September 1, 1999

To:Scarborough Community Council

From:Ted Tyndorf

Director of Community Planning, East District

Subject:REQUEST FOR DIRECTION REPORT

Official Plan Amendment Application SC-P1999007

Zoning By-law Amendment Application SC-Z1999011

Tiffield Development Corporation and Yee Hong Centre for Geriatric Care

South east of Middlefield Road and Finch Avenue

Marshalling Yard Employment District

Scarborough Malvern

Purpose:

Tiffield Development Corporation and the Yee Hong Centre for Geriatric Care have appealed their applications to the Ontario Municipal Board. This report requests the direction of Council with respect to the position to be taken by the City Solicitor at this hearing. There is some urgency in this matter, as an early hearing date is likely to be set by the Board.

Financial Implications:

Although there are no immediate financial implications for the City, future assessment and tax revenues resulting from the future land use of the site are potential concerns.

Recommendation:

That Council direct the City Solicitor and Director of Community Planning, East District to:

Oppose at Ontario Municipal Board the application by Tiffield Development Corporation and Yee Hong Centre for Geriatric Care to amend the Scarborough Official Plan and Employment Districts Zoning By-law (Marshalling Yards) to permit commercial, apartment and townhouse uses in addition to a geriatric care centre including a nursing home, seniors residence, community centre and related facilities.

Continue to negotiate with the applicants to modify their proposal to delete the market townhouse component and to retain a larger component of the site for the employment uses provided for under the existing official plan designations and zoning.

(3)Meet with the Middlefield and Richmond Park community Associations, in consultation with the Ward Councillors, to obtain community input to the City's position.

Background:

The property is designated General Industrial Uses with High Performance Standards providing for all industrial uses, training and educational facilities, offices, recreational uses, manufacturing and warehousing uses other than those which have noxious characteristics. Limited ancillary retailing is also permitted. Places of worship are provided for on the arterial frontages. "Business Districts" policies permitting offices apply to lands having access to Sheppard Avenue.

The property is zoned "Industrial Zone (M)" permitting industrial uses, education and training facility uses, day nurseries, offices (excluding medical and dental offices), places of worship, recreational uses, ancillary retailing. Gross floor area of all buildings, minus the gross floor area of all basements, shall not exceed 50% of the lot area.

The entire site is designated under the Site Plan Control By-law.

The property is 8.3 hectares (20.6 acres) in size and is vacant. It is located north of the Canadian Pacific Railway marshalling yards. There is existing industrial and office development on the north side of Finch Avenue and a residential neighbourhood west of Middlefield Road in the Agincourt North Community. A church has been constructed on the south-east corner of Scottfield and Middlefield.

The applications have been amended to include lands owned by Monarch Construction at the corner of Finch and Middlefield. Staff have been advised that Tiffield Development Corporation has entered into an agreement to purchase these lands.

Proposal:

The proposal is as follows:

Medium Density Apartments -240 units

Multiple Family Townhomes -92 units

Centre for Geriatric Care

250 Bed Senior Nursing Home,

250 Senior Residences,

Community Centre & Related Facilities-34,700 square metres (374,000 square feet)

Commercial Uses-3540 square metres (38,000 square feet)

 The commercial uses and apartments are to be located along the Finch Avenue frontage. The north-east corner of Middlefield Road and Scottfield Road would remain for employment uses. The nursing homes, Yee Hong offices and retirement centre are proposed on a 3.2 hectare (8 acre) site in the west side of Scottfield Road. The townhouses are proposed in the interior, and fronting on the east side of Middlefield Road.

Comments:

The property comprises approximately half of an industrial plan approved ten years ago, to which the property owned by Monarch Construction has been added. There has been no industrial development and the interior road has not been completed.

The Yee Hong Geriatric Centre would provide 250 high quality long term care beds in a culturally appropriate environment to meet a large backlog of applications from the Chinese Community. The project is now estimated by the applicant to produce to provide 250 affordable units, 41 million dollars in construction value and 350 jobs.

As directed by Council, staff have met with representatives of Tiffield Development Corporation in an attempt to find a compromise which would address the concerns raised by Economic Development and planning staff. The original plan has been revised by the applicants, as shown on Figure 2, to enlarge and move the Yee Hong components of the plan east along the Scottfield Road frontage and to move the townhouse component to the Middlefield frontage. However, staff remain concerned that only .7 hectare (1.7 acres) would remain for industrial employment uses north of Scottfield Road.

Maintaining an adequate supply of future employment lands is essential to the future economic health of the City. This site is only one of several north of Highway 401, including the Rouge River Business Park (McAsphalt) on Sheppard Avenue, whose owners are seeking to redesignate employment lands to provide for residential and/or or retail uses.

City Planning's Research staff have prepared the attached report to provide economic context for consideration of this application and the Rouge Business Park application to redesignate industrial land. It is based the Industrial Employment Land Study undertaken as background research to the new Official Plan and also uses information concerning employment and establishments dating back to 1983 from the City of Toronto Annual Employment Survey. This information provides a picture of employment change. The review of general economic trends provides a better understanding of contemporary industrial change and how these changes impact on the demand for and use of industrial land in the City.

From the report, the performance of the Tapscott/Marshalling Yard Area which contains more than 28,000 jobs, including 15,000 manufacturing and warehousing jobs is set out in the following Tables:

Table 1

Average Annual Total Employment Growth

(percent)

source: City of Toronto, Annual Employment Survey, 1983-1998.

Table 2

Average Annual Manufacturing and Warehousing Employment Growth

(percent)

source: City of Toronto, Annual Employment Survey, 1983-1998.

The attached table illustrates the strength of the Tapscott Marshalling Yard area in average annual percentage change in employment 1983-1998 and absolute change. The area consistently is a top performer.

The report, which also focuses on the Rouge/Malvern/Neilson Employment Districts, concludes:

"Within the context of economic changes identified in the review, it is not surprising that these two areas have consistently outperformed the city wide averages. These two areas are two of the more recently developed industrial areas in Toronto. They both offer excellent access to the highway system; a factor which has become critical to manufacturing activities that are increasingly incorporating just-in-time delivery systems into their production processes. Both areas exhibit a solid industrial employment base with strong goods processing and product assembly sectors. The mix of employment uses, including significant industrial related office employment and business services office activity, provides for the establishment of linkages and the out sourcing of non core functions which are becoming necessary to the competitive firm. In general, these two areas have a competitive advantage over other less well positioned industrial areas in that the characteristics of the new economic reality seem to be manifest in these locations and evident in the activities of the businesses which are located there."

The report further states. "From the analysis it is clear there is a need to build on the successes of employment areas to provide employment opportunities for future residents of the City, while recognizing new economic realities."

Staff's concern regarding the location of the townhouses has been re-inforced by a response by the Canadian Pacific Railway strongly objecting to residential development in proximity to the rail classification yard. Recent Ontario Municipal Board rulings have recognized the potential adverse effects of residential development within 300 metres (1000 feet) of an active rail yard. (Most of the townhouses in the revised scheme would be within 300 m of the CPR property line.) CPR staff have noted the high financial cost to the railway in the past to modify operations in response to complaints from area residents and have indicated that the CPR would likely attend the OMB hearing in opposition to the proposal.

As noted in the preliminary evaluation report, the proposed townhouses are also far removed from the park and schools on which this family-oriented component of the housing market normally relies. The site is surrounded by the parking lots serving the commercial uses, future employment uses and the Geriatric Centre.

The OMB appeal essentially takes the authority of approval or refusal of this application out of the hands of Council and makes redundant the Public Meeting directed by Council for October 12. This report for direction is being brought forward now in order to give staff sufficient time to prepare for a Board hearing, which is anticipated to be scheduled in the near future.

Conclusions:

The proposal contains elements, particularly the Yee Hong Geriatric Centre, which would provide substantial benefits for the City. However staff cannot recommend that Council support the applications because of the negative impact in localised terms of converting a large part of this well-located, serviced greenfield employment site to other uses particularly given the current upturn in demand for industrial sites, and the inappropriateness of the townhouse component of the proposed development.

In the larger context, the Tapscott Marshalling Yard employment area consistently has been and will continue to be a top performer even in the new economic reality. Under the circumstances, if Council cannot support retention of employment uses in this area, it is difficult to envisage another situation where a cogent argument can be developed to protect such lands.

Contact Name:

David Beasley, MCIP, RPP

Scarborough Civic Centre

Telephone: (416) 396-7026

Fax: (416) 396-4265

E-mail: beasley@city.scarborough.on.ca

   Ted Tyndorf, MCIP, RPP

Director of Community Planning, East District

DB/PH/nk

ECONOMIC CONTEXT FOR DECISION-MAKING ON PLANNING APPLICATIONS IN THE NORTH-EAST INDUSTRIAL DISTRICTS

Introduction

This report has been prepared to provide some economic context for consideration of recent applications to redesignate industrial land in the East District. The report is based on work currently being undertaken as background research for the new Official Plan. The development of a new official plan for the city provides an opportunity to develop industrial land use policies which reflect new realities - both economic and governmental. The Industrial Employment Land Study provides an overview of existing conditions and sets the stage for a critical review of the existing approach to the regulation of industrial land across the entire city. This study is the first step in the development of a new approach to industrial land for the City of Toronto which is to be realised in the official plan.

The area under study in the Industrial Employment Land Study includes most of the areas across the entire City which are, or were until fairly recently, designated industrial. Combined these areas, identified on Map 1, account for fully 1/3 of the total employment in the city (more than 400,000 jobs). While the number of jobs is significant and illustrates the importance of these areas to the economic health of the city, indicators such as fluctuating total employment and changes in the type of activities, suggest that a cautious consideration of the future of these areas is required.

Information concerning employment and establishments is available dating back to 1983. This information provides a picture of employment change during a period of significant economic change in the city and the world. A review of general economic trends has been conducted to provide a better understanding of the nature of contemporary industrial change and how these changes impact on the demand for and use of industrial land in the city. From this analysis it is very clear that there is a need to build on the successes of employment areas to provide employment opportunities for future residents of the city while recognizing new economic realities.

This report summarises a number of important economic trends which affect the demand for and use of industrial land in Toronto. The summary is followed by a general overview of employment change and a more detailed look at employment change in a couple of industrial areas in the East District. Some concluding remarks concerning the changing nature of the economy and the potential role of these industrial areas to the economic health of the city are made in the last section.

A New Economic Reality

The Toronto region economy has undergone significant and fundamental changes during the past twenty years. Some of the more significant economic forces which are changing the nature of demand for industrial land include the liberalization of trade, the emerging service sector, a severe recession, technological advances and significant industrial restructuring. A quick overview of each of these trends sketches out some of the important characteristics of the new economic reality.

The Liberalization of Trade

The emergence of a global economy is largely the result of the liberalization of trade. With the liberalization of financial markets in most industrialized countries and a reduction in barriers to trade, the notion of a global marketplace has come closer to reality. The future of manufacturing activity in Toronto is directly related to the ability of existing and future manufacturers to compete in the emerging global market. The globalization of markets is one of the defining characteristics of the new economic reality.

The Emerging Service Sector

There was tremendous growth in service sector employment in Toronto during the later part of the 1980s. While a considerable amount of the growth in service sector employment disappeared during the recession there have been fundamental changes in the structure of the economy which point to the increasing importance of the service sector to the long term economic health of the city. There is a strong link between the goods producing and service sectors and the interdependencies between these two are a central characteristic of the new economic structure.

A Severe Recession

The recession which began in 1989 may be the most severe recession on record to hit the Toronto area. It was longer than most, lasting from 1989 to 1994; it was deeper than most, employment in Toronto decreased by almost 200,000 jobs from 1,356,900 in 1989 to 1,169,000 in 1994; and the recovery has been much more gradual than most, total employment did not change much between 1994 and 1996 during a largely Ajobless recovery@. To a restructuring industrial sector which had seen very little employment growth throughout the 1980s such a severe recession only exacerbated problems and contributed significant employment losses.

Technological Advances

New and emerging technologies have a tremendous impact on products and the production process. Perhaps the most important technological advancement from the perspective of the manufacturing sector has been the increasing use of computerized production processes. Computerized production systems have the ability to utilize the same equipment to produce a number of different items by reprogramming the machinery. The introduction of flexible automation has helped improve the competitiveness of the manufacturing activities which adopt such systems.

The introduction of flexible automation production systems requires an increase in the knowledge and skills of the machine operator. This translates into a need for a more highly skilled labour force than required for assembly line manufacturing. In the short term there may be a reduction in the total level of employment and an increase in the amount of output per employee as labour is replaced by an investment in capital. In the long term the implications include the development of a highly skilled and more adaptable work force, an ongoing need for training facilities which could be closely linked to the universities and colleges, and a leading edge, competitive and thriving manufacturing sector.

Industrial Restructuring

The response from many manufacturing activities to the changing economic climate has been to initiate a fundamental re-organization of their businesses. Increasingly manufacturing activities have adopted new organizational models bringing distinct functions such as research and development, production and marketing together in one location. There has also been a tendency towards focussing on the business they do best (core competencies) and entering into agreements with other companies to provide the necessary input into the production process. Combined with the out sourcing of non-production related functions such as accounting, payroll and facility management there has been a significant increase in the amount of interaction or linkages between firms.

The increase in interactions between companies has increased the need to be located in close proximity to suppliers and also increased the demand for easily accessible and reasonably efficient transportation infrastructure. A production system in which firms are increasingly networked also contributes to a new "social economy" which is best developed through face to face contact with related firms choosing to locate relatively closely to one another. The need for proximity is often referred to as Aclustering@ and is one of the defining characteristics of the new economic reality.

Summary

Combined these economic forces have contributed to a new economic reality, the characteristics of which should set the stage for employment policies in the new Official Plan. The combined and cumulative effects of these trends on the magnitude and composition of local employment are evident in a review of employment trends that follows. 

Employment Trends

Boom, Bust and Recovery

Three distinct periods of employment change have occurred since 1983: AThe Boom, 1983-1989", AThe Bust, 1989-1994" and AThe Recovery, Post 1994".

The Boom was a time of significant employment growth in the city. Following the recession of the early 1980s city wide annual employment growth averaged about four percent. This increase in employment was largely the result of a rapidly emerging service sector. Employment increases in a restructuring manufacturing sector were modest while total employment in industrial areas increased largely as a result of increasing office sector employment.

The Bust resulted in unprecedented employment losses in Toronto. The severest recession on record resulted in a decrease in total employment of almost 200,000 and a decrease in manufacturing and warehousing employment of near 90,000.

The Recovery has been rather modest, characterized by little, if any, job growth between 1994 and 1996. Since 1996 there has been real employment growth particularly in the office and manufacturing and warehousing sectors.

Manufacturing and Warehousing in Industrial Areas

The 7.5 percent increase in employment in manufacturing and warehousing activities between 1983 and 1989 was considerably lower than the 22 percent increase in total employment experienced during the same period. The slow growth may be largely attributed to industrial restructuring in the goods processing and product assembly sectors in which employment levels changed by 2.6 and -2.6 percent respectively during that period. While the general economic outlook was very positive manufacturing activities were making fundamental changes to their businesses in response to changes in the global market.

Between 1989 and 1994 the continued effects of industrial restructuring combined with the impact of the recession resulting in a decrease in employment of more than 30 percent; more than twice the 14 percent reduction in total employment for the City as a whole. Employment levels stabilized in 1996 and since then the manufacturing sector appears to be recovering quite well. The 9.3 percent increase in employment is almost four times as great as the 2.6 percent increase in office employment and more than twice the 4 percent increase in retail employment.

Office Activities in Industrial Areas

Office employment exhibited strong growth during the economic upturn between 1983 to 1989. Increasing by almost 40 percent it outpaced total employment growth by a margin of two to one. Much of this increase was driven by the significant increase in business services employment.

The recession took a considerable toll on the office sector. Overall, office employment decreased by 10 percent between 1989 and 1994. This drop was largely the result of the loss of more than 13,000 industrial related office jobs during that time.

While recent office employment growth in business and technical services and associations has been considerable (30, 45 and 58 percent respectively) some activities such as finance, insurance, real estate and trade and personal services appear to be restructuring and/or feeling the lingering effects of the recession.

Retail and Service Employment in Industrial Areas

Employment in the retail and service sectors in industrial areas mirrors trends in total employment at the City level. Strong employment growth around 20 percent between 1983 and 1989 was followed by a sharp 10 percent reduction during the recession. A modest recovery has seen employment levels increase between 4 and 7 percent since 1996.

Summary

These employment trends provide an overview of changing economic conditions in Toronto since 1983. Recent employment growth in manufacturing and warehousing activities would appear to validate suggestions made in 1996 that there is a positive outlook for industrial activity. The overall improvement in employment levels masks the fact that not all areas in the city are experiencing the same level of growth. The development of area specific employment profiles provides for the exploration of any differences between employment areas.

Area Employment Profiles

To explore the differences between employment areas across the city the industrial lands under review were grouped together to form a manageable number of areas for analysis. Fifteen districts were identified based upon such characteristics as the age the area was developed, location (central, inner suburb, outer suburb) and transportation orientation.

Applications to redesignate industrial land to residential have been made for properties in the Tapscott/Marshalling Yard and the Scarborough 401 Corridor areas (see Map 2). The following provides an overview of employment trends in these areas in relation to employment trends across all industrial areas.

Tapscott/Marshalling Yard

During the boom, employment levels in the Tapscott/Marshalling Yard Area more than doubled. Total employment increased at an average annual rate of 18 percent while manufacturing and warehousing employment increased at an annual average rate of 22 percent (see Tables 1 and 2). These growth rates were considerably higher than the city wide annual averages of 4 percent for total employment and 0.5 percent for manufacturing and warehousing.

Table 1

Average Annual Total Employment Growth

(percent)

source: City of Toronto, Annual Employment Survey, 1983-1998.

Table 2

Average Annual Manufacturing and Warehousing Employment Growth

(percent)

source: City of Toronto, Annual Employment Survey, 1983-1998.

During the recession, employment levels in the area dropped marginally, total employment decreased at an annual average of 1.6 percent while manufacturing decreased at an annual average of 1 percent. These were the lowest decreases of any industrial area in the city.

Since 1994 the area has experienced above average growth with total employment increasing at an annual average of 4. percent and manufacturing at an average of 5.1 percent. These compare to city wide average growth rates of .6 percent and 2.2 percent for total and manufacturing employment respectively.

Currently there are more than 28,000 jobs in the Tapscott/Marshalling Yard Employment Districts; almost 15,000 of these are manufacturing and warehousing. The area exhibits a healthy mix of employment activity and has consistently exhibited above average employment growth.

Scarborough Highway 401 Corridor

The Scarborough Highway 401 Corridor has experienced similar growth patterns as the Tapscott Marshalling Yards area but not nearly as much absolute growth. Employment growth rates were higher than the city average during the boom years and decreases were less than the city average during the recession. Since 1996 total employment has increased at an average annual rate of 1.7 percent and manufacturing and warehousing has increased at an average annual rate of 3.5 percent. Currently there are approximately 30,000 jobs in the corridor; almost 12,000 of which are manufacturing and warehousing. In comparison to city wide averages the Scarborough Highway 401 Corridor has consistently experienced slightly better than average employment growth.

Concluding Remarks

Within the context of economic changes identified in this review it is not surprising that these two areas have consistently outperformed the city wide averages. These two areas are two of the more recently developed industrial areas in Toronto. They both offer excellent access to the highway system; a factor which has become critical to manufacturing activities that are increasingly incorporating just-in-time delivery systems into their production processes. Both areas exhibit a solid industrial employment base with strong goods processing and product assembly sectors. The mix of employment uses, including significant industrial related office employment and business services office activity, provides for the establishment of linkages and the out sourcing of non core functions which are becoming necessary to the competitive firm. In general, these two areas have a competitive advantage over other less well positioned industrial areas in that the characteristics of the new economic reality seem to be manifest in these locations and evident in the activities of the businesses which are located there.

ECONOMIC CONTEXT FOR DECISION-MAKING ON PLANNING APPLICATIONS IN THE NORTH-EAST INDUSTRIAL DISTRICTS

The chart below highlights many of the projects where the Office of Economic Development was able to provide assistance over the past five years. In some cases, the projects are still active so the names of the companies have been removed from the table.

It is the opinion of the Office of Economic Development that a strong level of industrial construction activity will continue into the foreseeable future.

	1994-98			1983-98
West Central Scarborough	7.4%		Tapscott/Marshalling Yard	165.3%
Tapscott/Marshalling Yard	5.1%		North West Etobicoke	73.9%
Highway 400 Corridor	4.3%		Milliken	60.6%
Milliken	3.9%		Scarborough/Hwy 401 Corridor	17.0%
Rexdale	3.8%		Highway 400 Corridor	-2.0%
Dufferin Keele South	3.5%		South East Scarborough	-2.1%
Scarborough/Hwy 401 Corridor	3.5%		West Central Scarborough	-8.1%
Total	2.3%		Southern Etobicoke	-15.7%
Southern Etobicoke	2.3%		Rexdale	-20.7%
Dufferin Keele North	1.9%		Total	-21.0%
North West Etobicoke	0.9%		Dufferin Keele North	-25.4%
Don Valley/Hwy 404 Corridor	0.6%		Don Valley/Hwy 404 Corridor	-40.2%
South West Scarborough	0.1%		Weston Road Junction	-44.5%
Central Area/Waterfront	-0.3%		South West Scarborough	-48.4%
South East Scarborough	-3.9%		Dufferin Keele South	-50.3%
Weston Road Junction	-4.8%		Central Area/Waterfront	-58.7%

Absolute Change
Total Employment
	1983-89			1989-94
Southern Etobicoke	13,943		South East Scarborough	(304)
Tapscott/Marshalling Yard	13,572		Milliken	(1,103)
Rexdale	9,407		Tapscott/Marshalling Yard	(2,061)
Highway 400 Corridor	6,965		Scarborough/Hwy 401 Corridor	(2,283)
Dufferin Keele North	6,473		North West Etobicoke	(2,286)
Scarborough/Hwy 401 Corridor	6,424		West Central Scarborough	(4,891)
North West Etobicoke	5,829		South West Scarborough	(6,514)
South West Scarborough	5,612		Dufferin Keele North	(6,846)
Don Valley/Hwy 404 Corridor	3,721		Weston Road Junction	(7,366)
Dufferin Keele South	3,392		Central Area/Waterfront	(8,197)
Weston Road Junction	3,306		Dufferin Keele South	(8,498)
Central Area/Waterfront	3,286		Rexdale	(10,361)
Milliken	3,281		Highway 400 Corridor	(11,789)
West Central Scarborough	1,418		Don Valley/Hwy 404 Corridor	(12,532)
South East Scarborough	476		Southern Etobicoke	(13,450)
Total	87,105		Total	(98,481)
	1994-98			1983-98
Rexdale	5,214		Tapscott/Marshalling Yard	15,617
Tapscott/Marshalling Yard	4,106		Scarborough/Hwy 401 Corridor	6,009
Highway 400 Corridor	3,457		Milliken	4,363
Don Valley/Hwy 404 Corridor	3,308		Rexdale	4,260
Dufferin Keele South	2,891		North West Etobicoke	3,340
Milliken	2,185		Southern Etobicoke	1,322
Scarborough/Hwy 401 Corridor	1,868		Dufferin Keele North	986
Dufferin Keele North	1,359		South East Scarborough	137
Central Area/Waterfront	1,219		Highway 400 Corridor	(1,367)
Southern Etobicoke	829		Dufferin Keele South	(2,215)
West Central Scarborough	760		West Central Scarborough	(2,713)
South East Scarborough	(35)		South West Scarborough	(3,682)
North West Etobicoke	(203)		Central Area/Waterfront	(3,692)
Weston Road Junction	(1,896)		Don Valley/Hwy 404 Corridor	(5,503)
South West Scarborough	(2,780)		Weston Road Junction	(5,956)
Total	22,282		Total	10,906
Manufacturing & Warehousing Empl
	1983-89			1989-94
Tapscott/Marshalling Yard	7,379		South East Scarborough	(434)
Southern Etobicoke	4,673		Milliken	(480)
Scarborough/Hwy 401 Corridor	4,033		Tapscott/Marshalling Yard	(653)
North West Etobicoke	3,368		North West Etobicoke	(824)
Dufferin Keele North	2,422		Scarborough/Hwy 401 Corridor	(3,785)
Rexdale	2,044		West Central Scarborough	(3,829)
Highway 400 Corridor	1,885		Weston Road Junction	(4,533)
West Central Scarborough	1,594		Don Valley/Hwy 404 Corridor	(4,912)
Milliken	1,037		Highway 400 Corridor	(5,354)
South East Scarborough	556		Dufferin Keele North	(6,526)
Weston Road Junction	556		South West Scarborough	(6,589)
South West Scarborough	(77)		Central Area/Waterfront	(6,593)
Dufferin Keele South	(3,492)		Dufferin Keele South	(7,455)
Central Area/Waterfront	(4,652)		Rexdale	(8,330)
Don Valley/Hwy 404 Corridor	(6,281)		Southern Etobicoke	(10,260)
Total	15,045		Total	(70,557)

	1994-98			1983-98
Highway 400 Corridor	3,049		Tapscott/Marshalling Yard	9,251
Tapscott/Marshalling Yard	2,525		North West Etobicoke	2,783
Rexdale	2,127		Scarborough/Hwy 401 Corridor	1,735
Southern Etobicoke	1,759		Milliken	865
West Central Scarborough	1,615		South East Scarborough	(16)
Scarborough/Hwy 401 Corridor	1,487		Highway 400 Corridor	(420)
Dufferin Keele South	1,172		West Central Scarborough	(620)
Dufferin Keele North	719		Dufferin Keele North	(3,385)
Don Valley/Hwy 404 Corridor	350		Southern Etobicoke	(3,828)
Milliken	308		Rexdale	(4,159)
North West Etobicoke	239		Weston Road Junction	(5,672)
South West Scarborough	32		South West Scarborough	(6,634)
Central Area/Waterfront	(93)		Dufferin Keele South	(9,775)
South East Scarborough	(138)		Don Valley/Hwy 404 Corridor	(10,843)
Weston Road Junction	(1,695)		Central Area/Waterfront	(11,338)
Total	13,456		Total	(42,056)