SERVICES & - 123 Wynford Drive
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GOLDBERG
GROUP COMMUNITY
SERVICES &
FACILITIES
STUDY
PROPOSED OFFICIAL PLAN
AMENDMENT, ZONING BY-LAW
AMENDMENT AND SITE PLAN
APPROVAL APPLICATION
123 Wynford Drive
City of Toronto
Prepared for :
123 Wynford Drive Inc.
July 2022
COMMUNITY SERVICES AND FACILITIES STUDY JULY 22, 2022
123 WYNFORD DRIVE PAGE i
Table of Contents
Page
1.0 Introduction 1
1.1 Purpose 1
1.2 Methodology 1
1.3 Study Area Delineation 1
1.4 Data Collection 1
1.5 Analysis 2
2.0 Social Demographic Profile 3
2.1 Population Profile 3
2.2 Family Composition 3
2.3 Households and Dwellings 4
2.4 Ethnicity and Immigration 6
2.5 Income, Education and Labour Force 8
2.6 Summary 10
3.0 Community Facilities and Services 11
3.1 Schools 11
3.1.1 Toronto District School Board (TDSB) 11
3.1.2 Toronto Catholic District School Board (TCDSB) 13
3.1.3 Other 14
3.2 Parks and Recreation Facilities 14
3.3 Community and Recreation Centres 16
3.4 Toronto Public Libraries 17
3.5 Child Care Services 19
3.6 Places of Worship 19
4.0 Social Services 20
4.1 Emergency, Health and Other Social Services 20
4.1.1 Emergency Services 20
4.1.2 Hospitals 20
4.1.3 Health Services 21
4.1.4 Other Social Services 22
5.0 Area Development 23
6.0 Overall Conclusions 25
APPENDIX A Community Services and Facilities Location Map & Listing
APPENDIX B Study Area Data – Statistics Canada Census Tract (2016 Census Data)
APPENDIX C Sources
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GOLDBERG GROUP
1.0 Introduction
Goldberg Group has been retained by 123 Wynford Inc. to prepare a summary of the services
and facilities that are currently available within the surrounding area of the above-noted property,
municipally known as 123 Wynford Drive (the “subject site”), in the City of Toronto. This study
provides an inventory and analysis of the range of facilities and services that will be available to
the future residents of the proposed development.
The proposed redevelopment seeks amendment to the Official Plan and Zoning By-laws to permit
the construction of a 55 and 48 storey residential building containing a total of 1,128 dwelling
units. The proposed building includes a gross floor area of 78,660 square metres, resulting in a
Floor Space Index (FSI) of 6.48, in accordance with the GFA calculation of 569-2013. It should
be noted that due to the current COVID-19 Pandemic, utilization data gathered in some instances
represents a pre-COVID-19 total.
1.1 Purpose
The purpose of this study is to provide the City with the range and accessibility of existing
community services, resources and facilities that are currently available to existing and future
residents for this site and the surrounding area.
1.2 Methodology
The methodology for this study involved several steps including:
• Study Area delineation
• Data collection: inventory of community services and facilities; and
• Data analysis of socioeconomic profiles, servicing utilization and capacity.
1.3 Study Area Delineation
Site and area investigations were conducted to establish the catchment area for data collection
and analysis purposes. The Study Area boundaries for this Community Services and Facilities
Study (CSFS) includes the lands bounded by Lawrence Avenue East to the north, Eglinton
Avenue East to the south, the Canadian National Railway (CNR) tracks to the east and Don Mills
Road to the west. The Study Area boundaries and location of community services and facilities
are illustrated and identified in Appendix B.
1.4 Data Collection
The demographic section of this Community Services and Facilities Study is based on Census
Canada data drawn from the Statistics Canada Census Tract profiles 5350263.03 and
5350263.04.
The Toronto District School Board (TDSB) and the Toronto Catholic District School Board
(TCDSB) were contacted to obtain data relating to:
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COMMUNITY SERVICES AND FACILITIES STUDY JULY 22, 2022
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• Enrollment;
• Utilization;
• Capacity;
• Projected student yields; and
• Potential expansion/closure plans for all stages of schooling (primary/middle/secondary
schools) that may be influenced by the proposed development.
Childcare facilities were also contacted directly to examine capacity, utilization, waitlist and
subsidy availability and future expansions.
1.5 Analysis
The demographic and social profile information for the Study Area and the City include:
• Population by Age Group (2006 to 2016)
• Family Composition including:
o Family type
o Household by type
o Dwellings by type
o Construction period; and
o Tenure
• Language, ethnicity, and immigration characteristics
• Income, education, and labour force characteristics.
The Community Services and Facilities Study includes an inventory and analysis of the following
facilities and services within the Study Area and in certain cases within a broader service area:
• Elementary and Secondary schools
• Parks
• Community Centres and Public Recreational Facilities
• Public Libraries
• Licensed Child Care Centres/Facilities
• Places of Worship
• Health Care and Emergency Services
• Other social services
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COMMUNITY SERVICES AND FACILITIES STUDY JULY 22, 2022
123 WYNFORD DRIVE PAGE 3
2.0 Social Demographic Profile
The following demographic profile is based on the Statistics Canada Census Tract Data. The
chosen Census Tracts cover the entire Study Area. The demographic data is more accurately
illustrated through Census Tracts for the Study Area than through a large Ward profile. The Study
Area is a culmination of Census Tracts with the Geographic Codes: 5350263.03 and 5350263.04.
The data from the Census Tracts has been synthesized into the tables below. Canadian Census
Tract Data referenced in this section is found in Appendix C.
2.1 Population Profile
From 2011 to 2016 the Study Area saw a population increase of approximately 6% (676 people).
The “Working Age” cohort, those 25-64 years of age, make up the majority of the Study Area’s
population in 2016, with 55% (6,300 persons). It also has a larger proportion of Seniors (age 65+)
at 26%, compared to the City of Toronto at 16% of the total population. The Study Area has a
smaller proportion of Children (age 0-14) at 11% than the City of Toronto average at 15%, as
detailed in Table 2.1A.
Table 2.1A – Population Profile and City Comparison (2016)
Population Breakdown Study Area City of Toronto
Age Cohort # % # %
Children (age 0-14) 1,265 11 398,135 15.0
Youth (age 15-24) 865 8 340,275 12.0
Working (age 25-64) 6,300 55 1,566,225 57.0
Seniors (age 65+) 3,005 26 426,945 16.0
Total 11,435 100.0 2,731,580 100
2.2 Family Composition
Table 2.2A, indicates that many families within the Study Area are comprised of couples without
children (45%), which is higher than the City of Toronto (35%). Couples with children represent
35% of families within the Study Area versus 44% for the City as a whole. The Lone Parent cohort
represents the smallest proportion of families at 20%.
Of couples with children, those with only one child represent a larger percentage of the Study
Area population at 51%, whereas in the City of Toronto, 42% of all couples with children are one-
child couples.
Lone-Parent families represent 20% of all family types in the Study Area, compared to the City
where Lone-Parent families account for 21% of family types. Lone-Parent families with only one
child however can be found at a higher percentage in the Study Area at 75%, compared to the
City where 62% of Lone-Parent families have one child.
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The highest proportion of family size found in the Study Area is the 2 person families, representing
60% of all families.
Table 2.2A - Families by Type (2016 Census)
Study Area City of Toronto
No. % No. %
All Families
Couples with Children 1,070 35 316,070 44
Couples without Children 1,360 45 250,085 35
Lone-Parent 615 20 152,600 21
TOTAL 3,045 100 718,755 100
Couples
1-Child 590 55 133,440 42
2 Children 385 36 130,765 41
3+ Children 95 9 51,865 16
TOTAL 1,070 100 316,070 100
Lone Parent
1-Child 460 75 94,025 62
2 Children 130 21 41,160 27
3+ Children 25 4 17,415 11
TOTAL 615 100 152,600 100
Size of Family
2 People 1,815 60 344,110 48
3 People 720 24 174,600 24
4 People 410 13 143,250 20
5 People 105 3 56,795 8
TOTAL 3,050 100 718,755 100
2.3 Households and Dwellings
As shown in Table 2.3A, 1- and 2-person households represent 76% of households in the Study
Area, as compared to 62% for the City of Toronto. There are a total of 11,435 persons living in
5,590 private households in the Study Area, resulting in an average number of 2.05 persons per
household, smaller than the City of Toronto average of 2.45.
Table 2.3A – Household Size (2016 Census)
Household Size Study Area City of Toronto
No. % No. %
1 person 2,410 43 359,955 32
2 persons 1,825 33 333,425 30
3 persons 760 14 175,720 16
4 persons 435 8 146,580 13
5 or more persons 160 3 97,245 9
Total: 5,590 100 1,112,925 100
As indicated in Table 2.3B, 68% of private dwellings in the Study Area are apartment buildings
with 5 or more storeys, significantly greater than the proportion for the City of Toronto at 44%.
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Apartment and multi-unit housing types are typical and characteristic of a dense downtown urban
neighbourhood. Further this is generally in line with surrounding area context and land use
designation of Apartment neighbourhoods in accordance with the City Official Plan.
Single detached homes represent only 4% of all housing types in the Study Area, compared to
the City, where 24% of the housing stock is comprised of single detached homes.
Table 2.3B - Occupied Private Dwellings by Structural Type (2016 Census)
Study Area City of Toronto
Housing Type No. % No. %
Single Detached House 235 4 269,675 24
Semi-Detached House 50 1 71,230 6
Row House 295 5 61,630 6
Apartment, Detached Duplex 5 0 48,540 4
Apartment, less than 5 Storeys 830 15 165,625 15
Apartment, 5+ Storeys 4,185 75 493,280 44
Total Number of dwellings 5,600 100.0 1,109,980 100.0
Table 2.3C indicates that private occupied dwelling tenure is differs to the City of Toronto as a
whole. The Study Area shows 42% of ownership, while the whole City is at 53%. On the other
hand, the number of rented dwellings in the Study Area is higher at 58%, compared to the City at
47%.
Table 2.3C – Households in Private Occupied Dwellings by Tenure (2016 Census)
Study Area Study Area City of Toronto
Tenure No. % No. %
Owned 2,355 42 587,095 53
Rented 3,190 58 525,835 47
Total Households 5,545 100 1,112,930 100
Data of dwellings by period of construction, as shown in Table 2.3D, indicates that 15% of all
dwelling units within the Study Area were constructed prior to 1961. Between 1961 and 1980 the
construction of new dwellings was the largest (28%) in the Study Area; however, it was smaller
compared to the City in the same period (31%). From 2011 to 2016 the Study Area experienced
a slightly smaller pattern of construction compared to the City of Toronto.
Table 2.3D – Occupied Private Dwellings by Period of Construction (2016 Census)
Study Area City of Toronto
Period of Construction No. % No. %
1960 or Before 855 15 363,125 33
1961 – 1980 1,550 28 347,615 31
1981 – 1990 1,010 18 109,900 10
1991 – 2000 805 15 85,645 8
2001 – 2005 450 8 58,310 5
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2006 – 2010 625 11 67,530 6
2011 – 2016 255 5 80,800 7
TOTAL 5,550 100 1,112,925 100
2.4 Ethnicity and Immigration
Within the Study Area, 50% of the population has visible minority status, almost similar than the
City’s average of 51%. Table 2.4A details the Top Ten Ethnic Origin Groups within the Study
Area as detailed in the 2016 Census. The City of Toronto comparison has not been included given
that ethnic origin groups differ in the City as a whole. As the data indicates, a large proportion of
the area is comprised of residents who are of English (UK) (14%), East Indian, Canadian and
Irish (13% each) ethnic background. The Chinese and Scottish ethnic origin groups follow at 12%
each. It should be noted that the percentage is of the top ten ethnicities and does not differentiate
between multiple ethnicity responses by an individual. For example, a respondent can identify
with more than one ethnicity.
Table 2.4A – Top Ten Ethnic Origin Groups (2016 Census)
Ethnic Background Study Area Study Area
# of Persons %
English 1,265 14
East Indian 1,235 13
Canadian 1,225 13
Irish 1,180 13
Chinese 1,080 12
Scottish 1,075 12
Filipino 795 9
French 465 5
German 460 5
Iranian 380 4
TOTAL 9,160 100
The following Table 2.4B provides population data by period of immigration. Compared to the
City of Toronto, the Study Area has a smaller overall proportion of immigrants and non-permanent
residents (47% vs 52%). Among the immigration population, in the Study Area a majority of
immigrants arrived before 1981 (27%), while the City received only 23% of immigrants during that
period of time. Between the years of 2001 to 2010 the City of Toronto overall saw a relatively
similar percentage of immigrants as compared to the Study Area, with 26% immigrating to the
City and 24% for the Study Area. Most recently, between the years of 2011 – 2016, the Study
Area witnessed a slightly smaller increase in the number of immigrants arriving to the Study Area
than the City of Toronto, at 14% and 15% respectively.
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Table 2.4B – Population by Period of Immigration (2016 Census)
Study Area City of Toronto
No. % No. %
Non-Immigrants 5,000 46 1,332,090 49
Immigrants 5,665 52 1,266,000 47
Before 1981 1,550 27 294,065 23
1981 – 1990 795 14 171,565 14
1991 – 2000 1,170 21 281,870 22
2001 – 2005 705 12 162,770 13
2006 – 2010 660 12 167,780 13
2011 – 2016 785 14 187,950 15
Non permanent residents 150 1 93,575 3
TOTAL 10,815 100 2,691,670 100
The following Table 2.4C – Top Ten Mother Tongue Languages represents the distribution of
the ten most spoken languages in the Study Area. The City of Toronto comparison has not been
included as the City’s determination of Top Ten Mother Tongue Languages will differ from the
Study Area. The data identifies that within the Study Area approximately 51% of the population
identify English and French as their primary language. Thereafter, 49% of the Study Area
population speak other languages, being the top ten other mother languages Mandarin, Persian
(Farsi) and Tagalog (Filipino, Pilipino) (4% each), Cantonese, Gujarati, Urdu, Greek, Spanish,
Arabic and Romanian (2% each).
Table 2.4C – Top Ten Mother Tongue Languages (2016 Census)
Study Area
Language No. %
Mandarin 480 4
Persian (Farsi) 420 4
Tagalog (Filipino, Pilipino) 410 4
Cantonese 285 2
Gujarati 215 2
Urdu 210 2
Greek 195 2
Spanish 190 2
Arabic 180 2
Romanian 180 2
Total of Top 10 2,765 24
Other Mother Tongue Languages 8,670 76
Total Mother Tongue Languages 11,435 100
English, French (Official Languages) 5,890 51
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2.5 Income, Education and Labour Force
The following Tables 2.5A – 2.5C provide data comparisons for both the Study Area and the City
of Toronto as it relates to Income, Education and Labour Force.
In 2016, the average household income for the Study Area ($88,040) was significantly lower than
the City’s average household income ($100,343), as shown in Table 2.5A. The median household
income for the Study Area was also lower at $56,955, compared to the median income for the
City at $58,264. In addition, the 2016 Census details Shelter Costs and Low-Income Households.
The proportion of households spending 30% or more of household income on shelter is almost
similar in the Study Area for renters and owners (37%), as compared to the proportion of the City’s
renters and owners (36%).
Table 2.5A – Household income (2015)
Study Area City of Toronto
No. % No. %
Under $10,000 230 4 58,405 5
$10,000 to $19,999 360 6 93,015 8
$20,000 to $29,999 515 9 104,120 9
$30,000 to $39,999 620 11 109,060 10
$40,000 to $49,999 620 11 109,150 10
$50,000 to $59,999 655 12 98,910 9
$60,000 to $69,000 545 10 86,755 8
$70,000 to $79,999 405 7 75,120 7
$80,000 to $99,999 635 11 114,930 10
$100,000 to $149,999 640 11 152,280 14
$150,000 and over 360 6 111,180 10
TOTAL 5,585 100 1,112,925 100
Average Household Income $88,040 $100,343
Median Household Income $56,955 $58,264
1-Person Households
Average Household Income $46,882 $44,276
Median Household Income $42,893 $34,172
As Table 2.5B indicates, the population of the Study Area is identified as having a higher level of
educational attainment as compared with the City as a whole. 67% of the population has obtained
a postsecondary certificate/diploma/degree compared to 59% of the City’s population over the
age of 15 years. The population of residents receiving neither a certificate/ diploma/degree is
considerably lower in the Study Area (10%) versus the City, at 16%. The data identifies that the
number of people within the Study Area that have attained a level of education that is at or higher
level than a bachelor’s degree (41%) is also noticeably higher than the City at 36%.
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Table 2.5B – Education: Population 15 years and over by Highest Certificate, Diploma or
Degree (2016 Census)
Study Area City of Toronto
No. % No. %
No Certificate/Diploma/Degree 930 10 377,340 16
Certificate/Diploma/Degree 8,660 90 1,917,450 84
High School Diploma or Equivalent 2,275 24 561,095 24
Postsecondary Certificate, diploma, or 6,385 67 1,356,355 59
degree
Apprenticeship or trades certificate or 400 4 94,005 4
Diploma
College, CEGEP or other Non- 1,695 18 362,080 16
University Certificate or Diploma
University Certificate or Diploma below 350 4 65,015 3
Bachelor level
University Certificate, Diploma, or 3,935 41 835,255 36
degree at Bachelor Level or Above
Bachelor’s Degree 2,535 26 534,610 23
University Certificate, Diploma or Degree 1,400 15 300,645 13
above Bachelor Level
Total Population 15+ 9,590 100.0 2,294,785 100
Labour force status is outlined in Table 2.5C. The labour force participation rate in the Study Area
(63%) is slightly smaller to the City of Toronto’s rate at 65%. The unemployment rate is similar
between the Study Area and the City each one of them at 5%. Those not included in the labour
force constitute a slightly higher proportion of the Study Area’s population (37%) when compared
to the City of Toronto’s population 15 years of age and over (35%). Approximately 8% of those in
the labour force are unemployed, which is similar than the City of Toronto’s average.
Table 2.5C – Labour Force (2016 Census)
Study Area City of Toronto
(2016)
No. % No. %
Population 15+ Years of Age 9,590 100 2,294,790 100
In the Labour Force 6,020 63 1,483,680 65
Employed 5,535 92 1,361,375 92
Unemployed 490 8 122,305 8
Not in the Labour Force 3,570 37 811,105 35
Unemployment Rate 5 5
Participation Rate - Male 31 33
Participation Rate - Female 32 32
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2.6 Summary
The following conclusions summarize the findings of demographic analysis of the 2016 Census
information for the STUDY AREA:
• Between 2011 and 2016 the population increased by 6% or 676 persons;
• The largest proportion of Study Area (55%) is comprised of the “Working Age” cohort,
ages 25-64;
• The Study Area is generally characterized by private households consisting of only 1
person, representing 43% of all households, with an overall average of 2.05 persons per
household, as compared with the City’s proportion of 32% and 2.45 persons per
household respectively;
• Apartment buildings with 5 or more storeys form most of the existing housing stock.
Approximately 75% of dwelling units are within apartment buildings with 5 or more storeys;
• The area can generally be characterized as educated with 67% of the population over the
age of 15 years having received a post-secondary certificate/diploma/degree as compared
with the City’s statistic of 59%;
• As of 2016, 42% of residents within Study Area lived in residential dwellings that were
owned, showing a smaller percentage when compared to the City’s at 53%;
• 5% of all dwelling units were constructed from 2011 – 2016, slightly smaller than the City,
where approximately 7% of dwelling units were built during the same period;
• 50% of the Study Area population is considered a visible minority, almost similar to the
City average of 51%;
• The Study Area has a higher proportion of immigrants and non permanent residents (53%)
than the City (50%), characterized by a majority of immigrants arriving before 1981 (27%).
• The median household income in 2016 is smaller at $56,955, compared to the City, where
the median income was $58,264;
• The average household income was also significantly smaller in 2016 at $88,040
compared to the City’s average of $100,343;
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3.0 Community Facilities and Services
The following sections detail the various facilities, services and resources that are located within
and serve the Study Area.
3.1 Schools
The following sections provide utilization data on the local area schools, that include school
locations that are within the Study Area and identify the school sites that locate the subject site
within their respective attendance boundaries. Utilization data has been obtained through the
Toronto school boards which include, the Toronto District School Board (TDSB) and the Toronto
Catholic District School Board (TCDSB).
The pupil yields expressed in the tables below are representative of the net increase of 1,128 new
dwelling units that are included in the subject application.
3.1.1 Toronto District School Board (TDSB)
The TDSB has advised that the following pupil yields are expected to be generated by the subject
proposal:
Table 3.1.1A – Projected Student Yields (TDSB)
TDSB Pupil Yield No. of Units TDSB TDSB Estimated Number of
Pupil Pupil Students Generated by
Elementary Secondary Development
Students Students
1,128 124 56 180
As detailed above, a total of one hundred eighty (180) additional students are expected to be
generated by the subject proposal, which comprises of one hundred twenty-four (124) elementary
school aged students and fifty six (56) secondary school students.
The following table 3.1.1B identifies the schools that are located within or in close proximity to the
subject site. The TDSB has advised that the subject site is located within the regular attendance
boundary of the school sites identified by an (*), also referred to as ‘Local Catchment Area School’,
The overall utilization of these school sites are further detailed in Table 3.1.1C.
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Table 3.1.1B – TDSB Schools Within and Proximal to Study Area (As of February 2022)
SCHOOL LOCATION AGE RANGE DISTANCE FROM
SUBJECT SITE
Elementary
Don Mills Middle School 17 The Donway East Junior Kindergarten – 2.6 km
Grade 6
Gateway Public School 55 Gateway Boulevard Junior Kindergarten – 2.6 km
Grade 6
Valley Park Middle School 130 Overlea Boulevard Grade 6 – Grade 8 2.6 km
Secondary
Don Mills Collegiate 15 The Donway East Grade 9 – Grade 12 2.5 km
Institute
Marc Garneau Collegiate 135 Overlea Boulevard Grade 9 – Grade 12 2.6 km
Institute
Table 3.1.1C – TDSB School Utilization (As of April 2022)
School: Capacity Enrollment Utilization
Rates (%)
Elementary Schools
Don Mills Middle School 441 365 83
Gateway Public School 977 802 82
Valley Park Middle School 1,056 964 91
TOTAL: 2,474 2,131 86
Secondary Schools
Don Mills Collegiate Institute 825 910 110
Marc Garneau Collegiate Institute 1,341 1,809 135
TOTAL: 2,166 2,719 126
Table 3.1.1C illustrates that all the public elementary and middle schools within the attendance
boundary are currently operating below capacity and can accommodate additional students;
however, all the schools are located outside the 1.6 walking distance specified in the Education
Act. The TDSB has advised that a boundary change study is proposed for 2025-2026 to explore
a review of the shared attendance area that is currently directed to Don Mills Middle School and
Valley Park Middle School to establish a single home school.
The two secondary schools in the area are operating over capacity. According to the Secondary
Program Review Final Report recently approved by the TDSB, these schools are experiencing an
influx of students residing in other areas of the City. This situation is going to change due to a
boundary change study proposed for 2026-2027 to review the attendance area that is currently
directed to Marc Garneau Collegiate Institute and Don Mills Collegiate Institute to establish a
single home school.
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It is important to note that should capacity not be available in the locally assigned schools at the
time of occupancy, TDSB has advised that staff will undertake a study to best determine where
to redistribute additional students. Depending on school utilization, planned program
moves/expansions, and a range of other factors that may exist at that time, students may be
directed outside of the attendance boundary.
3.1.2 Toronto Catholic District School Board (TCDSB)
The TCDSB has advised that the following pupil yields are expected to be generated by the
subject proposal:
Table 3.1.2A – Projected Student Yields (TCDSB)
TCDSB Pupil Yield No. of Units TCDSB TCDSB Estimated Number of
Pupil Pupil Students Generated by
Elementary Secondary Development
Students Students
1,128 28 16 44
As Table 3.1.2A details, the TCDSB forecasts that the proposed development will yield
approximately twenty-eight (28) elementary students and sixteen (16) secondary students.
The following table 3.1.2B identifies the school sites where the subject site falls within the regular
attendance boundary. The overall utilization of these school sites is further detailed in Table
3.1.2C.
Table 3.1.2B – TCDSB Schools within the Attendance Boundary of the Subject Site (As of
April 6, 2022)
SCHOOL LOCATION AGE RANGE DISTANCE FROM
SUBJECT SITE
Elementary
St. John XXIII Catholic 175 Grenoble Drive Junior Kindergarten – 2.7 km
School Grade 8
Secondary
Neil McNeil High School 127 Victoria Park Grade 9 – Grade 12 9.3 km
(Male Gender) Avenue
Notre Dame High School 12 Malvern Avenue Grade 9 – Grade 12 8.6 km
(Female Gender)
Senator O’Connor College 60 Rowena Drive Grade 9 – Grade 12 4.8 km
School
St Joan of Arc Catholic 959 Midland Grade 9 – Grade 12 8.4 km
Academy Avenue
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Table 3.1.2C – TCDSB Schools within the Attendance Boundary of the Subject Site (Current
as of April 6, 2022)
School: Capacity 2021-2022 Utilization
Enrolment Rates (%)
Elementary Schools
St. John XXIII Catholic School 538 437 81
TOTAL: 538 437 81
Secondary Schools
Neil McNeil High School 648 855 132
Notre Dame High School 441 688 156
Senator O’Connor College School 1,062 1,255 118
St. Joan of Arc Catholic Academy 909 791 87
TOTAL: 3,060 3,589 117
Table 3.1.2B indicates that there is only one Catholic elementary school now serving the subject
site and is currently undersubscribed by 101 students with a utilization rate of 81.2%. Currently,
the anticipated twenty-eight (28) elementary students that would be generated by this proposed
development can be accommodated at this school.
There are currently four (4) Catholic secondary schools servicing the Study Area, of which, St.
Joan of Arc Catholic Academy is operating below capacity and will have the capacity to
accommodate the sixteen (16) additional students expected from this development; it’s located
approximately 8.4 km from the subject site. The other three high schools are operating above
capacity and two of them (Neil McNeil High School and Senator O’Connor College School) are
utilizing portables. As advised by the TCDSB, there are currently no plans or capital expansions
proposed for the TCDSB secondary schools but are subject to regular evaluation.
3.1.3 Other
Within the Study Area Brighton School is a private elementary and secondary school attending
students with learning challenges. It is located at 150 Wynford Drive and it is not part of the TDSB
or the TCDSB.
3.2 Parks and Recreation Facilities
The subject site and surrounding area are well serviced by park space and natural areas. The
following table, Table 3.2A, summarizes the park and amenities/facilities, its location, and area
(m²).
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Table 3.2A – Parks and Recreation Facilities
Area
Park Name Location Class Amenities
(m²)
Charles Sauriol
1 1191 Lawrence Avenue East 566,000 D** Bike Trail (8), Parking Lot (1), Pond (1)
Conservation Area
2 Greenbelt Park 25 Jessie Drive 4,470 N Playground (1)
3 Moccasin Trail Park 55 Green Belt Drive 150,000 D** Bike Trail (4), Parking Lot (1), Pond (1)
Total Park Area = 585,470 m2
Class of Parks: P = Parkette, N = Neighbourhood, D = District, D** Destination
NOTE: Approximate areas. Measurements taken from the City of Toronto Mapping
The Study Area is well serviced by neighbourhood and district parks that provide a network of
programmed and passive open space that are easily accessible by walking, cycling or transit.
There are a total of three (3) parks surrounding the subject site with a combined area of
approximately 585,470 square metres. The natural area in closest proximity to the development
is the Charles Sauriol Conservation Area; it offers 3.9 km of natural and paved trails that can be
used for both, hiking and cycling.
Services and programming delivery for parks and recreation over the upcoming years will be
addressing key challenges noted in the City of Toronto Parks and Recreation Facilities Master
Plan (2019-2038):
• Responding to a changing city – Toronto is rapidly growing and changing in terms of
composition and diversity, including a growing number of older adults, people with
disabilities and newcomers with different cultural backgrounds. Parks and recreational
facilities must attend to the new needs of the City’s changing population.
• Reshaping facilities to fit evolving needs – Facility design and operation must evolve
according to social and economic trends; user expectations and new facility demands.
• Providing quality facilities – Facilities should meet performance goals in terms of climate
change, environment sustainability, energy conservation and accessibility.
• Working with others to meet needs – The City should consider, and in some cases partner
with, other providers to duplicate efforts and improve funding, development, and operation
facilities.
• Improving accessibility for everyone – Facilities must attend to the needs of diverse
communities; people of all ages and abilities helping the development of stronger
communities and healthier individuals.
• Resolving the funding challenge – Upgrade or construction of local parks and recreational
facilities can be funded from developments in the area, which would help to meet the
demand created by the new development; however, funding for repair and maintenance
of existing facilities is an issue that must be resolved by the City.
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3.3 Community and Recreation Centres
The current Parks and Recreation Facilities Master Plan (“FMP”) was developed by Parks,
Forestry and Recreation and approved by City Council on November 9, 2017. The FMP covers
new recreation sector priorities for the City from 2019 – 2038. The implementation strategy for
the FMP was adopted by City Council on October 29th, 2019. The purpose of the Implementation
Strategy is to identify the key considerations, tools, and priorities that will put the approved FMP
into action, and to establish the timelines needed for various facility projects across the City.
Provisions for the City’s community recreation centres, program spaces, gymnasiums, as well as
indoor pools are also included in the FMP.
There are no community and recreation centres located within the Study Area. However, the
following community and recreation centres are located approximately 1.7 to 2.8 km from the
subject site and are just outside the Study Area: Angela James Arena, Broadlands Community
Centre, Dennis R. Timbrell Resource Community Centre, Flemingdon Community Centre, Victoria
Village Recreation Centre and Arena.
Angela James Arena
Located at 165 Grenoble Drive (2.5 km from the subject site), Angela James Arena and Tennis
Court Area offers hockey skills and power skate for children, leisure skate for all ages and 4
outdoor tennis courts. Hours of operation are only on Thursday from 9:30am to 3:00pm.
Broadlands Community Centre
Broadlands Community Centre is located at 19 Castlegrove Boulevard, north of Lawrence Avenue
East and 2.8 km from the subject site. It offers a variety of programs for preschoolers, children,
adults and older adults as well as outdoor pool for the summer months and an outdoor rink during
wintertime.
This centre includes one auditorium, one kitchen, four multipurpose rooms, one outdoor dry pad
and one outdoor pool.
Dennis R. Timbrell Resource and Community Centre
Dennis R. Timbrell Resource and Community Centre is located at 29 St Dennis Drive, in the
Flemingdon Park Area, 1.7 km from the subject site, south of Eglinton Avenue East. A public
library and a childcare centre are part of the same complex. It offers programs for all ages from
small children to seniors. Among its facilities the Centre comprises a computer and training room,
2 fitness/weight rooms, 1 gymnasium, 1 indoor 25-yard pool, lounge room with capacity for 50
people and 4 multipurpose rooms for 50 people each. Its drop-in programs include dance, tai chi,
computer lab, youth council, basketball, badminton, tennis and swimming. Many registered
programs are offered at the Centre, including arts and crafts for early years, dance, visual arts,
fitness classes, computers, basketball, soccer, volleyball and swimming. Hours of operation are
Monday to Friday from 7:00 am to 9:30 pm and Saturday and Sunday from 9:00 am to 8:00 pm.
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The Parks and Recreation Facilities Master Plan recommends the revitalization or replacement
of this Centre and it suggests that the replacement facility must be the same size of the existing
one.
Flemingdon Community Centre
Flemingdon Community Centre is located at 150 Grenoble Drive, south of Eglinton Avenue East,
approximately 2.3 km from the subject site. It offers activities and programs to different age
groups; moreover, its Playground Paradise features up-to-date play areas, a toddler zone and a
vertical play maze. The facility provides a kitchen, five multipurpose rooms with a capacity of up
to 50 people and a playroom.
Victoria Village Recreation Centre and Arena
Located at 190 Bermondsey Road (1.8 km from the subject site) Victoria Village Recreation
Centre and Arena offers on site and satellite programs for all ages. It includes drop-in sport
activities such as basketball and badminton for small kids and up to 17 year old. Registered
programs include skate lessons for preschoolers and for kids ages 6 to 12. It also offers
gymnastics, soccer and basketball for children.
Don Mills Community Centre
This new Community Centre is proposed by the City of Toronto at the former Celestica Lands, as
part of the Wynford Green / Crosstown development, which has received planning approval and
is currently under construction. It will be located at 844 Don Mills Road, 2.6 km from the subject
site. The Centre will be located adjacent to a large new park and within walking distance from
Eglinton Crosstown Light Rail Transit (LRT). It will include an indoor twin ice pad arena and multi-
use indoor sports field, a pool, a double gymnasium, and multi-use activity spaces. Construction
is expected to be complete by Spring 2026.
Summary of Community and Recreation Centres
The five existing and one planned community and recreation centres in close proximity to the
study area offer a wide range of programming to meet the diverse needs of the existing and
expected population within our study area. Notwithstanding, capital improvements to both indoor
and outdoor facilities are reviewed annually by the City and are prioritized accordingly.
Programming needs will be reassessed and evaluated regularly by the City in response to the
population increases and changing demographic characteristics of the surrounding community.
3.4 Toronto Public Libraries
To meet the changing needs of library facilities in the City, the Toronto Public Library System is
developing a new city-wide Toronto Public Library Facilities Master Plan (“FMP”) which was
approved by the Toronto Public Library Board on January 21, 2019. The new FMP will extend to
2037 and will assess not only the current infrastructure but will be looking to identify any gaps in
service to the public. A long-term capital plan will be established to address rapid growth and will
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attempt to prioritize expansion and possible relocation plans, as well as maintenance and repair
of existing facilities. Using the current Toronto Public Library’s Service Delivery Model, the new
Master Plan will ensure the continued practice of equitable access to library services at all 100
branches, which was first amended in 2017 to accommodate growth in the Downtown area.
For the period 2019 – 2028, the Facilities Master Plan will focus on prioritizing investment in
several areas including short- and medium-term priorities for capital investment, investment in the
development of new facilities, as well as any maintenance and repair projects required to fill in
any gaps. Long-term investment aligned with the FMP will also be considered up to 2037.
There are no public libraries located within the study area. However, there are three libraries
located between 1.7 and 2.9 km of the subject site: Don Mills Public Library, Flemingdon Park
Public Library and Victoria Village Public Library.
Don Mills Public Library
Don Mills Public Library is located at 888 Lawrence Avenue East, 2.8 km from the subject site
and just west of Don Mills Road. This district library seats 95 people and offers equipment for
persons with disabilities, 24 internet/Microsoft Office workstations, print and copy equipment, and
large collections in Chinese, French and Japanese. This branch includes a 117 sq. m. auditorium
with occupancy for 150 people, and two 23 sq. m. meeting rooms for 29 people each.
This branch received some investment in 2013 and 2014 towards renovation and RFID
installation. However, the Facilities Master Plan has identified Don Mills Library as an expansion
project based on criteria such as utilization, functionality and demographic growth among others.
It has been included as part of the multi-branch state of good repair plan (SOGR).
Flemingdon Park Public Library
Flemingdon Park Public Library is located at 29 St Dennis Drive, 2.3 km south of the subject site.
This neighbourhood Library seats 58 people, offering equipment for persons with disabilities, a
youth hub and 15 Microsoft office workstations. This branch includes one 127 sq. m. meeting
room, with a capacity of 172 people and kitchen facilities.
The Facilities Master Plan recommends this branch should be considered for investment and
future inclusion in the organization’s capital plan.
Victoria Village Public Library
Located at 184 Sloane Avenue, 2.9 km from the subject site, Victoria Village Public Library seats
22 people and features equipment for persons with disabilities, 6 internet/Microsoft Office stations,
and collections in various languages including French-Children and Hindi (DVDs).
The library includes a 167 m2 auditorium with a maximum occupancy for 200 people.
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3.5 Childcare Services
Within the Study Area there are six (6) licensed childcare facilities that are identified by the
Toronto Children’s Services Division. As of March 2022, the service providers within the Study
Area are listed in Table 3.5A.
All six (6) licensed childcare centres within the Study Area were contacted to determine current
capacities and vacancies at each facility. Of the total capacity for the childcare facilities within the
Study Area of 418 spaces (Table 3.5A), 131 spaces were available as of June 23, 2022,
representing an overall vacancy rate of 31%. Within the Study Area, 8% of vacant spaces are for
infants, 16% are for toddlers, 39% are for preschool students, and 37% are for kindergarten school
age children combined. Currently, there is capacity in childcare facilities to accommodate
additional children/students.
Table 3.5A - Child Care Facilities within the Study Area (As of March 22, 2022)
Facility Address Subsidy Infant Toddler Preschool Kinder- School
Name garten Age
Eh to Zed Canada Capacity 10 30 48 - -
1 Early Learning 3 Concorde No
Academy Gate Vacancy 8 21 33 - -
Capacity 10 15 16 - -
Engaging Minds
2 29 Gervais No
Child Care
Drive Vacancy 3 0 0 - -
Greenland Capacity - - - - 63
3 Recreational After 15 Greenland No
School Program Road Vacancy - 20
Ikebata Nursery 6 Garamond Capacity - 15 66 - -
4 No
School Court
Vacancy - 0 16 - -
Playhouse Child Capacity 10 10 32 26 -
5 15 Greenland Yes
Care Centre Vacancy
Road
St Mark’s Day Capacity - 10 32
1 Greenland 25
6 Care Centre – Yes
Road
Greenland Road Vacancy - 0 2 18
TOTAL/SUBTOTAL Capacity 30 80 194 26 88
TOTAL/SUBTOTAL Vacancy 11 21 51 48
3.6 Places of Worship
Table 3.6A indicate that there are six (6) places of worship within the Study Area and illustrate a
range of denominations within the surrounding area context. These places of worship are also
noted to provide space and facilities for services/programming, additional community space, and
alternative recreational facilities outside of the primary function of religious gathering. Some
include before/after school programs, youth groups, social groups, adult education, and
rehabilitation programs.
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Table 3.6A - Places of Worship within the Study Area
Place of Worship Location
1 Don Heights Unitarian Congregation 18 Wynford Drive
2 Jesus Blessed Redeemer Church 50 Gervais Drive
3 St Andrew Kim Korean Catholic Church 849 Don Mills Road
4 St Mark’s Presbyterian Church 1 Greenland Road
5 The Ismaili Centre 49 Wynford Drive
6 The Presbyterian Church in Canada 50 Wynford Drive
4.0 Social Services
4.1 Emergency, Health and Other Social Services
4.1.1 Emergency Services
Emergency responder stations that serve the subject site are outlined below:
Toronto Fire Services
Toronto Fire Station 125 (1109 Leslie Street), located 2.7 km from the subject site and Station
235 (200 Bermondsey Road), located1.8 km from the subject site.
Toronto Emergency Medical Services
EMS Station #21 (887 Pharmacy Avenue), and Station #57 (2075 Bayview Avenue) located 3.4
and 6.1 km respectively from the subject site.
Toronto Police Services
33 Division (50 Upjohn Road), located 4.5 km from the site and 54 Division (41 Cranfield Road),
located 3.6 km from the site.
4.1.2 Hospitals
The study area is served by two hospitals, Sunnybrook Hospital and Michael Garron Hospital
(Toronto East General), both of which are located outside the study area.
Sunnybrook Health Science Centre and Hospital
Sunnybrook Health Sciences Centre and Hospital is located at 2075 Bayview Avenue (6.1 km
from the subject site). It provides the community and broader area with a wide range of health
care services comprising emergency care and rehabilitation, including 1,325 beds. Sunnybrook
Health Science Centre is a teaching hospital and is considered Canada’s largest trauma centre
and veteran’s facility. It focuses on five major areas: cancer, heart and vascular, high risk maternal
and newborn, image guided and brain therapies and trauma.
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Michael Garron Hospital
Michael Garron Hospital (formerly Toronto East General) is a community teaching hospital located
at 825 Coxwell Avenue, 7.3 km from the subject site. It provides ambulatory, inpatient and
community-based programs and services and is affiliated with the University of Toronto Faculty
of Medicine and the University of Toronto Bloomberg Faculty of Nursing. The hospital includes
515 bed capacity.
4.1.3 Health Services
Health Services include facilities that cover additional health or well-being needs. These services
can include Family Medicine, Physiotherapy, Yoga, Pain Management, Pharmacy, Weight Loss,
Fitness Training, Chiropractic and Foot Orthotics, Dental Services, Medical Clinics, or walk in
clinics, just to name a few. Table 4.1.3A shows some health services that are offered within the
Study Area and in proximity to the subject site.
Table 4.1.3A – Health Services in the Study Area
Health Centre Location Distance Services
from Site
Don Mills Eglinton Dental Centre 29 Gervais Drive 900 m Dental care, family dentistry, cosmetic and
orthodontics
(Don Mills) Insight Diagnostic 18 Wynford Drive 1 km Radiology clinic, ultrasound and
Imaging mammograms
Don Mills Family Health Team 20 Wynford Drive 800 m Community based health-care for the
residents of Don Mills and surrounding
neighbourhoods. It offers services in
primary care, pregnancy, nutrition
counselling, mental health counselling and
after hours and urgent care. It also offers
programs and workshops such as healthy
habits for life nutrition, art therapy for
seniors, mindfulness-based cognitive
therapy and living and learning with baby.
Health AX 1 Concorde Gate 400 m Health assessment and coaching to design
individual treatment plans, exercise
programs and quality vitamins and
supplement intake to reach specific goals.
Integrated Health and Wellness 40 Wynford Drive 750 m Chiropractic care. It also offers massage,
Centre orthotics, shockwave therapy and
compression stockings.
MD Health Wynford Medical 150 Wynford Drive Walk-in clinic and pharmacy.
Clinic
One Medical Family Practice Inc. 20 Wynford Drive 800 m Family practice focusing on health
promotion, illness prevention, chronic
disease care and urgent medical needs.
Psychological Recovery Clinic 18 Wynford Drive 1 km Psychological individual treatment and
Toronto couples therapy. It also offers psychological
assessment for medical, rehabilitation and
disability purposes and psychological
consultation for medical/legal opinions.
Silm Centre for Mental Health 18 Wynford Drive 1 km Individual psychotherapy, group
psychotherapy, psychological assessment
to clarify the presence of mental illness,
teaching, public speaking and facilitating
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about self-care and mental health stigma,
and consultation to support companies and
organizations to make mental health
services more accessible.
The Art of Life Health Centre 885 Don Mills 1.1 km Natural clinic that offers physiotherapy,
Road massage, naturopathy, osteopathy, sport
injuries, arthritis pain relief and weight
management among other services.
Wynford Chelation Centre 18 Wynford Drive 1 km Integrative medicine that combines
conventional treatments with naturopathic
and traditional Chinese medicine, joint
manipulation and intravenous therapies,
vitamin and nutrient therapy, nutraceutical
therapy and hyperbaric and ozone therapy.
4.1.4 Other Social Services
Some social and human service agencies that provide a wide range of support for both individuals
and families within the broader community exist within the Study Area boundaries. These services
relate primarily to mental health, language training, hunger and poverty interventions, settlement
services, and satellite healthcare. These agencies and cultural groups are integral in identifying
needs and aiding at-risk communities. These groups are also responsible for proper information
sharing amongst other social service providers and government agencies to help provide the best
possible outcomes to those in the community who need assistance.
Table 4.1.4A – Other Social Services within the Study Area
Centre Location Distance Services
from Site
AGBU Toronto Chapter 1 Concorde Gate 400 m Non-profit organization aiming to uphold
Armenian heritage through educational,
cultural and humanitarian programs. It
offers humanitarian, sports, cultural,
educational and social programs.
Bellwoods Centre for 3 Concorde Gate 400 m Non-medical support services,
Community Living Inc. accommodation, transition programs to
successfully reside in the community
(MILE and Community Connect programs),
and independent living education.
Focus Humanitarian Assistance 49 Wynford Drive 650 m Support for emergency relief to
Canada communities suffering from natural
disasters or man-made crises. Support
disaster risk reduction in vulnerable natural
areas assisting with resettlement and
reintegration programs to displaced people
by either natural causes or civil instability
or conflicts. Facilitate transition to
sustainable living reducing people
dependence on humanitarian aid.
I Challenge Diabetes 15 Gervais Drive 950 m Promote development of a community of
people with Type 1 Diabetes. It focuses on
how to manage diabetes effectively in daily
life and using active programs to bring
strategies to life.
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Japanese Social Services 6 Garamond 500 m Non-profit organization offering services in
Court English and Japanese. It focuses in
counselling, senior and family support
programs, domestic violence and life and
safety resources in and around Toronto.
Right at Home Care Toronto 1 Concorde Gate 400 m Services of companion and personal care
to patients in their own home, helping with
house shores, grocery shopping,
transportation. Also, it offers support for
Alzheimer, diabetes, Parkinson and
hospice care.
Surex CARE 40 Wynford Drive 750 m Attends people with different abilities
providing care, innovative programs and
services and driving change. It offers
residential group homes and community
support programs.
5.0 Area Development
Table 5.0A lists development applications within the Study Area, description of the proposal,
application status, units proposed, estimated population generated from the development, and
outlines the general details associated with Section 37 contributions for applications that require
them.
Table 5.0A – Area Development Applications and Section 37 Contributions
175 Wynford Drive
Development Description Total Units Estimated Application Status
Proposal for three (3) mixed-use towers of Population
65 storeys (209m), 59 storeys (193.5m), 2,500 units ZBA application under review
and 55 storeys (178.5m). A maximum 5,125 people by City
gross floor area of 183,000 m2 is permitted.
1 It includes 1,003 parking spaces within 7
underground levels and 1,799 m2 of public
parkland.
Section 37 Contributions
• Not yet established.
1-3 Concorde Gate and 10-12 Concorde Place
Development Description Total Units Estimated Application Status
Proposal for five residential and mixed-use Population ZBA and Draft Plan of
buildings consisting of nine towers located 4,086 units Subdivision application under
on eight Blocks. Block 1: 52 storeys (172 8,376 people review.
m), 48 storeys (160 m); Block 2: 40 storeys
(136 m), 42 storeys (143m); Block 3: 45
storeys (151 m), 48 storeys (160 m); Block
4: public park; Block 5: pedestrian walkway;
Block 6: 48 storeys (160 m); Block 7: 45
2 storeys (151 m), 48 storeys (139.5 m); and
Block 8: public park. A gross floor area of
approximate 308,284 m2 and a residential
gross floor area of 307,004 m2 is proposed.
It includes two (2) new parks to the north
and south of the development and a
combined area of 3,690 m2. Total number
of underground parking spaces is 2,143.
Section 37 Contributions
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• Not yet established.
1053 Don Mills Road and 4-6 The Donway East
Development Description Total Units Estimated Application Status
Proposal for four residential buildings: 32 Population
storeys (105.82 m), 24 storeys (82.22 m), 1,185 units ZBA and Draft Plan of
16 storeys (59.45 m) and 28 storeys (94.60 2,429 people Subdivision application under
m). The approximate total gross floor area review.
3 is 80,731 m2. It includes a new public park
and 800 underground residential parking
spaces.
Section 37 Contributions
• Not yet established.
40 Moccasin Trail and 50 Green Belt Drive
Development Description Total Units Estimated Application Status
Proposal for two (2) residential buildings. 294 units Population
East Block: 8 storeys (28.5 m) and West 603 people OPA and ZBA applications
Block: 4 storeys (15 m) with a total approved at OMB.
approximate gross floor area of 25,943m2.
It includes 347 parking spaces and 67
4 replacement rental units within the West
Block
Section 37 Contributions
Cash contribution of $300,000 allocated towards:
• Capital improvements to Moccasin Trail Park in the vicinity of the site and the existing entrance to
the park.
8,065 16,533
TOTAL
units people
As per Table 5.0A, it can be expected that numerous Section 37 and/or Community Benefit
contributions in the form of monetary contributions to support, expand, and/or improve Toronto
Community Housing, local parks, privately owned and publicly accessible open spaces,
streetscape enhancements, Public Art contributions, enhancements to community, cultural or
recreational facilities and provisions to secure affordable rental replacement units for those
displaced by the new development be established once the proposals are approved.
In terms of population projections, based on average household size for the Study Area (2.05
persons) and the number of newly built, under construction and proposed/approved units (8,065
units), the estimated population resulting from these developments would be 16,533 persons. In
our opinion, we believe that this estimation is a conservatively high estimate considering the
dwelling unit mix and tenure varies across the above-mentioned applications.
Although 1-person households account for half of all households in the Study Area (43%), the
dwelling unit mix and tenure varies across the above-mentioned applications and allows for some
flexibility to the projected population of these combined developments. Considering the City
generally seeks to achieve a minimum of 10% of all dwelling units in new high-density residential
developments to have 3-bedrooms, there exists an opportunity for more families to live in the
area. Couples without children, being the largest family type identified in the Study Area (45%),
may not seek larger 2- or 3-bedroom units as the additional space may not be required. However,
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