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Socio-Economic & Land Use Characteristics - Yonge North Subway Extension

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Key Findings

  • Land use designations in the study area include residential, mixed-use areas, employment/industrial, intensification (increase in development and population), utilities/transportation, parks/open space/recreation areas, natural heritage system, and Parkway Belt West Plan. The Parkway Belt West Plan aims to reserve land for infrastructure such as transit, hydro and electric power facilities.
  • The proposed Subway Extension would effectively connect two Urban Growth Centres that have been identified by the Province of Ontario for transit, and transit-supportive development, in an effort to establish “complete communities” where you can live, work and play.
  • Segment 1 is comprised of high-density mixed residential uses (within approximately 100 m of Yonge Street), as well as several parks, parkettes, recreation areas and open spaces. Segment 2 consists of low and mid-rise apartments and condominiums as well as single-detached homes. Beyond the Yonge Street corridor and north of Royal Orchard Boulevard, this segment of the Study Area consists of low-density residential neighbourhoods. Commercial uses within this segment consist mainly of low-density commercial plazas. There is also a high concentration of parks, recreation areas and open spaces. Segment 3 contains primarily low-density residential neighbourhoods, as well as a series of commercial plazas.
  • Potential construction impacts include land use and access disruption, nuisance effects from construction activities, potential temporary road closures, and visual effects from construction activities. These impacts will be temporary and are anticipated to be reduced or eliminated by implementing appropriate mitigation measures such as providing temporary lighting, wayfinding signs, detours and cues for navigation around the construction site; maintaining access to nearby land uses where feasible; developing communications and complaints protocols; developing Traffic Control and Management Plan(s); and providing a screened enclosure for the development site(s), where required.
  • Potential impacts associated with operations include visual impacts from permanent public-facing structures such as Stations, and light pollution associated with the proposed Train Storage Facility.

Potential Effects & Mitigation Measures

Potential Effects:

Construction Phase

  • Permanent and temporary property acquisition (property requirements will be confirmed as planning and design progress)
  • Nuisance effects (e.g., dust, noise and vibration) from construction activities
  • Potential for temporary disruption of access to adjacent lands
  • Visual effects from construction areas/activities 
  • Potential for light trespass, glare and light pollution effects

Operational Phase

  • Visual effects from permanent public-facing structures
  • Potential light pollution associated with overnight maintenance and storage activities at the Train Storage Facility location

Mitigation Measures:

Construction Phase

  • Confirm specific property requirements during design, and engage in ongoing consultation with affected landowners to identify appropriate site-specific mitigation measures
  • Develop a communications protocol to provide notifications to the community, and address complaints in a timely manner.
  • Develop an air quality management plan to mitigate potential impacts of dust during construction (see Air Quality for further detail and more mitigation measures).
  • Develop a plan to manage noise and vibration during construction (see Noise & Vibration for further detail and more mitigation measures).
  • Maintain access to businesses during working hours, where feasible. Where regular access cannot be maintained, provide alternative access and signage.
  • Provide clearly marked pedestrian and cyclist detours where required.
  • Provide screened enclosures along construction site boundaries where necessary.
  • Develop a plan and apply appropriate mitigation measures to reduce the effects of light pollution.

Operational Phase

  • Reduce visual effects of project structures by considering their location, building materials, architectural design, and surrounding landscape treatments.
  • Develop a plan to reduce the effects of light pollution and comply with all local applicable municipal by-laws and Ministry of Transportation practices for lighting in areas near or adjacent to highways and roadways regarding outdoor lighting for both permanent and temporary construction activities, and incorporate industry best practices provided in ANSI/IES RP-8-18 – Recommended Practice for Design and Maintenance of Roadway and Parking Facility Lighting.

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