June 2, 1998
To:Emergency and Protective Services Committee
From:Commissioner of Urban Planning and Development Services
Subject:Potential Relocation of 14th Division Police Headquarters to the former TTC Lansdowne Garage at 640
Lansdowne Avenue (Davenport)
Purpose:
To report, as requested by City Council, on the potential relocation of 14th Division Police Headquarters to the former TTC
Lansdowne Garage at 640 Lansdowne Avenue.
Source of Funds:
Funding was previously available in the Police Services Budget for the acquisition of a new site for 14th Division
Headquarters. However, these funds were eliminated from the 1998 Budget of Police Services.
Recommendations:
It is recommended that Committee receive this report for information purposes.
Council Reference/Background/History:
1.Council=s Request
At its meeting of May 13-14, 1998 City Council considered a motion from Councillor Fotinos and Councillor Disero to
choose the Lansdowne garage site as the new location for 14th Division Headquarters. Council referred the motion to the
Toronto Police Services Board and the Toronto Transit Commission for a report to the Emergency and Protective Services
Committee. The Commissioner of Urban Planning and Development Services was requested to submit a report to the
Emergency and Protective Services Committee for consideration therewith, on other issues involved in the possible
relocation of 14th Division Headquarters.
On October 6, 1997 the Executive Committee of the former City of Toronto received a report from the Commissioner of
Corporate Services (October 2, 1997) that concluded that a Police/Parks shared use option may be the most desirable
option for future re-use of the lands at 640 Lansdowne Avenue.
2.The Site at 640 Lansdowne Avenue
The former Lansdowne Bus Garage at 640 Lansdowne Avenue has an area of approximately 1.61 ha. (4 acres) with a
frontage of approximately 153 metres along Paton Road. The Toronto Transit Commission has declared this and other TTC
properties as surplus, and was to request the Real Estate Division of former Metropolitan Toronto Corporate Services
Department to act as the TTC=s agents for disposal. Representatives of the Toronto Transit Commission advised civic staff
that the TTC would expect to receive full market value for these lands. A full environmental study of the property has not
yet been undertaken.
The site is currently designated as a ARestricted Industrial@ area under both the Part I Official Plan and the Wallace
Emerson Part II Official Plan. The site is zoned ATr@ which would permit only transit or rail yards, a police station, a fire
hall, or a parking lot/garage. An Official Plan amendment would be required for residential or commercial uses and a
zoning by-law amendment would be required for residential, commercial or industrial uses. The site abuts a gelatin
manufacturer to the west and low-rise residential development to the north, south and east.
3.Police Station Requirements
The Police have been looking for sites to relocate the 14th Division (Dovercourt/Harrison) Police Station as well as the 11th
Division (Mavety Street) Station. They are looking for a site between 3.2 and 3.5 acres in size with frontage on a main
street and good access to the TTC. By late 1997, the Police had narrowed their potential sites to these lands and a privately
owned parcel. However, the Police Facility Management staff were pausing to see what public lands might become
available through the rationalization of facilities after the creation of the new City of Toronto.
This site is large enough to accommodate a new police station, is on a main street and is within two blocks of the
Lansdowne Subway Station. It would appear to meet the general site selection criteria. The Police Facilities Management
staff continue to have concerns about the unknown environmental quality of the site and possible clean-up costs. As well,
this site is inconveniently located at the north-west edge of the area for which 14th Division currently has responsibilities.
However, the Police are currently studying the boundaries of Police Division responsibilities.
Funds had been allocated for the purchase of a new site for 14th Division Headquarters, however these funds were
eliminated in the 1998 Police Services Budget, according to Facilities Management staff. It is anticipated that a funding
request will come forward as part of the 1999 budget.
Comments and/or Discussion and/or Justification:
1.Potential Industrial, Residential, or Commercial Re-use of the Site at 640 Lansdowne Avenue
The former City of Toronto Commissioner of Corporate Services had concluded that a shared Police Station/Park may be
the most desirable option for the re-use of the TTC Lansdowne Garage. I agree with this assessment.
Despite the industrial designation in the Official Plan, there is a limited market for vacant industrial land in this area of the
west end. There are 11 acres of vacant industrial land immediately to the west in the Junction Triangle neighbourhood that
have been left behind by industrial relocations and closures. There have been no proposals for industrial re-use of the
vacant lands and almost all enquiries have been for site remediation and residential redevelopment.
The redevelopment of the site for residential purposes would complement existing low-rise residential development on
Lansdowne Avenue, Paton Road and Wallace Avenue. However, the potential re-use of the lands for residential purposes
are limited by the unknown environmental quality of the site and the more stringent clean-up standards for residential
re-use. Immediately to the west of the site is a recently expanded gelatin factory with long operating hours that periodically
emits foul odours. Any residential redevelopment of these lands would require a setback and screening from the gelatin
factory.
The site is physically isolated from the Bloor Street commercial district to the south and has limited potential for
commercial retail operations. The area is well-served by the Bloor Street commercial area to the south and a small
neighbourhood commercial node at the intersection of Wallace Avenue and Lansdowne Avenue to the north, and there is
no need for additional commercial development to serve the neighbourhood.
2.The Need for a Local Park
There is a serious parks deficiency in the Wallace Emerson neighbourhood (Bloor Street West, CP Midtown Rail Line,
Dufferin Street, CN Newmarket Subdivision). This area has over 8500 residents and is served only by the tiny Margueretta
Parkette (.109 ha.), and the district park adjacent to the Wallace Emerson Community Centre on Dufferin Street south of
Dupont Street. The only school playground in the area is part of the Pauline Street Public School. There are two parks at
the eastern edge of the Junction Triangle neighbourhood, but the CN Newmarket Subdivision Rail line cuts off access to
these parks for Wallace Emerson neighbourhood residents. The Bloor Lansdowne area has experienced serious problems
with drug-dealing and street prostitution in recent years. There is considerable local concern that any new park space would
become a venue for these illicit activities.
3.The Compatibility of a Local Park and a Police Station
A police station would be a 24-hour operation that would discourage drug-dealers and prostitutes from congregating in an
adjacent park. This site is 4 acres and could accommodate both a police station and a .5 to .8 acre park with potential
frontage on, and good visibility from, Lansdowne Avenue.
Conclusions:
The TTC lands at 640 Lansdowne Avenue would be a good location for a new police station with an adjacent park,
provided the site meets the locational needs of the Police to adequately serve their existing or revised Division boundaries.
Contact Name:Paul Bain
Telephone: (416) 392-7622
Fax: (416) 392-1330
E-Mail: pbain@city.toronto.on.ca
Reviewed by:
(Original signed by)(Original signed by)
________________________________________________________________
Paul J. BedfordVirginia M. West
Executive Director and Chief PlannerCommissioner of Urban Planning and
City Planning DivisionDevelopment Services
