March 18, 1998

To: Toronto Community Council

From: Commissioner of Urban Planning and Development Services.

Subject: Area Study: 76 Wychwood Avenue - TTC St. Clair Carhouse - Surplus Lands (also known as the Wychwood Streetcar Barns) File No.798005 (Midtown)

Purpose:

To initiate a study of the possible re-use of the existing building and future development of the

St. Clair Carhouse site for park and other purposes.

Source of Funds:

Unknown at this time. Possible funding required for a consultant to investigate the possible reuse of the existing building.

Recommendations:

1. That City staff be directed to study the opportunities for community uses within the existing buildings and future development of the site in consultation with Heritage Toronto, Toronto Transit Commission, local Councillors and representatives from the local community.

2. That the Commissioner of Urban Planning and Development Services be requested to report further on the need to secure a consultant, if required.

Background:

The TTC has declared surplus the former St. Clair Carhouse site between Wychwood Avenue and Christie Street, south of St. Clair Avenue West. They are also recommending the demolition of the existing buildings on the site.

Corporate and Human Resources, Real Estate Division, are currently canvassing Civic Departments on possible interest in the lands

Planning Controls:

The Bathurst - St. Clair part II Official Plan states that the north-west portion of Bathurst St. Clair is deficient in parkland and that Council will, among other things, seek to ensure that if the TTC St. Clair Carhouse property is redeveloped, that a park will be created on a portion of the site. It also states that Council shall consider, in the event of the disposal of lands owned by various government boards, agencies or commissions, the appropriateness of developing such lands for park and public recreation purposes.

The Official Plan designates the site as Low Density Residence Area. However the site is zoned ATr@ which permits transit uses. A rezoning would be required to permit residential uses. The surrounding properties are designated Low Density Residential and are zoned R2 Z0.6 with a 12-metre height limit and R4 Z1.0 with a 10-metre height limit along Christie Street.

Site:

The site has an area of approximately 17,688 square metres. The existing building on the site has a total floor area of 5,728 square metres.

Site History:

The Wychwood Carhouse was used for storage, maintenance and the repair of streetcars until 1978. Since then, the property has been used from time to time for a variety of purposes, including the commissioning of new transit vehicles, storage of derelict vehicles and other equipment, employee parking, and emergency short turning of streetcars. The site is currently used for employee parking (Hillcrest Yard staff). The Toronto Transit Commission at its meeting of July 15, 1997 declared the site surplus to its needs.

The existing building was constructed in 1913, with additions in 1917 and 1921. The building is not currently listed or designated. Toronto Heritage has express an interest in the building and will be reporting to the April 1, 1998 Community Council meeting on listing the building. TTC staff have indicated that the building is in poor condition and have recommended to the TTC Commission that the building be demolished. The TTC Commission has deferred consideration of the demolition requested so that TTC staff could meet with the local residents. The TTC Commission will consider the TTC staff=s report on the demolition at its March 25, 1998 meeting.

Comments:

There have been a number of neighbourhood meetings held to discuss the future use of this site. A Agood neighbourhoods committee@ has been established to provide an opportunity for dialogue between the TTC and the local residents adjacent to the St. Clair and Hillcrest yards. This committee only meets when an issue arises in the community. A preliminary meeting was held in May of 1996 when it was first rumoured that this site was to be declared surplus by the TTC. Staff of TTC, Parks and Recreation, City Planning and Toronto Heritage attended the meeting. At that meeting a number of neighbourhood interests and concerns were identified including: the historic and architectural interests of the old car barns; the need for additional park and recreational facilities; a concern about the TTC employee parking on the site and possible displacement of parking when the site is redeveloped; and a concern that if there is to be any residential development that it reflects the character of the existing neighbourhood.

The most recent meeting was held in February of this year. This meeting was convened in response to the TTC's desire to demolish the existing building. The concerns and issues raised were similar to those raised at the 1996 meeting. The neighbourhood also expressed a strong desire for the TTC Commission to hold off on its consideration of the demolition of the existing building until the neighbourhood had a chance to study the future development potential of the site. The Ward Councillors have created a small committee of interested residents to consider some development concepts for the site which would set out the communities needs. A meeting of this committee has been set up for March 24, 1998 by Councillors Adams and Bossons.

In response to the Councillors= concerns regarding the possible demolition of the existing building and sale of the site, staff of City Planning, Parks and Recreation, Heritage Toronto and Toronto Artscape have met and had preliminary discussions on the possible reuse of the existing building and future development of the site.

Parks and Recreation staff has identified uses for both indoor and outdoor spaces in the area, including, among others: meeting rooms and gym space for volleyball, basketball and floor hockey, as well as outdoor areas for junior baseball, soccer and play areas.

Toronto Artscape has indicated that there is a demand for studio and rehearsal spaces. The Creative Spirit Arts Centre has also identified a need for space in the area.

This proposed local area study is not included in the 1998 Urban Planning Development Services work program, however, it can be absorbed and should proceed given the longstanding planning objective to examine the reuse of these lands. This is a one time opportunity, now that the site has been declared surplus.

Conclusion:

In keeping with the Official Plan policies, which state Council shall consider the site for park or recreational uses when it has been declared surplus, I am recommending that Council direct City Staff to study the opportunities for community uses of the site. These could include the possible reuse of existing buildings and options for future development of the site in consultation with Heritage Toronto, Toronto Transit Commission, local Councillors and representatives from the local community. Further study will be required to determine if the building could be renovated and if the programming of interested community groups could be accommodated in the existing structure.

Contact Name: Gregory Byrne

City Planning Division, North Section

Telephone: 392-0881

Fax: 392-1330

E-mail gbyrne@city.toronto.on.ca

Paul J. Bedford

Director, City Planning and Chief Planner

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