Expropriation of All Property Interests at
1560 Bayview Avenue for the Purpose of
Establishing a Municipal Parking Lot
(Ward 22 - North Toronto)
The Administration Committee recommends the adoption of the following report (December 20, 1999) from the
President, Toronto Parking Authority:
Purpose:
To authorize the commencement of expropriation proceedings of the interests at 1560 Bayview Avenue for municipal
public parking purposes.
Financial Implications and Impact Statement:
The Toronto Parking Authority has identified funds in its capital budget for the purchase of property in this area. Funds
will be provided from Parking Authority revenues and a benefiting assessment.
Recommendations:
It is recommended that:
(1) authority be granted to initiate the expropriation process for the property interests detailed herein;
(2) authority be granted to serve and publish Notices of Applications for Approval to Expropriate said property interests, to
forward to the Chief Enquiry Officer any requests for hearings that are received, and to report the Enquiry Officer's
recommendations to Council for its consideration; and
(3) the appropriate City officials be authorized and directed to take the necessary action to give effect hereto.
Background:
The Parking Authority has determined that there is an existing 52 space shortfall in the area of Bayview Avenue between
Soudan Avenue and Millwood Avenue. The Parking Authority has been looking for a property in this area for a number of
years to address this shortfall. At present, the only Authority facility in this area is a 20 space parking garage located on
Millwood Road east of Bayview. Title to all sites purchased by the Parking Authority is held in the name of the City of
Toronto, which designates such sites for municipal parking purposes.
The Parking Authority has tried to locate property on Bayview Avenue in order to minimize the impact on the residential
community. Consequently, properties on Bayview Avenue were pursued including the subject property. In the spring of
this year, staff, in conjunction with the area councillors and a representative of the Bayview retail businesses identified an
appropriate property for our purposes in the heart of the Bayview shopping district. The owner of the property was
approached by a real estate broker acting on behalf of the Parking Authority, but declined to sell.
Comments:
The following is a summary of issues related to the recommended acquisition of this property:
The site of 1560 Bayview Avenue is located on the north-west corner of Bayview Avenue and Belsize Drive and is
approximately 75.5 feet wide by 107.13 feet deep (see attached location map). The gross floor area of the existing building
on the site is approximately 15,683 square feet. There appears to be approximately 10 tenants occupying the building made
up of five retailers and five office tenants. In order to establish the carpark, it will be necessary to vacate and demolish the
building. We have determined that approximately 23 parking spaces can be accommodated on the site. It will be necessary
to expropriate the fee simple interest of the owner(s) of the property, the interest of all tenants, and any other interests
revealed by a search of title and/or provided for in the Expropriations Act.
The proposed Power Centre, to be located on Laird Drive south of Eglinton Avenue East, has created apprehension from
the business community that they will be severely impacted by this new retail mega project. Retailers on Bayview are very
concerned that they will lose business because of the lack of parking on Bayview Avenue.
Given that this is a vibrant shopping district, the establishment of a carpark at this location makes good planning sense.
This project will satisfy approximately half of the parking shortfall in the area.
Although the parking facility will operate at a profit, these profits are not significant to cover the cost of acquisition and
development. As a result, the Authority will require that a special levy be enacted whereby the benefiting commercial
property users in the area contribute to the cost of establishing the facility. This project will benefit the area businesses as it
will be in the heart of the Bayview shopping district, and based on discussions with the business owners it appears that they
will support a benefiting assessment for this project.
For the following reasons the subject property is ideally located to meet the needs of the local retail strip:
(1) It is a corner site located at the north-west corner of Bayview Avenue and Belsize Drive, in the heart of the Bayview
shopping district and we believe that it will best meet the parking needs of the area.
(2) It meets the Parking Authority's standards for a parking lot with a double-loaded aisle. This site is one of the few sites
in the area with the appropriate dimensions.
(3) Access and egress from the site will be from Bayview Avenue which greatly reduces the possibility of cars infiltrating
the residential neighbourhood. Being located at a corner location with a flanking residential street, pedestrian conflicts are
minimized. With a residential street flanking the south side of the site, vehicular site lines are improved entering and
exiting the lot.
The owner of the property was approached concerning a possible sale by a real estate broker acting on behalf of the Parking
Authority. The owner expressed an unwillingness to consider a market transaction at the present time. The Parking
Authority is therefore requesting Council authority to proceed by way of expropriation.
Conclusions:
Staff have determined that there is a significant public parking shortfall in the area and this acquisition is consistent with
the Parking Authority's mandate to meet the parking requirements of local business areas. It appears that the local
businesses will be supportive of a benefiting assessment to pay the cost to acquire the site.
In the event that City Council approves the recommendations of this report, the Toronto Parking Authority intends, prior to
exercising the expropriation authority granted by Council, to make reasonable efforts to acquire the property through a
voluntary transaction with the owner and tenants. To the extent that we are unsuccessful, we will commence expropriation
proceedings of the interests of the subject property. TPA has looked at numerous sites between Millwood Road and
Hillsdale Avenue which we have defined as the core parking demand area. We believe that this property, based on the
criteria outlined above, is the appropriate site to acquire.
Contact:
Maurice J. Anderson
President
Telephone: (416) 393-7276
Facsimile: (416) 393-7352
Lorne Persiko
Director, Real Estate and Development
Telephone: (416) 393-7294
Facsimile: (416) 393-7352
E-Mail: lpersiko@toronto.ca
List of Attachments:
Location Map
(The foregoing report was released publicly at the meeting of the Administration Committee having been advised by the
Legal Department that there was no requirement for it to be considered in-camera. A copy of the location map attached to
the foregoing report was forwarded to all Members of Council with the January 11, 2000, agenda of the Administration
Committee, and a copy thereof is also on file in the office of the City Clerk.)
