The Toronto Community Council recommends that:

(1) the report (March 18, 1998) from the Acting Managing Director, Heritage Toronto and the report (March 18, 1998) from the Commissioner, Urban Planning and Development Services be adopted;

(2) the Commissioner of Urban Planning and Development Services be requested to report to the Toronto Community Council on dedicating 25%-30% of the land for heritage and/or parkland purposes, and how the remainder of the area can be developed in an appropriate manner; and

(3) the Toronto Transit Commission be requested not to seek a demolition permit for this site until the planning process has been completed.

The Toronto Community Council submits the following report (March 18, 1998) from the Acting Managing Director, Heritage Toronto:

Purpose:

This report recommends that the property at 76 Wychwood Avenue (St. Clair Carhouse) be included on the City of Toronto Inventory of Heritage Properties.

Funding Sources, Financial Implications and Impact Statement:

Not applicable.

Recommendations:

(1) That City Council include the property at 76 Wychwood Avenue (St. Clair Carhouse) on the City of Toronto Inventory of Heritage Properties.

(2) That the appropriate officials be authorized to take whatever action is necessary to give effect hereto.

Background:

In April, 1996, Heritage Toronto was requested to consider the property at 76 Wychwood Avenue (St. Clair Carhouse) for inclusion on the City of Toronto Inventory of Heritage Properties. The TTC was declaring the property surplus and there was neighbourhood concern for the future of the property. The Board adopted the staff report recommending inclusion on June 18, 1996.

Following the June 18^th meeting of the Board of Heritage Toronto, the TTC was advised of Heritage Toronto's recommendation. The Board's recommendation was not forwarded to the Council of the (former) City of Toronto because staff of the TTC, City Parks and Heritage Toronto were involved in ongoing discussions concerning the reuse of the property.

The TTC agreed to retain the building in the interim.

In January 1998, the TTC Commissioners had before them a TTC staff report recommending demolition. That was deferred for public comment. At a public meeting on February 24, 1998, considerable support for the listing was expressed.

Comments:

Heritage Toronto staff researched and evaluated the property according to the Board's criteria; it is worthy of inclusion on the Inventory of Heritage Properties as a Neighbourhood Heritage Property (Category C). The Property Research Summary is attached.

Conclusion:

Heritage Toronto recommends that City Council include the property at 76 Wychwood Avenue (St. Clair Carhouse) on the City of Toronto Inventory of Heritage Properties as a Neighbourhood Heritage Property.

Contact Name:

Mr. Richard Stromberg, Manager,

Heritage Preservation, Heritage Toronto

Tel: 392-6827, ext. 236, Fax: 392-6834

PROPERTY RESEARCH SUMMARY

Basic Building Data:

Address: 76 Wychwood Avenue (southwest corner of Wychwood and Benson Avenues)

Ward: 23 (Midtown)

Current Name: not applicable

Historical Name: St. Clair Carhouse

Construction Date: 1913, three-track carhouse with traffic office and storeroom

Architect: Office of R. C. Harris, City Engineer, Commissioner of Public Works, and General Manager of Toronto Civic Railways

Contractor/Builder: City of Toronto Department of Works (Railway and Bridge Section)

Additions/

Alterations: 1916-1917, one three-track storage bay added by City of Toronto Department of Works for Toronto Civic Railways;

1921, two three-track storage bays, one two-track repair bay, and traffic office added by Jackson, Lewis Company, contractors, for Toronto Transportation Commission;

1959, one-storey wing added to south wall of 1921 traffic office;

some openings altered

Original Owner: Toronto Civic Railway

Original Use: transportation (carhouse)

Current Use*: vacant

Heritage Category: Neighbourhood Heritage Property (Category C)

Recording Date: June 1996; revised March 1998

Recorder: HPD:KA

* this does not refer to permitted use(s) as defined in the Zoning By-law

Property Research Summary

Description:

The property at 76 Wychwood Avenue is identified for architectural and historical reasons. In 1911, the City of Toronto formed the Toronto Civic Railways (TCR) to build and operate street car lines in annexed areas beyond the jurisdiction of the privately-operated Toronto Railway Company (TRC). The St. Clair line opened in August, 1913, from Yonge Street to Station Street (now Caledonia Road). It was the second of five routes constructed and maintained by the City of Toronto Department of Works for the TCR. In 1921, the newly-formed Toronto Transportation Commission (forerunner of the Toronto Transit Commission) absorbed all existing street railway systems.

The St. Clair Carhouse was constructed by the Railway and Bridge Section of the Department of Works on a City-owned park. A three-track nine-car storage bay, incorporating a traffic office and storeroom, opened in on December 31, 1913. A second three-track storage bay for nine cars was attached to the south end of the original section, opening in February, 1917. In November, 1921, the TTC added two three-track storage bays on the south side of the 1917 section, and a new traffic office with a two-track repair bay on the north side of the 1913 portion. The storage and repair bays incorporated inspection pits. As completed in 1921, the facility accommodated 50 cars inside, another 110 outside, with access to the yard via nine tracks.

The St. Clair Carhouse functioned as an operating division until 1978, when cars and personnel were transferred to the Roncesvalles Division. The property was leased to the Ontario (later Urban) Transportation Development Corporation for the testing and retrofitting of Canadian Light Rail Vehicles (CLRVs). The Engineering and Construction Branch of the TTC occupied the traffic office, while the yard was used for the storage of obsolete PCC (Presidents' Conference Committee) cars, first introduced to Toronto on the St. Clair line in 1938. The single Prototype Articulated Light Rail Vehicle (ALRV) received by the TTC was stored at the site in 1982. Three years later, linear induction-powered Intermediate Capacity Transit System cars for the Scarborough Transit Line were retrofitted here.

The St. Clair Carhouse, consisting of six single-storey components, is constructed of steel, concrete and brick. The roofs of the storage bays have clerestorey openings. The various sections are linked by a running wood cornice.

The earliest storage bays, dating to 1913 and 1917, are set in the centre of the complex. Oriented east and west, their long side walls are concealed by abutting buildings. At the east and west ends, truncated pediments with concrete are marked by date stones (reading "1913" and "1916") at the east end, and blank rondelles on the west end. Round brick arches are visible above the triple wood doors on both end walls.

Two storage bays, dated 1921, are attached to the south facade of the 1917 section. Their east walls are flush with those of the earlier storage bays, but the buildings extend further west. At either end, these sections have concrete trim and tripartite brick pediments with date stones (marked "1921") on the east and blank rondelles on the west. The exposed south wall of the southernmost storage bay extends 12 bays above a concrete foundation. Ten flat-headed openings with multi-paned sash windows, brick lintels and concrete sills are organized by concrete pilasters with brick corbels.

Along the north edge of the property, the traffic office faces east onto Wychwood Avenue; the west end of this section contains a two-track repair bay. The three-bay principal (east) facade is topped by a brick cornice and divided into three oversized round-arched openings with multi-paned sash windows and fanlights (the north (right) opening was altered for a door). The south wall is partially concealed by abutting buildings (a lower brick section is not included in the significant exterior features). The extended north wall along Benson Avenue has industrial-sized multi-paned sash windows organized by concrete piers with brick corbels. The west wall has a blank rondelle beneath a tripartite brick pediment. A large brick chimney rises from this section of the complex.

Located on the southwest corner of Wychwood and Benson Avenues, the property extends west to Christie Street. The St. Clair Carhouse is set in a courtyard with cobblestones and a turning loop. It is the oldest surviving carhouse built for the Toronto Civic Railway, a transportation system with a significant role in the development of the annexed areas in the City of Toronto. With its complex of buildings, the St. Clair Carhouse is an important neighbourhood feature.

The Toronto Community Council also submits the following report (March 18, 1998) from the Director, City Planning and Chief Planner:

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 "Tr" 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 "good 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

The Toronto Community Council also submits the following report (April 1, 1998) from the Commissioner of Corporate Services:

Purpose:

To provide information on various matters regarding the TTC Wychwood car barn site.

Source of Funds:

Not applicable at this time.

Recommendation:

It is recommended that this report be received for information.

Background:

At a meeting with staff on March 27, the Ward Councillors requested the information contained in this report be provided for the Toronto Community Council in considering the matter of the Wychwood property.

Comments:

The TTC has declared the Wychwood Barn property surplus and, in accordance with TTC policy, it will be sold. The TTC intends to use the proceeds from the sale to fund the acquisition of a new garage site in East York. The issue of that property acquisition is before the Corporate Services Committee. This report provides some information relating to the possible transfer of the property to the City from the TTC and possible demolition of the Barn.

The site of the Wychwood Barn is currently zoned T (Transportation) and the site does not have a high value because of this zoning and because of the existing car barns. Planning studies are underway to establish appropriate zoning and this process will take perhaps a year to complete.

1. Possible transfer to the City

The idea of transferring the property to the City is to save the TTC costs. Approval is needed from the TTC and from City Council to transfer the property. TTC policy is to sell the property for market value. The City would take on the liability for maintenance and security.

Staff of the Chief Financial Officer advise that the TTC currently pays the City $185,000 yearly in a grant in lieu of taxes. This amount will be reduced to $123,00 under Current Value Assessment. Upon transfer to the City, the TTC would no longer pay a grant in lieu of taxes.

The building is vacant and therefore needs to be secured. Buildings and TTC staff made a site visit on March 27 to review what should be done to the building if it is not to be demolished for a period no longer than up to two years. Staff of the Toronto Chief Building Official recommend that the building be further secured and that daily patrols be made. The street car doors should be properly boarded up, some concrete beams should be shored up, and fencing around the building should be completed. A budget figure for boarding and shoring is being determined by staff. The steel and wood roof should be shored in areas where the boarding has pulled away.

2. Obtaining a demolition permit

Staff of the Chief Building Official and the City Solicitor have provided the following information.

Until the building is listed or designated, the TTC could obtain a demolition permit provided that the Buildings staff are given information as to the way the building is to be demolished and there are no hazards involved.

When a building is listed by the City, Building staff will seek comments from Heritage Toronto with respect to the demolition. If it appears that an owner wishes to demolish a listed building, City Council may choose to give notice of intention to designate the building under the Ontario Heritage Act. This notice, once published and served pursuant to the Act, will void any demolition permit which has already been issued and render the building subject to the protections given to a designated property under the Act.

When a building within the boundaries of the former City of Toronto is designated under the Act, the City of Toronto Act, 1987 will also apply to the demolition application. City Council must decide on an application and give notice of its decision within 90 days of the receipt of the application, or be deemed to consent to the application. Where Council refuses a demolition application, a demolition permit will not be issued until:

(a) at least 180 days have passed from the date of Council's refusal; and

(b) the owner has obtained a building permit to erect a new building on the site of the building to be demolished.

Contact:

Cathie Macdonald, Interim Lead Real Estate: 392-0449, fax 392-0029 (tcc98037.wpd).

(A copy of a communication (March 30, 1998) from Mr. David L. Gunn, Chief General Manager, Toronto Transit Commission, referred to in the foregoing report was forwarded to all Members of the Toronto Community Council with the agenda for its meeting on April 1 and 2, 1998, and a copy thereof is on file in the office of the City Clerk).