sheppard avenue east - toronto · a design charette was held in february 2010. the objective of the...

URBAN MARKETING COLLECTIVE

avenue study

SHEPPARD AVENUE SHEPPARD AVENUE EAST

Avenue Study Final Report January 2011

Acknowledgements

The Sheppard Avenue East Avenue Study team would like to

thank the participants who contributed to the project.

Councillor Norm Kelly

Local Advisory Committee:

Paula De Abreu

Kirk Atkinson

Tom Babits

Valerie Downer

Ly Eng

Chris Gemmill

Doug Gray

Bill Gregor

Paul Headdon

Laurie Hintzen

Sandy Hinchliff

Elizabeth Hill

Ravi Jayasinghe

Nima Kia

Brenda Kinnear

Dave Laughlin

Leonard Leo

Denyse and Hugh MacKenzie

Farhad Moavenian

Jasmin Moavenian

Brian Neil

Behrouz Parsa

Reginald Rego

Lisa Stiles

Patrick Sherman

City Team

Patrick Chan, Transportation (City Planning)

Victor Gottwald, Project Manager (City Planning)

Stephen Huang (Transportation Services)

Lora Mazzocca, Planner (Parks)

Doug Muirhead, Planner (City Planning)

Xue Pei, Urban Design (City Planning)

Paul Zuliani, Manager (City Planning)

Consultant Study Team

Urban Strategies:

Frank Lewinberg

Mark Reid

Eric Turcotte

Ewa Downarowicz

Tyler Baker

Laurie Payne

BA Group

Margaret Briegmann

Urban Marketing Collaborative

John Archer

Table of Contents List of Figures

1 Project Overview and Purpose 1 1.1 What is an Avenue Study? 1

1.2 Sheppard Avenue East ‘Avenue’

Study Area and Purpose 2

1.3 Project Team 3

1.4 Summary of Consultation Process 3

2 Planning Framework 5 2.1 Policy Framework 5

2.2. Related Studies 9

3. The Study Area 11 3.1 Area Character 11

3.2 Study Area Statistics 12

3.3 Community Facility and Services 13

3.4 Parks and Open Space 14

3.5 Vehicular Circulations and Access 15

3.6 Streetscape 16

3.7 Transit 16

3.8 Planned LRT 17

3.9 Parking 18

3.10 Development Applications 19

4. Design and Planning Principles 20 4.1 Key Principles 20

5 Concept Overview 24 5.1 The Vision 24

6 Urban Design Plan and Recommendations

6.1 Framework of Streets and Blocks

6.2 Permitted Uses (Zoning)

6.3 Open Space

6.4 Streetscape

6.5 Built Form

6.6 Rooftops

6.7 Private Amenity Space

6.8 Parking

6.9 Servicing and Loading

6.10 Public Realm Guidelines

6.11 Signage

6.12 Sustainability

6.13 Safety and Accessibility

7 Summary

7.0

Summary

8 Implementation Recommendations 8.1 Official Plan Amendment

8.2 Zoning Bylaw Amendment

8.3

Other Recommendations

Appendix 1: Retail Opportunities

Appendix 2: Transportation Analysis

30 32

36

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Figure 1 View of Sheppard Avenue looking south-east

Figure 2 Toronto Official Plan: Urban Structure 1

Figure 3 Sheppard Avenue ‘Avenue’ study area 2

Figure 4 Summary of consultation and event process 4

Figure 5 City of Toronto Official Plan: Land Use 7

Figure 6 Existing zoning 8

Figure 7 Existing land use 11

Figure 8 Existing building height 12

Figure 9 Existing open space network 14

Figure 10 Parking, paved surfaces and access 15

Figure 11 Existing streetscape enclosure 16

Figure 12 Planned LRT improvements 17

Figure 13 Approved EA cross section 18

Figure 14 Current applications 19

Figure 15 The proposed vision for the study area 24

Figure 16 Podium and point tower concept 29

Figure 17 View looking west from Sheppard at Warden 30

Figure 18 Urban design concept 31

Figure 19 Proposed street network 32

Figure 20 Potential circulation network cross sections 33

Figure 21 Proposed Sheppard Avenue cross section 34

Figure 22 Proposed land use 36

Figure 23 Open spaces in the study area 39

Figure 24 Built form zones 45

Figure 25 View looking south east over the study area 50

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FIGURE 1. VIEW OF SHEPPARD AVENUE EAST STUDY AREA LOOKING SOUTH EAST

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Downtown and Central Waterfront Not to Scale MAP 2 October 2009

FIGURE 2. EXTRACT OF TORONTO OFFICIAL PLAN: MAP 2 URBAN STRUCTURE (HTTP://WWW.TORONTO.CA/PLANNING/OFFICIAL_PLAN/INTRODUCTION.HTM)

Project Overview and Purpose 1

1.1 What is an Avenue Study?

The City of Toronto Official Plan identifies selected corridors

along major transit routes as “Avenues”. The Avenues

are intended to accommodate growth through transit

supportive reurbanization and create new jobs and housing

while improving local streetscapes, community facilities,

infrastructure and amenities. A tailored framework for

change for each Avenue is achieved through a local Avenue

Study that involves local residents, businesses and other

stakeholders.

The purpose of an Avenue Study is two-fold:

• to create a vision for change along the Avenue that fits

within the neighbourhood context;

• to create an implementation strategy including a zoning

by-law and design guidelines for assessing future

development applications.

The vision and implementation strategy are implemented

in part over time as property owners along the Avenue

apply for development applications and gradually the area

is transformed to benefit new and established community

residents.

SHEPPARD AVENUE EAST | Avenue Study 1

HTTP://WWW.TORONTO.CA/PLANNING/OFFICIAL_PLAN/INTRODUCTION.HTM

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1.2 Sheppard A venue East ‘Avenue’ Study Area and Purpose

The Sheppard Avenue East ‘Avenue’ study area is the

segment of Sheppard Avenue between the former Hydro

Corridor lands and Bay Mills Boulevard/Aragon Avenue.

The Sheppard Avenue East ‘Avenue’ Study seeks to

anticipate the future growth of the area and to create an

updated and defensible regulatory and urban design

framework for making decisions on future development

applications and public realm improvements. The aim is to

create a vibrant mix of uses along Sheppard with amenities

for the neighbourhood by incorporating urban design and

public realm improvements, while protecting the area from

inappropriate change.

The vision and recommendations of the study aim to ensure

that new development respects and reinforces the general

physical character of established neighbourhoods. The

vision informs the recommendations and guidelines to be

implemented as land use and urban design policies to guide

balanced growth along the Avenue.

FIGURE 3. SHEPPARD AVENUE EAST ‘AVENUE’ STUDY AREA 25 50 100m

URBAN STRATEGIES 2

The study will benefit the community in the following

manner:

• Bring certainty to residents and landowners regarding

development potential;

• Protect existing neighbourhoods by directing change

to Sheppard Avenue;

• Bring new residents and businesses to support

amenities and retail;

• Create vibrant community life and re-energized

streets with a well connected and pedestrian friendly

environment;

• Support Sheppard Avenue LRT transit improvements; and

• Support an organized and phased approach to

growth with:

• Controlled high quality built form with beautiful

tree-lined streets;

• A variety of at-grade uses; and

•

New open space and amenity spaces.

1.3 Project Team

The Sheppard Avenue East ‘Avenue’ Study is a joint

effort by the City team and the consultant team.

The City team includes:

• City Councillor Norm Kelly, Ward 40

• Community Planning

• Policy and Research

• Transportation Services

• Transportation Planning

• Parks, Forestry and Recreation

The consultant team includes:

• Urban Strategies (Project management,

Urban Design, Planning, Community Consultation)

• BA Group (Traffic and transportation)

• Urban Marketing Collaborative (Marketing)

1.4 Summary of Consultation Process

Seven public consultation events were held during the 10

month study to help shape the vision for the Sheppard

Avenue East area: three Local Advisory Committee

meetings; two public meetings and a design charette.

1.4.1 Local Advisory Committee

The Local Advisory Committee (LAC) is comprised of local

area residents, business owners and property owners. The

LAC worked with the City and Consultant team to define the

opportunities and issues within the study area, discuss and

review conceptual development scenarios, and refine the

vision for what the corridor should become over the next 20

to 25 years.

1.4.2 Community Consultation Meetings

The City with the consultant team hosted two community

consultation meetings during the study period.

The first community consultation meeting was held in

November 2009. The objective of the first meeting was

to introduce the study objectives, present the study area

boundary, existing conditions and potential future. A

workshop session was held where participants identified the

strengths of the study area and areas of potential change.

Participants also completed a visual survey of building

types, open spaces and streetscapes.


The second community consultation meeting was held

in June 2010. The agenda for the meeting included an

overview of the consultation process, study background,

planning context, the vision, draft recommendations, and

next steps.

Participants had the opportunity to ask questions and

provide comments during question period, and write

comments on the panels provided during the public

meetings. All of the presentation material was posted on

the City’s website and the public was invited to provide

comments on any aspects of the study at anytime over the

course of the study.

1.4.3 Design Charette

A design charette was held in February 2010. The objective

of the design charette was to engage area residents, land

and business owners in developing a set of principles and

design directions to guide the future development of the

Sheppard Avenue East study area.

The design workshop confirmed and refined the guiding

principles for the study area that were developed during

the first public workshop held in November 2009 and the

first meeting of the LAC in December 2009. Workshop

participants expressed their support for an enhanced

network of streets and blocks within the study area. Using

plans, photos and 3-dimensional foam models the group

produced a set of ideas and directions for a road network,

open space opportunities, land use, built form and massing,

and placemaking.

Public workshopProject kick-off

Community design workshop

LAC meeting #1 LAC meeting #2 Final Report

LAC meeting #3 Community meeting on the Draft Plan

Phase one: Research Phase two: Concept development Phase three: Draft and Final Report

September 2009 October November December January 2010 February March April May June July August

Introduce study and understand key

drivers of the project

Develop the principles

Reach agreement on principles and

translate principles into

Confirm built form and implementation directions

Review the process and get

feedback on design

Refine concept plan and draft recommendations

Staff Report presented to community council

(January of February 2011)

FIGURE 4. SUMMARY OF PROJECT CONSULTATION PROCESS

URBAN STRATEGIES

built form intentions

4

Planning2 Framework 2.1 Policy Framework

The Sheppard Avenue East study proposes a policy

framework that implements provincial and municipal

objectives. The most relevant policy documents are

described in this section.

2.1.1 Provincial Policy Statement

The Planning Act states that decisions affecting planning

“shall be consistent with” policy statements under the

Act. The Provincial Policy Statement was approved by the

Lieutenant Governor in Council and came into effect

March 1, 2005.

The Provincial Policy Statement encourages efficient

land use and development patterns to support strong,

liveable and healthy communities by strongly endorsing

intensification to support the objectives of growth and urban

vitality. Provincial policies state that land use patterns within

settlement areas shall be based on densities and a mix of

uses that efficiently use land, resources, infrastructure and

public service facilities, minimize air quality impacts, and

include a range of uses and opportunities for redevelopment

and intensification.

Planning authorities shall promote opportunities for

intensification and redevelopment taking into account

existing building stock or areas with suitable infrastructure

and public service facilities. Planning for an appropriate

range of housing types and densities to meet projected

requirements of current and future residents, including

permitting and facilitating all forms of residential

intensification is encouraged. New development shall have

a compact form, mix of uses and densities that allow for

the efficient use of land, infrastructure and public service

facilities.

2.1.2 Provincial Growth Plan

The Government of Ontario released the Growth Plan for

the Greater Golden Horseshoe (2006) under the terms of

the provincial Places to Grow Act (2005). The Places to

Grow Act states that all decisions by municipalities under

the Planning Act shall conform to the Growth Plan and

municipal Official Plan policies shall be consistent with the

policies of the Plan. The Growth Plan is intended to guide

decisions on future growth in order to curb sprawl and

maintain the region’s economic competitiveness.

The policies of the Growth Plan promote intensification by

directing growth to Urban Growth Centres, Major Transit

Station Areas, Intensification Corridors, Employment Areas

and Designated Greenfield Areas. Growth in these already-

serviced areas helps establish transit-supportive densities

and promotes the development of complete communities

where people have a range of housing choices and easy

access to open space, amenities, transit, services and

employment opportunities. The vision for the Sheppard

Avenue East study area conforms with the Provincial Policy

Statement and the Provincial Growth Plan.


2.1.3 Regional Transportation Plan

In 2008, Metrolinx, the provincial government’s regional

transportation planning agency for the Greater Toronto and

Hamilton Area (GTHA), developed a Regional Transportation

Plan (RTP) called the Big Move: Transforming Transportation

in the Greater Toronto and Hamilton Area. The RTP sets out

a 25-year vision for transportation in the GTHA. The vision

sets out objectives such as decreased congestion, a greater

modal share of public transit, and reduced emissions from

transportation. Two of the ten primary strategies in the RTP

are building a comprehensive regional rapid transit network

and establishing pedestrian, cycling and transit-supportive

communities. A priority has been placed on key regional

projects that will result in substantial capacity increases

along key corridors, bring new rapid transit services to

under served areas throughout the region, and improve

regional connectivity.

The RTP supports the Growth Plan and the Toronto Official

Plan objectives of directing growth and development to

Intensification Corridors by providing new transit service

along several corridors including Sheppard Avenue.

These corridors have tremendous opportunity to

accommodate growth and development and achieve a

transit-supportive density and urban form.

2.1.4 Toronto Transit City Light Rail Transit Plan

The Toronto Transit City Light Rail Plan (2007) proposes a

widely-spaced network of new electric light rail transit (LRT)

lines throughout the City. Seven new lines are proposed as

part of the plan, with a total length of 120 km of rail line, all

connecting with the City’s existing and planned rapid transit

routes. The light rail lines are in reserved lanes with traffic

permitted to cross the tracks only at signalized intersections.

The Sheppard East LRT is one of the proposed light rail

lines. The line is proposed to extend from Don Mills Subway

Station to Conlins Road in Phase 1.

2.1.5 City of Toronto Official Plan

The City of Toronto Official Plan (consolidated 2006)

provides an integrated policy framework to guide new

development in the City of Toronto. In 2006 the Ontario

Municipal Board issued an Order which brought the majority

of the City’s new Official Plan into force and repealed, for

the most part, the previously in-force Official Plans that

comprised of the amalgamated City of Toronto.

The Official Plan encourages building a more liveable urban

city by focusing urban growth in compact centres and

corridors that are connected by a transportation system and

transit network to reduce auto dependency and improve

air quality. The structure also encourages increasing the

supply of housing in mixed use environments to create

greater opportunities for people to live and work locally. The

growth is directed to areas identified as Centres, Avenues,

Employment Districts and the Downtown to concentrate jobs

and people in areas well served by public transit and rapid

transit stations, promote mixed use development to increase

opportunities for living close to work and to encourage

walking for local trips.

In the Official Plan, the Avenues are important corridors

along major streets where reurbanization is anticipated and

encouraged to create new housing and job opportunities

while improving the pedestrian environment, the look of

the street, shopping opportunities and transit service for

community residents. Reurbanizing the Avenues will be

achieved through the preparation of Avenue Studies for

strategic mixed use segments of the corridors indicated

on the City’s Map 2 Urban Structure Plan. The study area

along Sheppard Avenue is one of the identified corridors.

The study area falls into two land use designations

in the Official Plan: Mixed Use Areas and Apartment

Neighbourhoods.

URBAN STRATEGIES 6

Mixed Use Areas are areas made up of a broad range of

commercial, residential, and institutional uses in a single

use or mixed use buildings with parks and open spaces

where residents are able to live, work, play and shop in the

same area. These areas are anticipated to grow through

intensification with new housing, increases in retail and

office development.

Apartment Neighbourhoods are made up of apartment

buildings and parks, local institutions, cultural and

recreational facilities, and small-scale retail, service

and office uses that serve the needs of area residents.

A greater scale of buildings is permitted in Apartment

Neighbourhoods than Neighbourhoods and different scale

criteria guide development in these areas. Infill development

is permitted to accommodate more buildings to improve the

quality of life for both new and existing residents. Building

form, massing, traffic, parking, screening, and amenity

space are all considerations for new development in these

areas.

FIGURE 5. EXTRACT OF CITY OF TORONTO OFFICIAL PLAN: LAND USE

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NEIGHBOURHOODS NATURAL AREAS EMPLOYMENT AREAS

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MIXED USE AREAS OTHER OPEN SPACE AREAS

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CEMETERIES, PUBLIC UTILITIES)


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FIGURE 6. EXISTING ZONING 25 50 100m

2.1.6 Existing Zoning

Under the City of Scarborough By-Law 10717, as amended,

there are a number of different zoning categories for the

properties along Sheppard Avenue including highway

commercial, community commercial, neighbourhood

commercial, apartment residential, office and place of

worship. Specific zoning provisions with respect to

permitted use, building height, setbacks, built form, parking

and loading apply to each of these designations.

Toronto City Council at its meeting of August 25, 26 and

27, 2010 enacted a new, single City-wide Zoning By-law

(No. 1156-2010). Lands within the study area have been

zoned for the most part Commercial-Residential (CR) which

permits a broad range of uses including retail, service,

commercial, office and residential uses often in mixed-use

buildings. Residential uses are not permitted as-of-right

as stand alone uses. In addition, a few parcels of land are

zoned Commercial (CL), Residential Apartment (RA) and

Institutional (IPW). Residential uses are not permitted as-of-

right in the study area in the CR zone.

LEGEND

S - SINGLE FAMILY RESIDENTIAL CC - COMMUNITY COMMERCIAL PW - PLACE OF WORSHIP

T - TWO FAMILY RESIDENTIAL NC - NEIGHBOURHOOD COMMERCIAL SC - SCHOOL

M - MULTIPLE FAMILY RESIDENTIAL OU - OFFICE USES P - PARK

A - APARTMENT RESIDENTIAL HC - HIGHWAY COMMERCIAL O - OPEN SPACE

PU - UTILITY CORRIDOR

URBAN STRATEGIES 8

2.2 Related Studies

Lands within the Avenue Study Area have recently been

the subject of two area specific and one City-wide study.

The findings and recommendations of these studies have

informed this study and have influenced the proposed urban

design plan and recommendations in this report. These are

described below:

2.2.1 Sheppard Corridor Study

A Sheppard Corridor Study was completed in 2007. The

corridor was defined as the 7.5 km stretch of Sheppard

Avenue between Don Mills Road and McCowan Road.

The Study Area extended south to Highway 401 and north

to Huntingwood Drive/Old Sheppard Avenue. The study

examined the character of the area; identified opportunities

to accommodate and manage new growth, redevelopment

and transportation-related improvements in the Corridor;

and provided recommendations for further study to improve

the quality of life of people who live and work in the Corridor.

The detailed examination of demographics, housing, land

use, economic conditions, transportation and community

services and facilities was completed in Phase 1 of the

study. In Phase 2 of the study, it was identified that

significant new growth opportunities were available within

the Corridor in areas designated for intensification in the

Official Plan. Four Avenue segments were among the

areas identified: Victoria Park and Sheppard; Warden

and Sheppard; Midland and Sheppard; and Brimley and

Sheppard intersections. The segments at Warden and

Sheppard and Midland and Sheppard were identified as

candidates for further study based on development interest,

existing uses, lot size and configuration. Subsequently,

the planned Sheppard East LRT line made the Warden and

Sheppard area a priority for a future Avenue study.

2.2.2 City of Toronto Avenues and Mid-Rise

Buildings Study

The City undertook an Avenues and Mid-Rise Buildings

Study, which was approved by Council in June 2010,

to implement the Official Plan objective of reurbanizing

Toronto’s arterial corridors. The study categorizes the

Avenues based on historic, cultural and built form

characteristics. This analysis is applied to identify a list of

best practices, establish a set of performance standards

for new mid-rise buildings, and identify areas where the

performance standards should be applied.

The main objective of this study is to encourage future

appropriately scaled and designed mid-rise building

intensification along Toronto’s Avenues that is compatible

with adjacent neighbourhoods. To this aim, a series of

performance standards are proposed to guide the design

of mid-rise buildings. Key provisions of the proposed

performance standards are stated in the study as follows:

• Buildings are moderate in height – no taller than

the ROW is wide;

• Buildings provide an appropriate transition in scale

to adjacent neighbourhoods;

• Sidewalks are wide enough to include and support trees,

generate a lively pedestrian culture and

ensure accessibility for all;

• Sidewalks on the Avenues enjoy at least five hours of

sunlight from the spring through to fall;

• The ground floor of buildings provide uses that enliven

sidewalks and create safe pedestrian conditions;

• The public realm should be protected and enhanced

by limiting vehicle access, and creating a public lane

system that is accessed from side streets;

• Streetscape and building design reflects excellence in

sustainability, urban design and architecture, recognizing

the important public role of the Avenues in defining the

quality of life for the city and its neighbourhoods; and

• Mid-rise development sites located within existing

Heritage Conservation Districts (HCD’s), HCD’s under

study, areas that warrant further heritage analysis, and

character areas, should reflect local conditions and

reference additional design guidelines that promote

“context sensitive” intensification.


The performance standards proposed in the study include a

set of measurable criteria, in instances where measurement

is not appropriate they provide guidance on urban design

quality and character, for new buildings in the context of the

adjacent existing and planned built form and surrounding

stable neighbourhoods.

The mid-rise performance standards will be used by City

staff when reviewing proposals for a two –year monitoring

period. During this monitoring period an implementation

strategy will be developed including review of existing

zoning, statutory 5 –year Official Plan review, and integrating

elements from the new Urban Design Handbook. The

intent is to integrate the performance standards into as

of-right zoning or to be applied as design guidelines to

complement the zoning regulations and thereby shorten

the review and development approval process for mid-rise

buildings along Avenues.

2.2.3 The Sheppard East LRT Class

Environmental Assessment

The City of Toronto and Toronto Transit Commission have

conducted a Class Environmental Assessment study (EA)

to find the preferred way of significantly improving transit

service along Sheppard Avenue East from Don Mills Subway

Station to Meadowvale Road. The study recommended

that the existing bus service along Sheppard Avenue be

replaced with Light Rail Transit (LRT). The LRT consists

of electrically powered vehicles operating in reserved

lanes in the centre of Sheppard Avenue East. The paved

portions of the Avenue will have to be widened in sections to

accommodate the planned LRT line.

10 URBAN STRATEGIES

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3 The Study Area

3.1 Area Character

The study area is characterized by a varied lot pattern

ranging from shallow lots to very deep lots. Buildings

are generally set back from the street edge with large

surface parking lots fronting onto Sheppard Avenue. The

predominant land use is low rise commercial and auto-

related commercial uses.

There are several 2 storey office buildings along Sheppard

Avenue and Warden Avenue in the study area. A 17 storey

apartment building on the south side on Sheppard Avenue

at Palmdale Drive stands out as the only tall building in the

study area. At the Sheppard Avenue and Warden Avenue

intersections there are three gas stations and the Warden

Sheppard Plaza. A place of worship is located on Warden

Avenue at the northern boundary of the study area.

FIGURE 7. EXISTING LAND USE 25 50 100m

LEGEND Existing land area Estimated GFA by use

RESIDENTIAL OPEN SPACE Study area 16.7 ha Total GFA 60,400 m2

DETACHED AND SEMI-DETACHED STORMWATER MANAGEMENT Parking area 50% Residential 28,000 m2

HIGH-RISE APARTMENT UTILITY CORRIDOR Right of way 25% Office 12,000 m2

PARK Building footprints 16% Automotive 8,700 m2

COMMERCIAL Landscaped area 9% Retail 6,600 m2

OFFICE FUNERAL HOME Vacant 2,300 m2

RETAIL/RESTAURANT INSTITUTIONAL Funeral Home 2,000 m2

AUTO-ORIENTED Institutional 800 m2


Stable low-density neighbourhoods surround the study

area to the north, east, south, and west. A number of tall

residential buildings from the 60s-70s exist adjacent to

the study area at the north-east end (13 storeys and 20

storeys) and at the south-west end (18 storeys). Warden

Avenue outside of the study area is generally more

residential in character with wide boulevards. A former

hydro corridor and stormwater management pond flag the

western boundary of the study area north of the site known

municipally as 3220 Sheppard which is included in the study

area.

TYPICAL EXISTING STREET EDGE CONDITION WITHIN THE STUDY AREA RESIDENTIAL NEIGHBOURHOOD ADJACENT TO THE STUDY AREA

TALL RESIDENTIAL BUILDING WITHIN THE STUDY AREA STABLE LOW DENSITY RESIDENTIAL NEIGHBOURHOOD ADJACENT TO THE STUDY AREA

12 URBAN STRATEGIES

3.2 Sheppard Corridor Profile

The Sheppard Corridor Profile report was completed in

2004. The report profiles the population demographics of

the Sheppard East corridor between Don Mills Road in the

west, McCowan Road to the east, Finch Avenue to the north,

and Highway 401 to the south. This area has a population

of 34,530 (2006 Census). Between 2001 and 2006 the

area experienced a slight decline in population (1% or 346

people). Overall, the area has an aging seniors population

with a higher proportion of seniors 65+ than the City (over

30% of the area is 65+). However, the Sheppard Corridor

area houses more husband-wife families than the overall

City. Also, there are more families with children living at

home (63%) compared to the City average (58.9%). The

family size at 2.7 persons per household is larger than the

City average at 2.5. Immigrants account for almost 66%

of the population in the study area. Immigration heavily

increased in the 1991-2000 period.

The neighbourhoods located on the north side of Sheppard

Avenue East have a large number of rental units, a higher

proportion of recent immigrants together with lower average

family incomes. The demographics and make-up of the

area differs on the east side of Kennedy Road as well as the

south side of Sheppard Avenue where there are more single

detached homes occupied by senior and family households.

3.3 Community Facilities and Services

The Community Services and Facilities study, completed

as part of the Sheppard Corridor Profile in 2004, has been

updated for the Central Area, as defined in the Sheppard

Corridor Study, to inform and provide direction for this

study. The Central Area is bounded by Highway 401 to the

south, the CNR railway to the east, Victoria Park Avenue to

the west, and Huntingwood Drive to the north. Community

services and facilities serve the needs of the local population

and include publicly funded schools, child care centres,

community centres, arenas, pools, places of worship and

human services. Human services encompass a range of

community services which include support and activity

programs that promote and improve the independence,

economic self-sufficiency, social development and personal

growth of residents and workers.

Based on this update, a number of community services and

facilities priorities have been identified for the Sheppard

Avenue East Avenue Study:

• Community recreation facilities such as larger, flexible

multi-purpose space to run programs for youth and adults

(e.g. basketball, badminton, camps, etc);

• Additional child care facilities (a 72 space facility),

particularly for infant and toddler spaces;

• Community agency space (minimum 5,000 s.f.-10,000

s.f.) particularly for the smaller non-profit organizations

to run local programs and services such as settlement

services, employment training, parenting and youth

programs; and

• Library renovation and expansion to the Agincourt Branch

Library, including additional meeting space and upgrades

to the auditorium space along with the addition of a

third floor to provide additional spaces for collections,

quiet and group study space, partnership and library

programming and reading support programs.


SCHOOL

SCHOOL

GREENHOUSE

SCHOOL

SCHOOL

SCHOOL

CHURCH

WAR

DEN

AVE

Stephen Leacock Park and Arena Tom O’Shatner

Golf Course Stephen Leacock Secondary School

Bridlewood Park Pauline Johnson Elementary School

Bridlewood El-John Buchanementary School Intermediate School

Holy Spirit Catholic Elementary School

SHEPPARD AVE E Wishing Well Woods

Lynngate Vradenberg Park Elementary

SchoolVradenberg Elementary Lynngate Park Scaden Park School

Former Hydro Corridor HIGHWAY 401

FIGURE 9. THE EXISTING OPEN SPACE NETWORK

LEGEND

STUDY AREA

KENN

EDY

RD

3.4 Parks and Open Space

A number of larger-scale, recreation-oriented open spaces

are within close proximity to the study area: Vradenburg

Park; Scarden Park; Bridlewood Park; Stephen Leacock

Park; Lynn Gate Park; and, the Tam O’Shanter Golf Course,

in addition to recreation space provided by area schools.

At the west end of the study area, the gas-line corridor also

serves as an informal greenway through the area.

14 URBAN STRATEGIES

Bridlewoo

ow D

.rl

ck iW

Bowater Dr.

High

hill

Dr.

Norto

nville

Dr.


WAR

DEN

AVE

BAY

MIL

LS B

LVD.

AR

AGON

AVE

Forestbrook Cresc.

P P P

P

P P P P P

P

SHEPPARD AVE P

P P

P P P

PP

PALMDALE DR

FIGURE 10. PARKING, PAVED SURFACES AND ACCESS 25 50 100m

LEGEND

ACCESS STUDY AREA

PARKING P

3.5 Vehicular Circulation and Access

Sheppard Avenue is the main spine of the study area.

Sheppard Avenue is classified as a major arterial road with

a planned right-of-way width of 36 metres to accommodate

6 basic lanes and a centre turn lane or intersection left turn

lanes. In the study area, Sheppard Avenue is currently 4

lanes with a centre turn lane or intersection left turn lanes.

Warden Avenue is a north-south 4 lane major arterial road

intersecting with Sheppard Avenue with a planned right

of way width of 36 metres. The Sheppard and Warden

intersection is the major intersection in the study area.

Palmdale Drive and Aragon Avenue/Bay Mills Boulevard are

the only existing mid-block street connections in the area.

Warden Avenue provides direct Highway 401 access just

south of the study area and there is access to Highway 404

from Sheppard Avenue just west of the study area.

There are 37 driveway entrances to properties fronting onto

Sheppard Avenue and Warden Avenue in the study area,

with the majority along Sheppard Avenue.


3.6 Streetscapes

The current streetscape offers a poorly defined street edge

and unfriendly pedestrian realm. The majority of properties

along Sheppard Avenue have large surface parking lots

fronting onto the street edge and the existing buildings are

setback. There are few street trees along the Avenue offering

pedestrians little refuge from street traffic, wind and sun.

3.7 Transit

The study area is in close proximity to the Don Mills subway

station on the Sheppard subway line. The station is 3.3

km from the intersection of Sheppard Avenue and Warden

Avenue. The Don Mills station is located just west of

Highway 404. Don Mills station has a bus facility serving

12 TTC routes and VIVA buses. There are two principal bus

routes serving Sheppard Avenue: 85 Sheppard East route

which links Yonge and Sheppard to Meadowvale Road, the

Toronto Zoo, and the Rouge Hill GO station; and the 190

Scarborough Rocket which offers an express connection

between Scarborough Centre Station and Don Mills Station.

There are two bus routes along Warden Avenue with

connections to Warden Station: 68 Warden and 69 Warden

South.

To the east of the study area, the Agincourt GO Station

is located on Sheppard Avenue between Kennedy Road

and Midland Avenue and provides GO service along the

Stouffville Line south to Kennedy Station and downtown

Union Station.

FIGURE 11. EXISTING STREETSCAPE ENCLOSURE: DEEP BUILDING SETBACKS THAT LACK A RELATIONSHIP TO THE PUBLIC REALM 25 50 100m

LEGEND

SENSE OF ENCLOSURE

STUDY AREA

16 URBAN STRATEGIES

3.8 Planned LRT

As described in Section 2.2.3 of this report a Municipal

Class Environmental Assessment has been completed and

approved and the construction of the LRT line is planned to

be completed by 2014.

The proposed Sheppard East LRT line extends from Don

Mills Station to Meadowvale Road. Bus connections

along the planned LRT line will provide connections to the

Scarborough Centre, TTC Subway system at Don Mills

Station, and to the GO Transit Stouffville line at Agincourt

GO Station. The LRT will run in an exclusive right-of-way

(ROW) along Sheppard Avenue through the study area.

The ROW will have a raised median at mid-block locations

to discourage traffic from coming onto the tracks. At short

mid-block sections and signalized intersections, the tracks

will be at street level and separated from traffic by a raised

curb.

In the study area, the LRT stops will be spaced approximately 275-300 metres apart with three planned

stops: Palmdale Avenue, Warden Avenue, and Bay Mills

Boulevard/Aragon Avenue. All stop locations will be

signalized. The LRT platforms are planned to be 3m wide

and ultimately 60 metres long.

FIGURE 12. PLANNED LRT IMPROVEMENTS

25 50 100m

LEGEND

TRAFFIC SIGNAL

LRT STOP

ARTERIAL ROAD

COLLECTOR ROAD

MAJOR LOCAL ROAD


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