WESTON BUSINESS COMMUNITY STREET AUDIT

Ward 27, York Humber.

Chair, Weston Business Community

(February 9, 1999)

Weston Business Community

Street Audit

Summary & Recommendations

February 5, 1999

Prepared by the Street Audit Working Group

Table of Contents

1.0 BACKGROUND

2.0 LIGHTING

3.0 TRAFFIC & SIGNAGE

4.0 MUNICIPAL STANDARDS

5.0 SECURITY7

6.0 GARBAGE

7.0 STREETSCAPE

8.0 LOITERING

9.0 POLICING

10.0 LANE-WAYS

11.0 SIGHT LINES

APPENDICES:

Appendix 1List of Participants, July 9, 1998

Appendix 2CPTED Principles

Appendix 3Rear Lane System

Appendix 4Areas identified for Lighting Deficiencies

CONTACTS:

David Hessels, City of Toronto, Economic Development Division

Maggie Knap, Office of Councillor Frances Nunziata

John Kiru, Weston Business Community

Joe Torzsok, Office of Councillor Bill Saundercook

1.0Background

Safety Audits are a process that brings individuals together to walk through a physical environment, evaluate how safe it feels to them, identify ways to make the space safer, and organize to bring about those changes. Safety Audits make use of the principles of Crime Prevention Through Environmental Design (CPTED), described in Appendix 2.

In response to a number of issues threatening the well-being of the Weston community, the Weston Business Community approached their local Councillor about the possibility of organizing a Safety Audit in the Weston Area.

Staff from the Toronto Police Service and various City departments were brought together with residents, business people and community organizations to complete an audit on July 9, 1998. Over 50 residents and representatives from various organizations attended, including members of the Weston Business Community, Weston Ratepayers, 12 & 31 Division Police Officers, 12 Division CPLC representatives, both local Councillors, Toronto Hydro staff, Municipal Standards and Economic Development staff, Friends for Friends representatives, and staff from CAN DO and the Black Creek Business Area Association. Support and advice was also provided by representatives from Parkdale Community Watch (the list of participants is attached as Appendix 1).

Comments from Audit participants were collected verbally during the audit and through surveys distributed to each of the participants. A follow-up session involving the Street Audit Working Group and Toronto Police Service Officers was held on September 29, 1998 to collect additional information and survey lighting conditions (see Appendix 4).

This report summarizes the issues which were identified during the Audit and recommends future actions.

2.0Lighting

2.1Comment

Through the Street Audit, participants identified a large number of public and private areas where lighting is deficient or where additional lighting would improve the perception of safety (see Attachment 4).

2.1.1Streets & Parks

Several properties were identified as having inadequate lighting along a major street or in main entry-ways. Along Weston Road there are two sets of light standards, utility pole fixtures which provide lighting to the street and ornamental light standards, which provide additional lighting to sidewalks.

Representatives of the Weston Business Community indicated that repairs are planned to upgrade and increase the wattage of ornamental fixtures, to improve the downward flow of light. A few instances were identified where bulbs should be replaced.

Utility pole-mounted fixtures are the primary source of lighting to the street and boulevard. However, along several sections of the street there are no fixtures in place and lighting appears to be deficient. Other locations where bulbs should be replaced were also noted.

2.1.2Private Properties & Lane-ways

Street Audit participants indicated that with few exceptions, lighting along side and rear lane-ways is substandard. Areas of inadequate lighting are very often the same areas Police refer to as problem areas for crime.

In sections of public lane-way, where lighting is maintained by Toronto Hydro, deficiencies and fixtures requiring repair or replacement were noted. However, many lane-ways are privately owned and utility-mounted fixtures are non-existent. Given the expense involved in installing new poles with lighting, Police and Hydro staff on hand recommended that property owners install sodium lights or motion sensors at the rear of their buildings.

2.1.3Parking Areas

On the evening of the audit, several parking facilities did not have adequate lighting or fixtures were not turned on. Audit participants were hesitant about entering these areas, even in the presence of Police. In order to 'reclaim' the safety of these areas during evening hours, communications must occur with property owners and any action which is available through Munipal Standards should be taken.

2.2Recommendations

2.2.1That Community Council request Toronto Hydro to report on the status of installing utility pole-mounted light fixtures within sections of Weston Road identified as being deficient.

2.2.2That Community Council request Toronto Hydro to report on the status of upgrades or repairs to lighting in areas of public lane where lighting was identified a being deficient.

2.2.3That communications occur with property owners as per recommendation 5.2.2.

2.2.4The Street Audit Working Group will inform the Municipal Standards Division of addresses of private properties where inadequate lighting affects community safety or perception for action.

3.0Traffic & Signage

3.1Comment

Participants indicated that the flashing hand signals at Lawrence Avenue West & Weston Road are too short and do not allow pedestrians, particularly senior citizens living in the area, to safely cross Lawrence Avenue West.

A stop sign has recently been installed on King Street at George Street to slow traffic adjacent to H.J. Alexander Junior Public School. Participants noted that because drivers are not accustomed to the stop, cars have been seen driving through the intersection without stopping. There was concern for pedestrian safety, particularly given its location, adjacent to a school. It was suggested that a flashing red light could be added above the sign, at least as a temporary measure. A painted white line would also encourage cars to stop.

At the 'T' intersection of John Street & Weston Road, there is no left turn from John Street onto Weston. Concern was expressed that the sign indicating 'no-left' is quite small and frequently ignored. This is particularly a concern for pedestrians crossing Weston and causes additional congestion at this already busy intersection. Police staff suggested replacing the green light with a right-pointing arrowed green to make it more clear to drivers that a left turn is prohibited. There is also a problem with the pedestrian crossing at this intersection, as it takes a considerable amount of time for the light to change after the cross-walk has been activated. The inconvenience of using the cross-walk encourages pedestrians to jaywalk.

The tendency of people to park on John Street near the intersection of Weston Road results in problems for TTC buses and other vehicles turning right off of Weston. Buses are often forced to turn into oncoming traffic to avoid parked cars.

Traffic flow and circulation in the lane-ways and parking areas behind Weston Road from John Street to Elsmere Avenue is confusing and has lead to several minor traffic accidents. Participants in the Street Audit noted that a stop sign which was located where the lane-way meets Elsmere Avenue was damaged and never replaced. It is not clear to drivers which sections are one-way. Analysis of traffic flow in this busy area is needed to determine what additional signage is necessary. Meetings with property and business owners may be required as this issue relates to the access to private parking areas.

It was also noted that one of the parking meters on Weston Road is damaged and will require a new post.

3.2Recommendations

3.2.1That the Commissioner of Works & Emergency Services be asked to report to Community Council on the status of the following issues:

·Introduction of a new signage or other lane-way improvements to correct traffic flow problems in the lane-way on the east side of Weston Road, north of John Street, and on Elsmere Avenue.

·Crossing signal intervals at the intersections of Weston Road & Lawrence Avenue West and Weston Road & John Street.

·The creation of a 'no-stopping' zone along the section of John Street closest to Weston Road.

·The feasibility of installing a flashing red light and painted line at the intersection of King Street and George Street.

·Replacement of the existing green light at the intersection of John Street and Weston Road with an arrowed signal (right only).

·Repair or replacement of broken parking meter in front of 1825 Weston Rd.

4.0Municipal Standards

4.1Comment

Neglect for the appearance of many properties was seen as major concern of Street Audit participants. Poor maintenance relates to the image and perception of the area and has a cumulative impact on the area's ability to attract customers and on the livelihood of its businesses. In order for Weston to promote its identity as a village within a large city, some of its 'big city' issues must first be dealt with.

A higher standard of care is achievable through use of the City's Property Standards By-law and a policy of zero tolerance. This approach requires that residents, property owners and businesses make municipal officials aware of un-kept, substandard, or dangerous properties and that action be taken in a timely manner.

The principal issues which were identified are as follows:

·Presence of refuse, debris and garbage in rear lane-ways and adjacent to lane-ways was frequently noted. In some instances there were piles of building materials or garbage which should be removed;

·Overgrown weeds in lane-ways, along fence lines, and on vacant properties. In some cases weeds interfere with sight lines and obscure passive surveillance of parking areas;

·Shrubbery that obscures views from the street, which could act as a hiding place;

·Several buildings were identified for maintenance issues, mainly related to facades; and

·In some instances there were derelict vehicles which must be removed.

4.2Recommendations

4.2.1The Street Audit Working Group will forward problem addresses and issues identified to the Municipal Standards Division for action.

5.0Security

5.1Comment

Issues of security which were identified relate to buildings that are not secured, un-gated access to lane-ways between stores, access to rear yards, and impediments to the natural surveillance of public and private space. Complicated with issues of property standards and poor lighting, these areas can become centres of illicit activity, targets for vandalism, and pose risks of breaking and entering.

In many situations, Audit participants were concerned by narrow lane-ways between buildings, which are un-gated and unlit. Lane-ways which do not provide principal access to commercial or residential units should be fenced or gated. The external face of the fence or gate should be constructed to prevent climbing and gates should be locked to eliminate unwanted access to these spaces. The lane-way fence adjacent to 1935 Weston Road was suggested as a desirable treatment.

The areas behind Weston Road stores were of most concern from a security standpoint. In many cases, fences between rear yards are either in a poor state of repair or there are gaps between them. It was suggested that if the rear yard area has good surveillance from a public street or from several dwelling units a secure see-through fence is preferred. If there is not an opportunity for pedestrians or residents to see any activity in the area, a solid screen fence is suitable (the public and private rear lane system is shown in Appendix 3).

Often rear lane-ways are not continuous, creating concealed 'hot spots' where Police encounter problems of drugs, loitering and prostitution. In addition to improving maintenance and lighting of these areas, heavy vegetation should be trimmed back and fencing should be upgraded to prevent access.

Several businesses have installed bars or shielding over their windows. Such work is not encouraged because it merely contributes to a perception of the area as being unsafe. Shielding can, in fact, increase the chances of breaking and entering, since passers-by cannot see what is going on inside the store. Instead, Police recommend interior lighting which permits a good view of the inside of the store at all times and provides additional lighting to the public sidewalk. On the evening of the Audit, several stores were not lit.

In one instance an exit stairway from an underground parking structure was unlit and out of public view.

5.2Recommendations

5.2.1The Street Audit Working Group will forward a list of locations where the condition or lack of fencing or gating poses a risk to the security of the area to the Municipal Standards Division for action.

5.2.2Education & Communication Plan

Most of the issues noted above with respect to rear or side lane-ways relate to private property. Virtually all of these concerns could be remedied by private property owners at a very nominal expense, improving the security and marketability of their buildings. In these instances, by-law enforcement may not be the most effective option. A program of education and one-on-one communication with owners and tenants would create much greater 'buy-in'.

It is recommended that representatives of the Weston Business Community, Street Audit participants, 12 Division Police representatives, and City staff meet to develop a communication plan identifying ways in which businesses, residents and property owners can contribute to making the area safer through CPTED principles. This plan could involve a brochure identifying:

·Cost-effective rear lane lighting treatments;

·Fencing and gating options for rear and side lane-ways;

·Suitable standards for doors, locks, interior lighting, and window treatment;

·Municipal Standards requirements; and

·'Good habits' which will discourage vandalism and breaking and entering.

6.0Garbage

6.1Comment

Several issues were identified with respect to the manner in which garbage from businesses and apartments is placed on the curb for collection and the presence of litter on the street.

Municipal by-laws require that garbage placed on the curb for collection be enclosed in cans or large green bags, tied securely. On the evening of the Audit, participants witnessed household garbage placed on the curb in piles or in grocery bags. This creates a shabby appearance for the street and contributes to blowing litter, which collects elsewhere.

As many of the sidewalks on Weston Road are quite narrow, improperly placed garbage interferes with shoppers and others using the street. In addition, garbage is often set out days before the scheduled collection.

In some cases garbage from the stores and apartments has been placed improperly, in the pedestrian garbage receptacles. Locations were identified where additional pedestrian receptacles are needed.

Placement of garbage in the proper manner is a difficult standard to enforce, particularly when it relates to residential tenants living above the stores.

Several locations were also identified where there are piles of garbage or building materials on vacant properties or rear lanes.

6.2Recommendations

6.2.1The Street Audit Working Group, with the assistance of staff, will prepare a Waste Collection Calendar for businesses and tenants, indicating the garbage collection schedule for Weston Road and Lawrence Avenue West and proper manner in which garbage should be placed for collection.

6.2.2The Street Audit Working Group will provide the addresses of properties identified for infractions to the Municipal Standards Division for action.

7.0Streetscape

7.1Comment

With respect to Streetscaping, the primary concern of Street Audit participants was the narrowness of sidewalks on Weston Road, particularly given the high volumes and speed of traffic to and from Highway 401. Toronto Transportation Surveys indicate that as many as 20,517 vehicles use Weston Road in a given day. A new pedestrian operated traffic light was installed just north of Wilby Crescent after a pedestrian was struck.

Creative design solutions are needed to increase the comfort level for pedestrians on this main arterial. Some of the potential initiatives identified by Audit participants included:

·Creating Parking Bays on Weston Road, to separate pedestrian areas from traffic;

·Weston is the "Home of the Bicycle" - a dedicated bicycle lane would create a more comfortable distance between pedestrians and passing traffic; and

·'Sidewalk clutter' should be reduced by:

·Moving newspaper boxes which obstruct pedestrian traffic;

·Removing surplus TTC poles (located on King Street and Weston Road); and

·Relocating Consumers Gas lines which protrude from the sidewalk.

With respect to improving image and aesthetics of the Weston area the following initiatives were discussed:

·Increasing the number of pedestrian garbage receptacles (Attention should be given to maintaining a consistent style of street furniture);

·Installing additional bicycle racks in appropriate locations; and

·Improving the pedestrian area on the north-east corner of Weston Rd. and Lawrence Ave. W., in front of 1901 Weston Road (the Weston Business Community has since undertaken a streetscaping project on this corner).

Access between Little Avenue Park and Cruikshank Park was also raised by Street Audit participants. Currently there is no sidewalk or stairway connecting the two parks and due to the change in grade pedestrians must walk on the street. It was felt that a direct landscaped linkage between the two parks would improve safety and accentuate Little Avenue Park as an attractive feature of Weston.

7.2Recommendations

7.2.1That Community Council request Consumers Gas to relocate gas lines which protrude from the public sidewalk on Weston Road.

7.2.2That the following elements be taken into account in any Transportation Services Division reconstruction projects or in any planned or ongoing Capital programs on Weston Road:

·Creating Parking Bays on Weston Road;

·Dedicating a bicycle lane on Weston Road;

·Increasing the number of pedestrian garbage receptacles; and

·Installing additional bicycle racks in appropriate locations.

7.2.3That copies of this report be forwarded to the Commissioner of Urban Planning & Development Services and Commissioner of Works & Emergency Services.

7.2.4That the Commissioner of Economic Development, Culture & Tourism be requested to investigate opportunities to create a pedestrian connection between Little Avenue Park and Cruikshank Park.

8.0Loitering

8.1Comment

The issue of loitering is connected to problems of prostitution and sale of drugs. Audit participants felt that an increased police presence in the form of foot patrols may be used to discourage loitering without interfering with the residents' enjoyment of the street.

Lighting improvements identified in section 2 would also have the effect of discouraging loitering.

Initiatives are underway to eliminate unnecessary pay phone booths in the area, and restrict the hours in which phones may be used for non-emergency calls. The purpose of these initiatives is to eliminate opportunities for drug dealers to use the phones during evening hours. Additional unnecessary pay phones were identified and the cooperation of property owners and Bell Canada will be sought to have these booths removed.

8.2Recommendations

8.2.1That Community Council request the Chief of Police to increase Police foot patrols in the Weston Road/Lawrence Avenue area, particularly in the rear lane areas south of Lawrence Avenue West.

8.2.2The Street Audit Working Group will communicate with property owners and Bell Canada regarding the removal of unneeded pay phones.

9.0Policing

9.1Comment

Lawrence Avenue West is the dividing line between 12 Division and 31 Division of the Toronto Police Service. 31 Division has two dedicated Police Officers for the areas of Weston north of Lawrence Avenue West. There was concern expressed, however, that foot patrols should be increased in the areas south of Lawrence Avenue West. 12 Division may require additional resources to meet this need. Attention should be focused on monitoring concealed rear lane areas, to discourage loitering and illegal activity.

Residents and community representatives should be encouraged to communicate with 12 and 31 Division Police on issues affecting community safety, by contacting P.C. Lambe, 808-1208 (12 Division) or P.C. Harris, 808-3108 (31 Division) or through the Community Police Liaison Committees. For emergency matters call 911.

9.2Recommendations

9.2.1As part of the Education & Communication Plan, identified in Recommendation 5.2.2, the Community should be informed of the CPLC's role in dealing with problem properties and businesses should be encouraged to become more involved in the CPLC.

10.0Lane-ways

10.1Comment

Many of the issues identified in terms of lighting, maintenance and security of rear lane-ways relate to the traffic pattern of lane-ways. Many of the rear lane-ways are not continuous, they often serve only a few properties and are separated from adjacent lanes with fencing.

The side lane-ways which provide access to these rear lane parking areas are also a concern.

Greater passive surveillance would be achieved by creating a continuous lane system through the rear of each property, eliminating unlit, un-kept 'pockets' around fences. In addition, a continuous lane system would allow for garbage collection at the rear of the properties, rather than on Weston Road.

10.2Recommendations

10.2.1That the Commissioner of Corporate Services be asked to report on the feasibility and cost of creating a continuous public rear lane between John Street and South Station Street as shown in Attachment 3, and upgrading public rear lanes as necessary to allow continuous access and garbage collection.

11.0Sight Lines

11.1Comment

Preservation of sight lines for pedestrians and passing motorists is critical to the principles of CPTED. In various locations, shrubbery or overgrown vegetation was identified which obscures views from the street and other activity areas. In other situations, improvements to buildings or construction of fencing are required to eliminate concealed spaces. Some of these issues may be dealt with through Municipal Standards as they relate to routine maintenance. Other issues will require communication with the property owners to explain the potential problem and recommend cost-effective solutions.

11.2Recommendations

11.2.1That the Commissioner of Economic Development, Culture & Tourism request staff to prune the trees in the public square at Weston Road & Lawrence Avenue West to improve sight lines in the seating area.

11.2.2The Street Audit Working Group will provide the addresses of properties identified for infractions to the Municipal Standards Division for action.

APPENDIX 1 - List of Participants, July 9, 1998

Carol BarberWeston Ratepayers

Lorne BergBlack Creek Business Area Association

Don BoyingtonResident

Frank BraceFriends For Friends

Roselyn BraceFriends For Friends

Marvin BrownFriends For Friends

Roy BrownResident

Tom BundaCentral Restaurant

Susan D'OliveiraParkdale Community Watch

B. DouglasResident

Mary FarraceResident

Pearl GoodmanResident

David HesselsCity of Toronto, Economic Development

Paul HoggToronto Police Service, 12 Division CRU

Glenn HoltParkdale Community Watch

Bridget JohnsonResident

Mark KinghamSt. John's Anglican Church

John KiruWeston Business Community

Maggie KnapOffice of Councillor Nunziata

James LambeToronto Police Service, 12 Division

Ellen LeeResident

Barry LoweWeston Business Community

Frank MammoneResident

Maria MammoneResident

Frances NunziataCouncillor, Ward 27

Richard NytkoToronto Hydro, York Division

Ray OehlerHealth Food Store

Joan OlahResident

Ken ParrintonToronto Police Service, 31 Division CRU

Antoinette PincenteResident

Terry PhebyToronto Police Service, 31 Division CRU

Carley SalaWeston Ratepayers

David SalaCity of Toronto, Municipal Standards

Bill SaundercookCouncillor, Ward 27

Shirley SimpsonResident

Barbara Spyropoulos12 Division CPLC

Wayne StumpResident

Marjorie SuttonMt. Dennis Community Association

Bonnie TaylorCAN DO

Suri WeinbergWeston Business Community

Tuffy ZidnerZidner Real Estate