available.

Phase 1: Study Area Profile This phase provides an overview and analysis of existing conditions within the study area including: land uses, housing, population, environment, infrastructure, transit, roads and community services and facilities. This information will guide the work in later phases of the study. The Phase 1 report also identifies information gaps that may require additional investigation.

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Past Uses and Environmental Issues The past uses of the Quarry Lands are constraints to the future development of the area. There is information on the extent of contamination and the remedial measures required to support development on the apartment site. Information about the environmental condition of the City property within the Quarry Lands is needed. An approach for the further examination of the environmental issues will be outlined in a separate report to Council in Spring 2005. Directions provided by Council with respect to these matters will be addressed in later phases of the study.

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Quarry Lands and Study Area Profile The profile includes two main components: an examination of the Quarry Lands, and an examination of the larger study area.

About 16 hectares (40 acres) of the Quarry Lands are vacant. There are commercial uses including two plazas, three service stations, a car wash and a fast food restaurant. A portion of the City owned property is leased for a driving range. The CN Rail main line that extends along the northern boundary of the Quarry Lands carries a high level of rail traffic including commuter, passenger, freight and switcher trains. CN Rail reviews proposals for development along and near its main lines to ensure that issues with respect to noise and vibration as well as setbacks from CN Rail property are adequately addressed. Development concepts prepared during Phase 2 of the study will be reviewed in consultation with CN Rail.

The Quarry Lands are the focus of the land use study. The existing uses, ownership, natural features, environmental conditions, and the policy framework are key factors for planning the future development of the Quarry Lands. A detailed examination of the Quarry Lands will assist in identifying opportunities and constraints to development presented by these factors. The Quarry Lands are situated within a built up area of the City. Understanding the community context will assist in identifying the range of uses that are appropriate and where changes or improvements to services and facilities will be required to support new development and meet community needs.

Profile of the Quarry Lands Land Use and Ownership Quarry Plaza

The Quarry Lands comprise about 20 hectares (49 acres). There are ten properties on the Quarry Lands. The largest property is the Gerrard/ Clonmore site which has been the subject of previous applications for apartment development. The Gerrard/Clonmore apartment site is approximately 7.5 hectares (18.5 acres) and is situated on the eastern side of the Quarry Lands. The City owns the second largest property in the area, about 6.7 hectares (16.7 acres). The other eight properties total approximately 6 hectares (15 acres) (figure 2).

GO train along CN rail line

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Data Source: Assessment Database, 2003 - 2nd Quarter

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Birchcliff Quarry Lands Study Land Use & Ownership Map

Property Boundaries Quarry Lands

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Figure 2

Total Area: 20 hectares (49 acres)

Scarborough Official Plan

the High Density Residential designations on the Quarry Lands. An overall parkland requirement of 1 hectare per 1000 persons applies. Some of this parkland is required for Neighbourhood Parks, some for District or Community parks and a portion must be provided on the apartment sites.

The land use designations in the Scarborough Official Plan generally separate residential and commercial areas on the Quarry Lands (figure 3). Most of the vacant properties within the Quarry Lands are designated for High Density Residential uses. This designation provides for townhouses and apartments to a maximum density of 150 units per hectare (60 units per acre). The High Density Residential designation is intended to encourage residential concentrations in locations where there is a high level of accessibility to commercial uses, transit facilities, community facilities, employment centres and direct accessibility to major roads. Safe and convenient access to schools, parks and other neighbourhood facilities is promoted in the planning for high density residential uses

There are two Waste Disposal sites identified in the Official Plan on the Quarry Lands. Prior to approval, development proposals on or near these sites are reviewed to ensure that the development can safely take place. Studies to determine methane gas generation, leachate or other contaminants, soils and hydrogeology and outlining appropriate mitigation measure are required to be submitted by proponents of development to the satisfaction of the City and in consultation with the Ministry of the Environment. The lands along the south side of the rail line are designated Special Study Area. This Special Study Area is associated with the former Scarborough Transportation Corridor (STC). The STC was intended to provide for the extension of the Gardiner Expressway through southern Scarborough to connect to Highway 401. The expressway would have crossed the Quarry Lands. Land use studies for portions of the former STC have been ongoing since 1996. Some of these studies have been completed. The land use study proposed for this section of the STC has not been initiated.

The gas stations and car wash along Gerrard Street are designated for Highway Commercial uses. Highway commercial uses are generally intended to serve the traveling public and include uses such as; services stations, restaurants and motels. There is one Residential Commercial designation along Gerrard Street that provides for mixed uses: retail stores on the ground floor of high-rise apartments. There is a Neighbourhood Park designation on a portion of the Quarry Lands. Parks are intended for active and passive recreational activities to meet the needs of local neighbourhoods and communities. The Birchcliff Secondary Plan includes specific requirements for parks in association with

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Figure 3

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development, the amount of local parkland is considered in accordance with a number of factors such as; the amount of existing parkland, parkland characteristics and quality, natural features, population change, demographic and social characteristics, anticipated development and urban form. The policies stipulate that no City-owned lands in Parks and Open Space areas will be disposed of.

In November 2002 Council adopted the new Official Plan for the City of Toronto. The Minister of Municipal Affairs and Housing approved the new Plan, in part, with modifications. The Minister’s decision has been appealed to the Ontario Municipal Board (OMB) in its entirety. The Official Plan is now before the OMB and pre-hearing conferences are taking place. The OMB has scheduled the commencement of the hearing for June 13, 2005. The status of the hearings for the new Official Plan will be reported through the later phases of the study.

Mixed Use Areas are intended to be growth areas. However, not all Mixed Use Areas will experience the same scale or intensity of development. For example, the Mixed Use Areas within the Downtown and in the Centres are areas where the intensity of development will be higher than in other Mixed Use Areas such as the Quarry Lands.

Building a successful City requires that new neighbourhoods be carefully integrated into the existing fabric of the City. They must also function as communities not just housing.

The Quarry Lands cannot be considered in isolation. They are a part of a larger Mixed Use Areas designation that extends west of Victoria Park Avenue north to Danforth Avenue. For instance, the large format Loblaws located west of Victoria Park Avenue opposite the Quarry Lands, and the mix of residential, commercial, and employment uses along Danforth Avenue are within this larger Mixed Use Areas designation.

In the new Official Plan most of the Quarry Lands are designated Mixed Use Areas with a Parks and Open Space Areas designation in the center of the area (figure 4). The Mixed Use Areas designation provides for a broad range of commercial, residential, institutional and parks and open space uses. They are intended to achieve multiple planning objectives by developing as places where people can live, work, and play.

There are established residential neighbourhoods near the Quarry Lands that are developed predominantly with single and semi-detached houses and townhouses. These areas north of the CN rail line, and east and south of the Quarry Lands are designated Neighbourhoods in the new Official Plan. The policies of the Neighbourhoods designation are intended to reinforce the existing physical character of these areas. Change within

The Parks and Open Spaces Areas are generally intended for recreational and cultural activities and facilities. Parks and open spaces are essential elements of the City’s green space system. As the City grows and changes, the parks and open space system will need to expand. In assessing new

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Figure 4 LUMSDEN

Neighbourhoods must be sensitive, gradual and generally fit the existing physical character.

locate and mass new buildings to frame edges of streets and parks with good proportion and maintain sunlight and comfortable wind conditions for pedestrians on adjacent streets, parks and open spaces;

Criteria for development within Mixed Use Areas are included in the Official Plan that address the interface between Mixed Use Areas and Neighbourhoods.

provide an attractive, comfortable and safe pedestrian environment;

The new Official Plan provides that in Mixed Use Areas development will:

have access to schools, parks, community services, libraries and child care;

create a balance of high quality commercial, residential, institutional and open space uses that reduces automobile dependency and meets the needs of the local community;

take advantage of nearby transit services; provide good site access and circulation and an adequate supply of parking for residents and visitors;

provide new jobs and homes for Toronto’s growing population on underutilized lands in Downtown, the Central Waterfront, Centres, Avenues and other lands designated Mixed Use Areas and create and sustain well-paid, stable, safe and fulfilling employment opportunities for all Torontonians;

locate and screen service areas, ramps and garbage storage to minimize the impact on adjacent streets and residences; and provide indoor and outdoor recreation space for building residents.

locate and mass new buildings to provide a transition between areas of different development intensity and scale, particularly providing setbacks from and stepping down of heights towards lower scale Neighbourhoods;

The above criteria will provide guidance for preparing a comprehensive framework for the future development of the Quarry Lands including: the range of uses that are considered appropriate, the general pattern of development that is desired, potential street layouts, and the parks and open space areas in keeping with the broader City objectives and within the local context.

locate and mass new buildings to minimize shadow impacts on adjacent Neighbourhoods during the spring and fall equinox;

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Birchcliff Community Zoning By-law

opment while still achieving the overall apartment permissions established by the By-law.

The current zoning permits a variety of uses on the Quarry Lands (figure 5). Some of the existing commercial establishments, as well as vacant lands along the rail line, are zoned for Community Commercial uses. There is an area zoned Park abutting the west side of the Gerrard/ Clonmore apartment site. A large area on the western half of the Quarry Lands, including land owned by the City is zoned Agriculture Holding. The driving range, a service station and a car wash are within this area. Also, the Zoning Bylaw permits industrial uses in the Agriculture Holding Zone.

Natural Environment Natural Heritage Assessment An inventory of the vegetation communities and species on the Quarry Lands was undertaken in 2000 by the TRCA as a component of the City’s Natural Heritage Study background report for the new Official Plan. Using this information, the TRCA prepared a report on the area entitled “Gerrard Prairie - Biological Inventory and Assessment” in January of 2004. This report includes an assessment of the undeveloped areas of the Quarry lands.

The Zoning By-law for the Gerrard/Clonmore apartment site, which was passed in 1968, includes performance standards for the permitted apartment uses that are very precise with respect to the development form (figure 6). The By-law includes provisions on how to calculate the maximum number of units based on the area of the site. A maximum of 1455 units are permitted. It establishes the size of the units and includes provisions to determine the mix of one, two and three bedroom units. The By-law also establishes the location of a proposed new road, and includes setbacks from the new road, existing roads and property boundaries for buildings. The zoning requires that one of the apartment blocks (A-104) be used only for landscaping. The setbacks provide little flexibility with respect to the location of the buildings on the site or the form of the development. As a result, the current Zoning By-law limits the ability to change the form of the devel-

The TRCA used their Terrestrial Natural Heritage Approach for the assessment. This approach scores and ranks biodiversity at three levels of detail; landscape, vegetation community and species levels. At the landscape level, patches of natural cover are evaluated based on spatial characteristics such as size and shape. Vegetation communities and species are evaluated according to criteria related to abundance and sensitivity. Landscape patches, vegetation communities and species are then ranked according to their level of conservation concern (value). The ranking system ranges from L1 to L5. A rank of L1 is the highest local rank and L5 the lowest local rank. A rank of L1 to L3 indicates that there is a conservation concern within the TRCA jurisdiction. A ranking of L4 indicates a concern within the urban context. For example, a species with an L4

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Schedule 'A' to the Birchcliff Community Bylaw 8786 as Amended by Bylaw 13310 (Passed by Council - September 9, 1968) Figure 6

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These remnant vegetation communities have L rankings of conservation concern:

rank on the Quarry Lands would be considered a species of conservation concern, whereas a species with an L4 ranking outside of the urban area may not be considered of conservation concern. An L5 ranking generally indicates that there is no conservation concern.

a patch of Dry Tallgrass Prairie (L1) adjacent to the rail line a patch of White Oak Cultural Savannah (L2) on the southeast portion of the site

Vegetation Communities and Species on the Quarry Lands

two patches of Dry-Fresh Oak Deciduous Forest (L2) with red oak and a mix of red and white oak along the north and east boundaries of the lands

The Quarry Lands have a varied topography and most of the undeveloped areas are covered by meadow and thicket vegetation communities (figure 7). The lands are located on a former sand and gravel bar that was a sand spit at the mouth of the bay of former Lake Iroquois. The soils here supported a drier environment than normal for the Toronto area and this enabled oak woodland and prairie species to become established. Remnants of these vegetation communities are found along the northern and eastern edges of the Quarry Lands.

There were two species of concern associated with these vegetation communities: a White Oak (L3) at the eastern edge of the lands Big Bluestem Grass (L4) adjacent to the rail line There are 14 other species of concern along the northern and eastern boundaries of the Quarry Lands with rankings of L3 and L4. These species are not unique to the vegetation communities on the Quarry Lands and can be found in dry upland forests on the Oak Ridges Moraine as well as Lake Iroquois sand plains. There is a wetland area on the southern portion of the Quarry Lands associated with the former quarry operations. It consists of cattail and common reed marsh vegetation communities with willow mineral thicket swamp areas along the fringe.

Vegetation on the Quarry Lands

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Figure 7

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White oak C.N.R.C.N.R.

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Eastern bracken Big bluestem

Eastern bracken Round-leaved dogwood Witch-hazel

Fire-weed Downy arrow-wood Pennsylvania sedge

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Birchcliff Quarry Lands Study Natural Environment Vegetation Communities and Species

Meadow/Thicket (one poplar forest patch)

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The marsh and swamp vegetation communities and the species that predominate within this wetland area do not have L ranks of conservation concern.

Gerrard/Clonmore Apartment Site There is information about the nature and extent of contaminants on the Gerrard/Clonmore apartment site and the possible remedial measures that are needed prior to development.

The Quarry Lands contribute to the natural cover in the City. They also provide a staging area for migrating birds as the site is a stepping stone between the lakeshore to the south and the ravine system of Taylor Creek to the northwest. The prairie, and oak/savannah vegetation communities on the site are remnant features. As a result, the overall score on the landscape analysis for this area is low. There are vegetation communities and flora species of concern as well as a sizeable wetland on the lands. These are noteworthy and contribute to a higher habitat quality than might otherwise be the case by landscape measures alone.

In 1991, an environmental review was commissioned by the former City of Scarborough for the proposed apartment development. The environmental review was undertaken at the direction of the Minister of the Environment, who in 1990 required the review after considering a petition to have the lands designated for an Environmental Assessment under the Environmental Assessment Act. The Minister declined to designate the site, but required the City of Scarborough to retain a consultant to undertake a review of the proposed development and report on the waste situation.

The Quarry Lands are not identified within the natural heritage system in the new Official Plan. One of the oak forest areas is situated on land owned by the City, and the patch of tall grass prairie is situated on the land owned by CN Rail. Ten species of conservation concern are located on lands owned by the City or CN Rail. A patch of oak savannah, an oak forest patch and six species of concern are situated on the privately owned property that includes the apartment site. The wetland area is situated on the apartment site and is not identified as a vegetation community of conservation concern. Issues with respect to the natural heritage features on the site will be explored further in later phases of the study.

The City retained McLaren Engineering to undertake the review and it was completed in 1992. The McLaren report was reviewed by the Ministry of the Environment (MOE), which asked for additional information. The consultant undertook further investigations on the site in response to MOE requests for additional information over the following three years. In 1995, the City informed both the MOE and the landowner that the City had met its obligations under the terms of the 1990 Minister’s Order and it was up to the proponent to obtain a final approval from the Ministry. As a result of these past environmental investigations, there is more information about the environmental condition of the apartment site

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A separate report on these matters will be presented for the consideration of Council in Spring 2005. The report will include a review of the City lands in the context of existing Provincial environmental legislation and regulations, the nature of the environmental investigations that are needed on the City lands, the expertise that is required to undertake these investigations and the associated costs. The report will also explore opportunities to work with other landowners in the area to undertake an environmental review on their lands in concert with the City and to explore opportunities for cost-sharing in this review.

than on the remaining area of the Quarry Lands. There have also been studies of the environmental conditions of the apartment site undertaken by the property owner which have been submitted to the MOE: Landfill Gas Control Report for the Proposed Development prepared by Dames & Moore, Canada in 1996, and Risk Assessment for the Proposed Development of the Gerrard Street East and Clonmore Drive Landfill Site prepared by SNC, Lavalin Engineers & Constructors Inc. in 2000. The information included in these reports is more recent than the McLaren Report and may also be of assistance in undertaking the land use study. The use of the information from these reports will be pursued in consultation with the landowner.

A study of the broader area would provide a more complete understanding of the environmental conditions, and assist in identifying associated constraints to development. This would assist in the preparation of concept plans in Phase 2 of the study. Directions provided by Council with respect to these matters will be addressed in later phases of the study.

City Land and Other Properties The nature and extent of past uses on the City lands and the impacts of these uses have not been investigated. To undertake environmental investigations on the City lands expert consultants would need to be hired by the City. In addition to the Gerrard/Clonmore apartment site, there are eight other privately owned properties on the Quarry Lands. These property owners will be approached to determine whether they would have an interest in participating in undertaking an environmental review on their properties in concert with the City.

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Quarry Lands Profile - Key Considerations More information is known about the environmental constraints on the apartment site than on other lands. More complete environmental information is needed for the larger area, especially for the City lands.

The profile of the Quarry Lands presents a number of issues for consideration in later phases of the land use study. These include: The new Official Plan provides an opportunity to consider a wider range of uses on the Quarry Lands than does the Scarborough Official Plan.

There are established neighbourhoods of single and semi-detached housing adjacent to the site which is zoned for high-rise apartments. The relationship of development on this site to the rest of the Quarry Lands and to the adjacent neighbourhoods needs to be explored further.

The 1968 Zoning By-law permits 1455 residential units on the largest property within the area. There are existing commercial uses on the Quarry Lands. These sites present opportunities for redevelopment in the context of the Mixed Use Areas designation in the new Official Plan.

There are some vegetation communities and species on the northern and eastern edges of the Quarry Lands that are considered important from a conservation perspective. Some are located on City lands, and others on lands owned by Gerrard/Clonmore and CN Rail.

The Quarry Lands are within a mature urban area and there are several property owners within the Quarry Lands. As a result, there are multiple interests in the future development of the Quarry Lands. The City is a large landowner within the area, with lands designated Mixed Use Areas and lands designated Park and Open Spaces Areas. This presents an opportunity to achieve larger City objectives on the lands. There are environmental constraints on the Quarry Lands which may affect the range and distribution of future land uses considered appropriate in the area.

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Study Area Profile Demographic and Housing Profile

degree of change in some age groups.

Statistics Canada Census data is used to describe population and housing in the study area and how this compares to the City as a whole. This information is used to assist in planning for services and facilities to meet the needs of the community. Census data was gathered for all of the Census tracts within the study area. Detailed demographic and housing summary tables for the study area are included in Appendix 1.

in the study area there was a much larger decrease (about 20%) in the percentage of young children (0-4) and adults (25-34) than in the City which saw a decline of about 8% in each of these age groups. the study area experienced a larger increase in the percentage of older adults (45 to 65+) than the City overall.

Population in 2001, there were 14,978 people living in the study area. between 1996 and 2001, the study area experienced a growth rate of 2.7%. This is less than the City growth rate of 4%.

Age Distribution: Population by Age Group, 2001

in 2001, the age distribution in the study area was similar to the City overall in most age categories. in the study area there was a higher proportion of adults (35-44) and a lower proportion of children and adults ages (15-24) and (2534). between 1996 and 2001 the trends in population change in the study area and in the City are similar. However, there were differences between the study area and the City in the

Percent Change in Population by Age Group, 1996-2001

22

Immigration:

Birchcliff Quarry Lan

f Toronto

the study area is different than the City overall with respect to immigrant population. the immigrant population represents a smaller proportion (22.9%) of the population in the study area than it does in the City overall (49.4%). Immigrant Population by Period of Immigration, 2001

the majority of the immigrant population (62.5 %) within the study area immigrated before 1980, whereas in the City the majority of the immigrant population (62.5%) immigrated after 1980. recent immigrants (people who immigrated in the 5 years preceding the Census) account for only 3% of the population within the study area compared with the City where recent immigrants account for 21% of the population. Immigrants, 2001

the majority of the immigrant population in the study area immigrated from the United Kingdom and the majority of the recent immigrant population within the study area immigrated from the Philippines.

23

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Families:

Dwelling Type and Tenure:

families in the study area are generally similar in composition to those in the City overall, with the highest proportion of families having 1 child.

there were 6,280 occupied private dwellings in the study area in 2001. in 2001, about 48% of the dwelling units within the study area were single detached houses which is higher than the proportion in the City overall which is about 32%. in 2001, about 11% of the dwellings units in the study area were in apartment buildings of five or more storeys compared with 37% in the City overall. housing stock within the study area is quite old with almost half (47.3%) constructed before 1946.

Families by Type, 2001

there is a higher percentage of ownership of occupied private dwellings in the study area (67.3%) than in the City (50.7%).

Families by Number of Children, 2001

Occupied Private Dwelling by Structure Type, 2001

24

Households there were 6,285 households in the study area in 2001. in 2001, there was a slightly higher proportion of 1 person households and non-family households in the study area than in the City overall. Occupied Private Dwellings by Period of Construction, 2001

Private Households by Size, 2001

Tenure Type, 2001

Private Households by Type, 2001

25

Q UARRYlands

Mobility the proportion of movers and non-movers within the study area was similar to the City overall in the one year period prior to 2001. However, over a five year period a smaller proportion (39.7%) of the study area residents moved compared with the proportion of movers in the City overall (45.5%). Average Income, 2000

Income the average family income in the study area in 2000 was $76,460, slightly higher than the City average of $76, 082. Average household income was slightly lower in the study area. the percentage of tenant households spending over 30% of the household income on shelter was lower in the study area (11%) than in the City overall (21%).

Percent of all Household Spending Over 30% of Household Income on Shelter Costs, 2000

26

Community Profile

Neighbourhood ‘A’ Characteristics

One of the most distinctive qualities of the City is the diversity of its neighbourhoods. The Quarry Lands are in a mature diverse urban area. There is more than one neighbourhood in the study area. To better understand the character of the area: the land uses, the development pattern, and the community services and facilities were examined in more detail. The study area was divided into three ‘neighbourhoods’ for this purpose:

This area is bounded by Victoria Park on the west, Warden Avenue on the east, Danforth Avenue to the north and Kingston Road to the south (figure 8). The Quarry Lands are situated in this neighbourhood. This is a well-established neighbourhood developed mostly with single detached houses. There are single detached houses adjacent to the east of the apartment site on the Quarry Lands.

Neighbourhood ‘A’: Victoria Park Avenue to Warden Avenue. Neighbourhood ‘B’: Main Street to Victoria Park Avenue Neighbourhood ‘C’: Warden Avenue to Birchmount Avenue The major streets running north and south through the study area were used as the boundaries between neighbourhood areas. Although the CN rail line extends in an east west direction across the study area, the neighbourhoods were configured to ensure that shopping, employment and residential areas were included in each. Local residents may perceive the boundaries differently and their neighbourhoods may extend beyond the study area.

Houses on Clonmore Drive adjacent to east of Quarry Lands

There are three apartment developments in this area with buildings over five storeys. One is on the north side of the Danforth Avenue and the others are at Kingston Road and Victoria Park Avenue. Most of the commercial activity within this neighbourhood is along Danforth Avenue in small stores. There are clusters of commercial estab-

27

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lishments along Kingston Road, and on the Quarry Lands. There are a number of auto related businesses in these areas. The area north of the CN rail line to Danforth Avenue contains a mix of commercial, industrial and low density residential uses.

Blantyre Public School

School Board and is leased by the City. There is undeveloped parkland on the Quarry Lands and a small parkette at the east end of Ferncroft Drive. Other community services include Taylor Memorial library on the corner of Warden Avenue and Kingston Road, an indoor bocce court on Thora Avenue and a City Childcare Services office in the plaza on the Quarry Lands. Also, there are six Places of Worship within this neighbourhood.

Kingston Road at Fallingbrook Road

Council adopted a Community Improvement Plan in 2003 for Danforth Avenue to promote revitalization of this commercial area. An Avenue Study for Danforth Avenue through this neighbourhood is underway that will establish zoning standards and urban design guidelines. A revitalization study of the commercial areas along Kingston Road has also been initiated.

Recent Development Activity Development applications in the area consist mostly of minor variances applications to the zoning by-law for renovations and additions to houses. There is one large development; a long term care facility under construction on Danforth Avenue near Warden Avenue. This facility will provide 203 long term care beds.

There are relatively few community services and facilities in this neighbourhood. There is one elementary school (Blantyre Public School) and two neighbourhood parks; the Blantyre Park (2.5 hectares) south of the Quarry Lands, and Oakridge Park (1.8 hectares) north of the rail line. Oakridge Park is owned by the Toronto District

28

LEYTON AVE

C C COVE

CC

C PW C

NTRY

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(150)

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(2560)

(2520)

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PARKL AND R D PARKVIEW HEIGHTS

Blantyre Park

FALLINGBROOK RD

E O R

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NORTHVIEW AVE

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Urban Development Services

Birchcliff Quarry Lands Study Neighbourhood A

FALLINGBROOK RD

COURCELETTE RD

BLANTYRE AVE

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CR C

PW L

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A9

Neil McNeil Separate Secondary School

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A4

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Toronto Hunt Club

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WINSTON CHURCHILL DR

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ELM VIEW DR

Blantyre Public School

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AVE

IONSON BLVD

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WOODLAND PARK RD

COALPO RT DR

KENNY AVE

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Golf Club Parkette

GERRARD STREET EAST C / IND

A3

PARKER AVE

HAIG AVE

C (2498)

AUDREY AVE

C (2480-2490)

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RED DEER AVE

ON

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VICTORIA PARK AVENUE

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Runneymede Park

SEE NEIGHBOURHOOD B

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Driving Range

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AUGUST AVE

BYNG AVE

Oakridge

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PHARMACY AVE

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CR CR

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ELWARD BLVD

WAKEHOOD ST

EMMOTT AVE

C

SNEATH AVE

THORA AVE

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KENWORTHY AVE

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ST DUNSTAN DR

MACEY AVE

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MADELAINE AVE

Victoria Park

Study Area Boundary Quarry Lands

Figure 8

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CR C PW I IND L

Commercial/Residential Commercial Place of Worship Institutional Industrial Library

Apartment Dwellings A4 Number denotes building height in storeys

Q UARRYlands

Neighbourhood ‘B’

The commercial areas along Danforth Avenue and Kingston Road are more vibrant than in the other neighbourhoods. Large retailers like Canadian Tire, Leons and Zellers (Shopper’s World Plaza) are within this area.

Characteristics This area is bounded by Main Street on the west, Victoria Park Avenue on the east, Danforth Avenue on the north and Kingston Road on the south (figure 9). This area is the most diverse of the three neighbourhoods. Much of the area is developed with lower density housing like Neighbourhood A. However, there is a greater mix of single and semi-detached dwellings and townhouses throughout the area, and the lots are smaller. Also, the housing stock is older. There are 13 apartments buildings of 5 storeys or more within this neighbourhood. For the most part these are located along main streets. The Main Square apartments at Main Street and Danforth Avenue are the largest in the area and include 1,123 units.

Danforth Avenue west of Victoria Park Avenue

Similar to Neighbourhood A, there are remaining industrial uses along the north side of the CN rail line. Gerrard Street has a mix of uses, with industrial and commercial predominating. A large format Loblaws and gas bar were recently constructed at Victoria Park Avenue and Gerrard Street. The Danforth GO Station and the Main Street subway station are in this neighbourhood and streetcars operate along Gerrard Street and Main Street. Main Street is also a signed bicycle route that extends north to Stan Wadlow Park and Taylor Creek Park, and south to Queen Street and Kew Gardens. A number of public and private community services and facilities are in this neighbourhood and

Main Street looking north to Main Square Apartments

30

many are clustered along Main Street. There are three elementary schools and two secondary schools in the area.

and Adam Beck Community Centre. The Ted Reeve Arena is at Main Street and Gerrard Street. The East City YMCA is located on Kingston Road and operates a nursery school and many other community programs.

Notre Dame Secondary School on Malvern Avenue

East City YMCA on Kingston Road

Kimberly Road Public School and the Beaches Alternative School are in one building on the corner of Main Street and Swanwick Avenue. The Main Street library and Community Centre 55 are next door to these schools. Community Centre 55 offers a number of children’s programs including lunch and after school programs, and many other community programs. A fire station is beside Community Centre 55. The Toronto District School Board offers English as a Second Language programs in the Adult Learning Centre on the corner of Danforth Avenue and Sibley Avenue.

There are seven Places of Worship and a Legion Hall in this neighbourhood.

Parks include the East Toronto Athletics Field (3.6 hectares) and Adam Beck Park (0.6 hectare) adjacent to Sir Adam Beck Public Elementary school

31

C/ IND

A9 Main Square Community Centre

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THYRA AVE

ELDON AVE

SIBLEY AVE

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CR STEPHENSON AVE

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East Toronto Athletic Field

MAIN ST

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CROSSOVERS ST

Ted Reeve Arena

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Park

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Beaches Alternative/ Kimberly Public School

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Notre Dame Separate Secondary School

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Urban Development Services

Study Area Boundary

Birchcliff Quarry Lands Study Neighbourhood B Figure 9

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Commercial/Residential Commercial Library Institutional Place of Worship Utility Industrial

SCARBOROUGH RD

Glen Stewart Park

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St. John Separate School

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Sir Adam Beck Public School, Park and Adam Beck Community Centre

SCARBOROUGH RD

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Malvern Collegiate Institute

PICKERING ST

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HANNAFORD ST

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WAYLAND AVE

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Community Centre 55

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BTH Block Town Houses Apartment Dwellings A4 Number denotes building height in storeys

Neighbourhood ‘C’ Characteristics

Recent Development Activity This neighbourhood is the most dynamic with respect to development activity. The former industrial area to the west of Loblaws is redeveloping with single and semi-detached houses and townhouses (480 units). A number of these homes are now occupied. A second phase of the development has been approved (187 townhouses). The East Toronto Athletics Field Park will be

This area is bounded by Warden Avenue to the west, Birchmount Avenue to the east, Kingston Road to the south and Danforth Avenue to the north (figure 10). This neighbourhood is the most homogeneous of the three. It is developed almost exclusively with low density housing, most of which is single detached dwellings.

New Homes - North Side of Gerrard Street

Kalmar Avenue South of Hollis Avenue

expanded and a new park (1.5 hectares) will be developed in this neighbourhood. Two new apartments (32 and 15 storeys) were recently approved for Main Square at Danforth Avenue and Main Street. These include about 500 units.

There are clusters of 2, 3 and 4 storey apartment buildings along Kingston Road and some townhouses. There are no apartment buildings with more than 4 storeys in this neighbourhood.

Other developments proposed within the area include: 36 townhouses on the north side of Gerrard Street at Ted Reeve Drive, 10 units on Kimberly Avenue and 25 units on Danforth Avenue east of Dawes Road.

Kingston Road is the main street in this neighbourhood. There are only a few commercial establishments along Danforth Road in this area. The Kingston Road revitalization study includes the commercial areas along Kingston Road in this neighbourhood.

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Commercial Cluster on Kingston Road

Legion Hall on Kingston Road with Mural

Recent Development Activity

There is one local park in this neighbourhood. The Hollis Kalmar Park adjacent to the rail line is 1.3 hectares. Also, there are two small parkettes. Birchcliff Public School is the largest local green space in the area. Birchmount Park, a District Park, is located on the east side of Birchmount Road. The Scarborough Gardens Arena, Birchmount Community Centre and the Birchmount Stadium are located in this park. The Birchmount Stadium is one of only a few stadiums in the City and it is in need of repair. The Birchmount Bluffs Neighbourhood Centre, a nonprofit agency runs several programs from the Community Centre. Immaculate Heart of Mary Elementary School is beside the park.

Most development activity consists of minor variances to the zoning by-law for renovations to existing houses.

Other community services include a fire hall, an ambulance station and a Legion Hall. There are 4 Places of Worship in this Neighbourhood.

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Birchmount Parkette

Hollis / Kalmar Park

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Scotia Parkette

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HARDING BLVD

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Birchcliff Public School

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Birchmount Bluffs Community Centre

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Scarboro Arena Gardens

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PHENIX DR

HOLLIS AVE

Immaculate Heart of Mary Separate School

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VIEWBANK RD

Urban Development Services

Study Area Boundary

Birchcliff Quarry Lands Study Neighbourhood C Figure 10

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Commercial/Residential Commercial Place of Worship Institutional Emergency Medical Services Fire Hall Industrial

BTH Block Town Houses Apartment Dwellings A4 Number denotes building height in storeys

Q UARRYlands

Community Services and Facilities Profile

All of the elementary schools within the study area are operating below capacity. Blantyre Public Elementary and Sir Adam Beck Junior Public Elementary are the two elementary schools within the study area closest to the Quarry Lands. These schools have utilization rates of 77% and 68% respectively.

Community services and facilities are a vital part of neighbourhoods in the City, contributing to the quality of life and well being of residents. Schools, child care centres, community centres, libraries, emergency services and parks are all components of the social infrastructure and are as important to the future of the City as hard services such as water, roads and transit. Ensuring that there are adequate community services and facilities to meet existing community needs and for new residents in areas where growth is anticipated are fundamental considerations in planning new neighbourhoods.

The secondary schools; Malvern Collegiate Institute and Notre Dame Catholic Secondary School are operating above capacity. Notre Dame Secondary school is an all female school. Male students within the separate school system attend Neil McNeil Secondary School on Victoria Park Avenue south of Kingston Road, just outside of the study area. Malvern Collegiate Institute is the closest secondary school to the Quarry Lands. The TDSB also provides English as a Second Language programs from the adult learning centre on Danforth Avenue.

Community services and facilities within the study area were inventoried to identify the range of services and facilities available in the area and to begin to assess the capacity of these services and facilities. Figure 11 shows community services and facilities within the study area. More detailed information on the existing community services and facilities is provided in Appendix 2.

Public Schools There are eight schools within the study area: 4 elementary schools (2 public, 2 separate) 2 junior public elementary/junior alternative school 2 secondary schools (1 public, 1 separate – girls)

Malvern Collegiate Institute

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Figure 11 Oakridge Seniors Bocee

Danforth/Birchmount Parkette

PW PW

Birchmount Park

Dr ore m on

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Leroux Froebel

PW LTC

PW

Cl

Runneymede Park

PW

Gerrard St East

Scarborough Day Ns Birch Cliff PS

PW

East Toronto Village

Kids Club Day Care Connection St. John

Adam Beck Park Blantyre PS

Sir Adam Beck Jr PS

PW EMS Station

PW

Today's Child - Blantyre Malvern CI

Hampers Participating Nursery Community Centre 55 Fire Station Versa-Care Centre

Birchmount Bluffs Scarborough Gardens Arena

Avalon Park Golf Club Parkette

Kimberley Jr PS / Beaches Alternative School Jr

PW

Birchmount CC

Kenworthy Park

East Toronto Athletic Field Ted Reeve Arena

Heart of Mary

Hollis / Kalmar Park

C.N.R.

Main St. Library

P W Immaculate Parkette

Oakridge Park

Lucy Tot Lot

Main Square Community Recreation Centre

Fire Station

Scotia Parkette

PW

Danforth Ave Main Square

Birchmount Rd

Warden Ave

Rd

Pharmacy Ave

Victoria Park Ave

Dawes

Main St

PW

Taylor Memorial Library

Winston Churchillroad Island

Adam Beck CC Blantyre Outdoor Pool Notre Dame SS

PW

PW

Blantyre Park

PW East City (YMCA)

n Rd Kingsto

PW

PW Broadview French Montessori School

Avalon Montessori

Beaches Co-op

Glen Stewart Park

Data Current to July 2004

Urban Development Services

Birchcliff Quarry Lands Community Services

Quarry Lands

TDSB Elementary School

Study Area Boundary

PW

Place(s) of Worship

LTC

Long Term Care Facility

TDSB Secondary School

Toronto Public Library

Emergency Medical Services

Park

TCDSB Elementary School

Community Centre

Toronto Fire Services

Pool - Outdoor

TCDSB SecondarySchool

Child Care

Q UARRYlands

Child Care Facilities

Libraries

There are twelve child care centres/nursery schools in the study area and eight of these are non-profit centres. These centres are located in schools, places of worship, community centres and in other buildings. In total these centres provide 557 licensed daycare spaces with a range of programs from preschool to school age children. About half of these spaces are for children aged 2½ to 5 years old. Two of the centres provide service in French. Only three of the centres report any vacancies and for two of the centres there are only a few spaces available. The Main Square Daycare Centre has a waiting list for all age groups.

There are two public libraries within the study area. The Main Street Library is closest to the Quarry Lands at 137 Main Street. Taylor Memorial Library is located on the corner of Kingston Road and Warden Avenue. Both libraries are neighbourhood branches. The Main Street library is the larger of the two and has a collection of about 50,000 materials. There is one program room at Main Street library and 8 internet work stations. Main Street provides preschool and toddler programs, summer and March break reading programs. The library also provides User Education programs for adults. Main Street Library is not at capacity.

A needs assessment for child care services was not undertaken as a part of the background work in Phase 1 of the study. Also, licensed private home day care agencies and private home care providers within the study area were not inventoried during the phase 1 work. Without an assessment, it is difficult to determine whether or not this area is considered underserved with respect to child care. However, most of the child care spaces offered in centres are utilized indicating that there may be a need for additional spaces. A needs assessment should be undertaken in later phases of the study after development concepts have been prepared. Information on anticipated residential development on the Quarry Lands can be used in the needs assessment.

Taylor Memorial Library has a collection of about 30,500 materials. There is a multi-purpose room at Taylor Memorial that seats 40, and there are 7 internet stations. The main users at this library are seniors. Taylor Memorial Library is one of four satellite branches supported by the larger Albert Campbell District Library. The library is not at capacity.

Taylor Memorial Library

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Parks and Open Space

Community Centres and Recreation Facilities

There are twelve public parks totalling about 20 hectares (49 acres) within the study area. These range from small natural areas and local playgrounds to large active community parks. There is a park on the Quarry Lands that is not developed. The largest park in the study area is the Birchmount Park, a 7.7 hectare District Park. There a number of facilities at Birchmount Park: a community centre, stadium, sports fields and tennis courts. The East Toronto Athletics Field Park on Main Street is the second largest (3.6 ha) and has sports fields, a playground and wading pool. Development concepts prepared in Phase 2 of the study will be reviewed to determine impacts on existing park facilities and to assess the need for new park facilities.

There are three City-owned and operated community centres within the study area; Main Square Community Recreation Centre, Adam Beck Community Centre and the Birchmount Community Centre. The City offers a variety of recreational programs and services from these facilities for all age groups. Details of the programs operating at these community centres are included in Appendix 2.

Birchmount Community Centre and Scarborough Gardens Arena The Birchmount Community Centre (BCC) and Scarborough Gardens Arena are located in Birchmount Park at the eastern edge of the study area. BCC is the largest of the three community centres within the study area, and offers the most programs. There is an indoor pool, community room, meeting rooms and multi-purpose rooms at BCC.

Tobogganing in Blantyre Park

Birchmount Community Centre

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Main Square Community Recreation Centre

The swimming programs account for the majority of the programs offered at the centre. BCC is operating at an overall capacity of about 75% , with the “all ages” programs operating at over 90% capacity.

Main Square Community Recreation Centre (MSCRC) is located beside the Main Square apartments on the east side of Main Street south of Danforth Avenue. Facilities at MSCRC include an indoor pool, fitness and weight room and multi-purpose space. Most of the programs offered at MSCRC are for swimming. Participants in swimming account for over half of those enrolled at the centre. The swimming programs are operating at about half of their capacity. All ages programs are the most popular at MSCRC. Enrollment in older adult programs is low. This centre is operating at about 52% capacity overall.

The Birchmount Bluffs Neighbourhood Centre (BBNC), a not-for-profit social service agency, operates from the BCC. The BBNC offers a wide range of services for individuals and groups. A Family Resource Centre, Community Nursery School, Surf ‘N’ Search Job Lounge, youth and teen programs, general interest, integrated and adapted, seniors, and fitness and wellness programs are some of the services provided by the BBNC. The Scarborough Gardens Arena has one ice pad. The Wexford minor hockey league operates their hockey program from this arena. The City provides recreational skating and shinny for 8 hours per week.

Adam Beck Community Centre Adam Beck Community Centre (ABCC) and Sir Adam Beck Junior Elementary School are in one building. The ABCC is the smallest community centre within the study area and programming is shared with the school. Facilities include a gym, a meeting room and multi purpose rooms. About half of the programs offered at ABCC are for children and the most popular programs are those offered during March break and in the summer. Enrollment in programs for older adults is low. Overall, the programs at ABCC are operating at about 67% capacity.

Main Square Community Recreation Centre - Main Street

40

Other Services and Facilities

after school programs, lunch programs, JK/SK enrichment programs, Summer and March break camps, and operates a licensed child care centre. Community Centre 55 also provides programs for teens and adults (ie. exercise, dance, music, drama) and service groups use the centre.

The City also operates recreation programs from the Blantyre Public Elementary school and has operated a summer camp program at the school. Other City facilities in the area include the Blantyre Outdoor Pool and the Oakridge seniors indoor bocce court on Thora Avenue. The swimming program at the Blantyre Pool is at about 50% capacity. The Ted Reeve Arena is operated by a volunteer Board and has two ice pads. Hockey and public skating are offered at this arena.

Community Centre 55 - Main Street and Swanwick Avenue

East City YMCA is located on the south side of Kingston Road between Balsam Avenue and Beech Avenue. This YMCA includes a gymnasium, playrooms and an office. The YMCA programs are designed to meet the needs of the local community. At this time the YMCA provides a wide range of programs for families with infants and young children. Summer and March break camps are also available. Evening programs for adults and seniors are also offered and service groups use the YMCA. The nursery school operated by the YMCA is unique as it provides part time childcare and therefore can serve more families than a typical child care centre.

Ted Reeve Arena on Main Street

There are two community centres within the study area operated by non-profit agencies; Community Centre 55 and East City YMCA. Community Centre 55, an agency of the City, is located on the corner of Main Street and Swanwick Avenue. Community Centre 55 runs many children’s programs including before and

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Places of Worship

Community Service and Facilities and the new Official Plan

There are fourteen Places of Worship in the study area. Many of the Places of Worship provide community space and daycares operate in some. There are many programs provided in these Places of Worship: music, dance, theatre, art, teen and youth, health and wellness and seniors programs, addiction services, family resource services, and space for service groups such as the boy scouts and the girl guides are just some of the services provided in these important community spaces.

The directions and policies of the new Official Plan place a high level of importance on building the City’s social infrastructure particularly in areas where growth is anticipated and in areas that are poorly served. The social infrastructure includes the whole system of government and community resources, programs, facilities and social networks that contribute to people’s health, safety, mobility and well-being. Preserving and improving access to services and facilities is a responsibility to be shared by the City, public agencies and the development community. The Quarry Lands are designated Mixed Use Areas where a wide range of residential, commercial and employment uses can be considered. The Official Plan requires that a Community Services Strategy be prepared in larger mixed use areas (5 hectares or larger) that are experiencing growth or change. A Community Services Strategy includes the following components:

Church of the Immaculate Heart of Mary - Birchmount Road

a demographic profile of area residents an inventory of existing services within the area, or readily accessible to area residents identification of existing capacity and service gaps in local facilities identification of local priorities

42

The Phase 1 report includes a demographic profile of area residents and an inventory of the main community services and facilities in the area. The inventory is not an exhaustive list. There may be other local agencies and service providers within the area. Also, the capacity of the services and facilities has not been assessed to identify gaps. Local priorities need to be identified in consultation with the community and service providers. A Community Services Strategy will be prepared in later phases of the study.

recommended range of service and co-location opportunities. identification of funding strategies, including but not limited to funds secured through the development approval process, the City’s capital and operating budgets and public/private partnership.

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Q UARRYlands

Transportation Profile

work in the study area; main streets, signalized intersections, and pedestrian crosswalks on main roads. Intersections that have recent (2002-2005) traffic count data are highlighted. The detailed information about the traffic counts at each of these intersections is in Appendix 3.

The Quarry Lands are situated within an area of the City with a well established transportation network. The Quarry lands are bounded by arterial roads; Victoria Park Avenue, Gerrard Street and Clonmore Drive, and the CN rail line. As a result, access to the site is not dependent on routes through local streets. There are a variety of transit options available in the area including bus, streetcar, subway and GO train service. The high level of transit service provides access to community services and facilities and employment, shopping and entertainment uses within the local area, in centres throughout the City, and to areas outside the City.

There are four main north/south roads within the study area including Main Street, Victoria Park Avenue, Warden Avenue and Birchmount Road. All of these streets are classified as minor arterial roads within the study area, except for the section of Victoria Park Avenue, from Gerrard Street to Danforth Avenue, which is classified as a major arterial road. The four main north/south streets within the area cross the CN rail line at grade separations. None of the local north/south streets crosses the rail line.

Existing information on traffic volumes, transit availability, bike routes, and planned road improvements were examined to give an indication of existing capacities in the system and to determine where additional information is needed. This will provide the base information needed to assess the impacts of future development and determine whether transportation improvements are needed.

The major east/west street network includes Danforth Avenue, Gerrard Street, Clonmore Drive and Kingston Road. All of these streets are classified as minor arterial roads except Kingston Road which is classified as a major arterial road.

Traffic Volumes

Road Network The road network within the study area is developed primarily on a grid pattern consisting of major and minor arterial roads and a collector and local street system. The CN rail line extends in an east west direction across the study area.

Arterial roads are intended to function as the main traffic arteries within the area, carrying higher volumes of traffic than collector or local streets. The number of vehicles at the main intersections within the study area in the morning and afternoon peak hour is shown on figure 13. Also, the date of each traffic count is shown.

Figure 12 shows the key elements of the road net-

This data indicates that Kingston Road is the

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Figure 12 7

9

Glen Manor Dr Urban Development Services

Birchcliff Quarry Lands Study Road Network

18

26

Scarborough Rd

19

Gerrard St

17

16 Kingston Rd

Queensbury Ave

Swanwick

Lyall Ave

24 25

23

Pickering St

22 Malvern Ave

45

21 Osborne Ave

20

Cl

Hollis Ave Manderlay Manderley Dr

Dr 27 ore m n o

Birchcliff Ave

Canadian Tire

Musgrave

nf

Da

10

8

C.N.R.

Rd Birchmount Rd

5 Danforth Ave 6

4

3

2

Warden Ave

Rd

28

Pharmacy Ave

Victoria Park Ave

Dawes

Main St

1

th or

11

12 13

14

15

Study Area

Signalized Intersection

Quarry Lands

Unsignalized Intersection/pedestrian crossing

1

Note: Traffic data available for the above intersections. See appendix 3 for the detailed counts.

Jan. 2003

Aug. 2002

Danforth Ave

485 5 4))

1659 9 (1052) 2) Mar. 2003

720 (716)

671 (654)

601 (1319)

C.N.R.

518 (721)

Jan. 2005

361 (715)

398 (671)

653 (498)

Jan. 2002

800 (410)

7) 1702 (725)

r re D mo n o Cl

74 (182)

Birchmount Rd

Warden Av Ave

Rd

537 (1740

Pharmacy Ave

Vicroria Park Ave

Dawes

Main St 351 (428) July 2002

590 (875)

Jan. 2005

1224 (285) 382 (451) 69 (149)

Oct. 2003 (806))

46

805 (1298)

704 (1473)

Aug. 2004 1823 3 (636))

124 (58)

286 (414) Dec. 2003 686 6 (1546 (1546) (154

d nR sto g n i

K

1479 9 (702))

am peak hr.

Urban Development Services

Birchcliff Quarry Lands Study

Traffic Flow

(600)

Jan. 2005

Oct. 2003

770 (2045

18 (13)

105 (255)

631 (905)

355 (308)

Study Area Quarry Lands

1650 (622) Apr. 2003

Gerrard St

758 (852

Q UARRYlands

Figure 13 386 (535)

353 (589)

Survey Date (pm peak hr.) am peak hr. (pm peak hr.)

am peak hr. (pm peak hr.) am peak hr. (pm peak hr.)

from development. A traffic assessment will be undertaken in later phases of the study to determine the capacity of the existing road network and the impacts of development. Some of the factors considered in undertaking the analysis include; the type of land uses proposed (commercial, residential, employment), the intensity of development (gross floor area or density of development) and the availability of transit. Proponents of development are also required to conduct traffic assessments when proposing development.

busiest road within the study area, followed by Danforth Avenue. Traffic counts were taken in January 2005 at the intersections of both of these roads with Warden Avenue. These counts show about 400 more cars travelling west on Kingston Road during the morning peak hour than along Danforth Avenue, and about 400 more cars travelling east during the evening peak hour. The earlier counts at the intersections of Main Street and Victoria Park Avenue with Danforth Avenue and Kingston Road also indicate that Kingston Road is busier, particularly eastbound in the afternoon rush hour. The data indicates that Birchmount Road between Danforth Avenue and Kingston Road is the least busy main street in the network.

Public Streets and the new Official Plan The Quarry Lands are large and new streets will be needed for access to new development. The new Official Plan places a strong emphasis on all aspects of the public realm including City streets. Streets are considered significant public open spaces and new streets should be public streets. They should provide connections and be integrated with the existing street system in adjacent neighbourhoods. There should be adequate space to provide for pedestrians, bicycles and landscaping as well as transit, vehicles and utilities. For the Quarry Lands the emphasis will be on creating a system of public streets consistent with the policies and directions of the new Official Plan.

The intersection of Gerrard Street and Victoria Park Avenue is also busy. The data indicates that a common route through the area in both the morning and afternoon peak periods is along Victoria Park Avenue between Danforth Avenue and Gerrard Street, and along Gerrard Street between Victoria Park Avenue and Main Street. The number of southbound vehicles at the Warden Avenue and Clonmore Drive intersection in the morning peak hour is one of the highest in the study area with about 1700 vehicles. The data indicates that most of these vehicles turn right onto Clonmore Drive and pass the Quarry Lands.

Bicycle Network

An assessment of road and intersection capacities was not undertaken in Phase 1. The development concepts for the Quarry Lands prepared in Phase 2 of the study will provide additional information with respect to traffic expected to be generated

The Toronto Bike Plan “Shifting Gears” was adopted by Council in July 2001. The Bike Plan recommends the development of a 1,000 km bikeway network consisting of off-road trails and on-

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Transit Network

road bike lanes and routes throughout the City. There is currently one signed bike route within the study area along Main Street that extends north to Hamstead Road and Stan Wadlow Park and Taylor Creek Park and south to Queen Street and Kew Gardens.

The study area is well served with transit including surface transit by bus and streetcar, subway service along the Bloor-Danforth subway line and GO train service. The transit network through the study area is shown on figure 14.

Bus and Streetcar Routes The Quarry Lands are directly served by bus along Gerrard Street, Victoria Park Avenue and Clonmore Drive and these connect to the streetcar and subway lines. These include: 135 Gerrard: Gerrard Street and Clonmore Drive between the Warden and Main subway stations and connects to the 506 Streetcar at Main Street.

Main Street Bicycle Route 59

A combination bike lane and signed bicycle route is proposed along Gerrard Street, Clonmore Drive and Hollis Drive to connect Main Street to Birchmount Road. This bicycle route will pass by the Quarry Lands. Signed bike routes are also proposed on Clonmore Drive south of Gerrard Street as well as along Fallingbrook Avenue to connect to Queen Street East and Kew Gardens.

12 Kingston: Victoria Park subway station south along Victoria Park Avenue and along Kingston Road with connections to the Kennedy and Warden subway stations, and the 502 and 503 Streetcar on Kingston Road.

The traffic survey conducted in 2003 at the intersection of Victoria Park Avenue and Gerrard Street counted 99 bicycles passing through this intersection in an 8 hour period.

69 Warden: Clonmore Drive at Warden Avenue.

324 Victoria Park: Late night along Victoria Park Avenue.

404 Community Bus: Daytime hourly service from the Shoppers World Plaza to the East York Civic Centre and East General Hospital at Coxwell Avenue and Mortimer Avenue.

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Figure 14 12+ 324

RD TH OR NF

69

3

11

St.Dunstan Madelaine Separate Park School

.R.

113 20

113 20

DANFORTH AV

Oakridge Jr. Public School

135 69

Samuel Hearne Sr. Public School Oakridge C.C.

DENTONIA PARK COMMUNITY

Coleman Park

Main St Parkette

12+

404 324

64 Main Street TTC Station

DA

Line Subway

Dentonia Park

Maryland Park

Prairie Drive Park

BIRCHMOUNT RD

Victoria Park TTC Station

Leyton Park

WARDEN AV

404

Dentonia Park Golf Course

PHARMACY AV

64

Warden Woods Park

VICTORIA PARK AV

404

RD

MAIN ST

DAWES

CRESCENT TOWN

C.N

Scotia Parkette

20

20

Birchmount Parkette Oakridge Park

Main Square Community Recreation Centre

Danforth GO GO Station

404

Birchmount Park

C.N.R.

Runneymede Park

69

East Toronto Athletic Field Ted Reeve Arena

506

Hollis/Kalmar Park

Kenworthy Park

GERRARD ST EAST

135

49

69 12+

ON

RD

DR

GST

KIN

CL ON M OR E

Adam Beck Public School, Park and Community Centre

Malvern Collegiate

64

12+ 324

Kimberley/ Beaches Alternative Public School

Blantyre Public School

Avalon Parkette

Birchcliff Public School

Golf Club Parkette

135

12+

Notre Dame St.John Separate Separate Secondary School School

Glen Davis Ravine

502

KINGSTON RD

22

22

Blantyre Park Hullmar Park

503 Crescentwood Park

12+ Lynndale Parkette

64

Elm Park

Lake Ontario

Glen Stewart Park Neil McNeil Separate Secondary School

Urban Development Services

Birchcliff Quarry Lands Study Transit

GO

Toronto Hunt Club Golf Course

Quarry Lands

135

TTC Bus Main Routes 12,20,64,69,135; Main and Blue Night Routes 22,113; Blue Night Route 324

TTC Line and Station

506

TTC Street Car Main and Blue Night Routes 502,503,506

GO Transit Line and Station

404

TTC Community Bus Main Route 404

Q UARRYlands

Bloor-Danforth Subway The Bloor-Danforth subway line linking the Kipling and Kennedy subway stations runs just to the north of Danforth Avenue with stations at Main Street, Victoria Park Avenue and Warden Avenue. The Victoria Park station is the closest to the Quarry Lands about 0.9 km to the north.

GO Transit GO Transit operates frequent commuter rail service on the CN rail tracks abutting the Quarry Lands, serving the Lakeshore line. The Danforth GO station is on Main Street south of Danforth Avenue. During the weekday peak periods trains run every 30 minutes or so, and every hour off peak and on weekends and holidays.

Danforth GO Station on Main Street

Transportation and the new Official Plan The new Official Plan integrates transportation and land use planning. The directions and policies of the Plan seek to protect and improve the transportation system. They also emphasize the more efficient use of roads to move more people instead of more vehicles and the reduction of the demand for vehicle travel. To achieve these objectives the Plan promotes a more intense mixed use pattern of development. It also promotes mixed use development in areas that are well served by transit.

GO Transit is currently conducting a Class Environmental Assessment of a proposal to add a third track along the south side of the CNR rightof-way to provide more frequent service on the Stouffville line which shares the Lakeshore line tracks west of the Scarborough station at Midland Avenue. Development concepts prepared in Phase 2 of the study will be reviewed in consultation with GO Transit.

Mixed use developments (residential, employment, commercial) help to minimize the long term costs of infrastructure improvements to increase capacity of roads and the transit system. A mixed use development pattern also provides the opportunity to develop a better pedestrian and bicycle system.

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ority for buses and streetcars, limiting on-street parking and providing exclusive transit lanes.

The designation of the Quarry Lands as Mixed Use Areas integrates land use planning and transportation. The Quarry Lands are large and well served by transit. This provides an opportunity to consider a wide range of uses at densities that are transit supportive.

Physical Infrastructure Profile The physical infrastructure includes the sanitary and storm sewers and watermains that service the area. It also deals with the management of stormwater in relation to development. Municipal water, storm and sanitary sewer service is available to the Quarry Lands, and there are currently no water supply, capacity, or pressure problems within the area. Services available within this area are detailed in Appendix 4.

Kingston Road is identified in the new Official Plan as a higher order transit corridor, and Kingston Road and Main Street north of Gerrard Street are within the surface transit priority network. Within higher order transit corridors, the protection of existing and planned rapid transit networks is given a priority, and new transit lines will be implemented in these corridors over the longer term.

More detailed assessments of servicing capacity will be undertaken during Phase 2 of the study after development concepts are prepared. The concepts will be used to identify any constraints related to servicing and to determine if improvements are needed. Opportunities to address issues with respect to stormwater quality and quantity will also be explored further in relation to the concept plans prepared in Phase 2. Proponents of development are also required to submit assessments of services and stormwater management plans with development applications.

The City is in the early stages of examining future transit improvements along Kingston Road and Danforth Avenue. At the January 12, 2005 meeting of the Toronto Transit Commission, TTC and City Planning staff presented the “Building A Transit City” proposal to the Commission. This presentation outlined proposals for future transportation improvements in the City, including the idea of developing higher order transit service on Kingston Road from Victoria Park to Eglinton Avenue East (bus or streetcar) and on Danforth Avenue west of Kingston Road. The Commission supported the general approach put forward in “Building a Transit City” and requested further staff reports on the matter.

There are trunk services that cross the Quarry lands, including a watermain, storm sewers and combined sanitary and storm sewers. These are shown on figure 15. There are municipal easements for these services where they cross private lands. The location of the services must be considered in developing concept plans for the Quarry Lands, as structures cannot be built over

The Official Plan promotes increasing transit priority along roads within the surface transit priority network through measures such as; signal pri-

51

Q UARRYlands

planned in relation to the location of these services to ensure that buildings and structure will avoid these services.

top these trunk mains. As a result, the pattern of development may be impacted by these trunk mains. The location of roads and the development blocks within the area will need to be

Danforth Ave

Leyton Ave

Byng Ave

T

August Ave

Elward Blvd

Emmott Ave

Sneath Ave

Thora Ave Wakehood St

Lucy Ave Mansion Ave CNR

CNR

T

T

T

T

T

T

Dr

C

T

T

C

Gerrard St East

Source: WES/Water/IAM&P and WES/TS/Surveys & Mapping (Dated 2000)

Quarry Lands

Urban Development Services

Watermain (2000)

Birchcliff Quarry Lands Study Water Distribution & Sewer Systems

Storm Sewer (2003) Combined/Sanitary Sewer (2000)

Figure 15

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T

C

Victoria Park Ave

ore

m lon

Q

U

A

R

R

Y

L

A

N

D

S

Other Planning Initiatives

Community Improvement Plan (CIP) Danforth Avenue and Danforth Road.

tive pavers, pavement markings, signage, lighting and gateway features. A Façade Improvement Grant Program was established for this area that provides grants to commercial building owners to improve their building façades.

Danforth Avenue Study from Victoria Park Avenue to Warden Avenue

Danforth Avenue Study – Victoria Park Avenue to Warden Avenue

Warden Corridor and Victoria Park Station Land Use Planning Studies

An overview of these initiatives is provided as each of these studies share portions of their respective study area boundaries with the Quarry Lands Study area. Background information from these studies provides additional information that can assist in undertaking the Quarry Lands study. Opportunities for new development are also being explored through each of the studies. The locations of the studies are shown on figure 16.

An Avenue Study was initiated in December of 2004 for Danforth Avenue, from Victoria Park Avenue to Warden Avenue. The new Official Plan identifies selected corridors along major streets as “Avenues” where transit-supportive reurbanization is promoted. The Avenue study will set out the mix of uses, heights, setbacks and other zoning standards, along with priorities for investment that may enhance open spaces, street amenities and community services along this section of Danforth Avenue. The Danforth Avenue Study is in its initial phase and a background report is being prepared. It is anticipated that this study will be completed in 2005.

Community Improvement Plan Danforth Avenue and Danforth Road

Warden Corridor Study and Victoria Park Station Land Use Studies

In September of 2003 Council approved a Community Improvement Plan (CIP) for Danforth Avenue and Danforth Road between Victoria Park Avenue and Warden Avenue. The objective of this CIP is to enhance and revitalize the commercial frontages along Danforth Avenue and Danforth Road, through incentives for façade improvements and with improvements to the roads and streetscapes with landscaping, decora-

These studies were initiated in December of 2003 to examine opportunities for the reurbanization of the TTC parking lots at the two subway stations and to create a vision for areas of potential land use change in their vicinities.

There are four other recent or ongoing planning studies within this area of the City:

Kingston Road Revitalization Study

These studies have advanced to the final phase. Background work has been completed and concepts for land use change on specific sites within

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Q UARRYlands

Midland Ave

Kennedy Rd

Birchmount Rd

Warden Ave

r. D

Pharmacy Ave

r no on 'C

Victoria Park Ave

Eglinton Ave

O

Warden Corridor Study

St Clair Ave

Da nf or th

Rd

Victoria Park Station Study

Da we s

Rd .

St Clair Ave

Study/ Danforth Avenue Study Danforth Community Improvement Plan orth Danf

Gerrard St

Quarry Lands ton gs Kin

Kingston Road Revitalization Study

Rd

Birchcliff Quarry Lands Study

Lake Ontario

Queen St

Urban Development Services

Birchcliff Quarry Lands Study Planning Initiatives Figure 16

54

Ave

Kingston Road Revitalization Study

the study areas have been prepared. One of the findings of these studies to date is that these areas are underserved with respect to community services and facilities. A key component of the Phase 3 work for both study areas is the preparation of Community Services and Facilities Strategies, that will identify appropriate community services and facilities required to support the existing and any new residential communities. It is expected that these studies will be completed by the end of 2005.

In February of 2005 Council initiated the Kingston Road Revitalization Study. This study will identify key sites within the commercial areas along Kingston Road in the Birchliff Community and develop a strategy to promote revitalization of these areas. It will also examine Kingston Road and its function as a transit priority corridor, including the idea of developing higher order transit service on Kingston Road (bus or streetcar). Terms of Reference for the study will be considered by Council in Spring 2005.

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N

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Study Area Profile - Key Considerations An assessment of the capacity of the road network is needed to identify existing deficiencies and to determine the impacts of future development.

The information presented in the study area profile raises the following considerations: Population in the study area is growing at a slower rate than the City overall. Similar to the City the population within the study area is aging, and children represent a smaller proportion of the population than adults. The large decrease between 1996 and 2001 in the proportion of small children in the study area may account for the additional capacity in the elementary schools today.

Other studies in the area will provide opportunities for redevelopment along Danforth Avenue, in the Warden Corridor and along Kingston Road. The progress of these studies and decisions concerning development need to be considered in planning for the Quarry lands. Concept plans for the Quarry Lands need to be designed carefully with respect to the placement of roads, and the pattern of development blocks to ensure that development will avoid the watermain, storm sewers and combined sanitary and storm sewers that cross the area.

In the study area the proportion of small children is declining at a faster rate than in the City overall, and the proportion of older adults in increasing at a faster rate than in the City overall. A community services and facilities needs assessment is required to determine if the population trends apparent in the 2001 Census are continuing, to identify priorities and service gaps and to determine if improvements or changes are needed to meet community needs.

The range and distribution of lands uses on the Quarry Lands may also be affected by these large trunk services.

The neighbourhoods in the study area are predominantly developed with lower density housing such as single and semi-detached dwellings and townhouses. The local context must be considered in development of the Quarry Lands. The variety of transit options available in this area provides an opportunity to consider a wide range of uses on the Quarry Lands.

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R

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A

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Next Steps will be prepared that reflect the vision and development principles. Phase 2 of the study will be conducted in consultation with landowners, community associations, residents and other stakeholders. A working group of landowners, community representatives, Ward Councillors and City staff will guide the visioning exercise. Larger community meetings will be held to ensure that the broader community has an opportunity for input into the study.

The Study Area Profile will inform the work in later phases of the study. It also identifies information gaps and further assessment will be required in later phases of the study with respect to community services and facilities and transportation issues. Phase 2 of the study process is the development of guiding principles and a vision for the future development of the Quarry Lands. Concept plans

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