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CORRECTION:
Valentine Luncheon and Craft Sale  Friday February 12 at 1pm. at
St. Dunstan of Canterbury Anglican Church, 56 Lawson Rd, Scarborough . Ticket $15. Phone 416-283-1844  MattiWear Presentation.


NEXT issue is
MARCH 2016
The Booking / Payment Deadline is
Feb. 10th, 2016 (5:30pm)
Delivery starts Feb. 24th
416-691-4085
15 New Condos to Be Built from
Main St. to Port Union
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Happy Valentine’s Day and Family Day Weekend!
from Bluffs Monitor

Pick Up a Copy!
at most stores, banks, libraries or community centres in the
Scarborough Bluffs
Communities along the lake between
Victoria Park and Port Union
villages.
Northern boundaries are
Eglinton on the west and 401 / Island Rd. on the east.
Bluffs Monitor can also be found in stores along Kingston Road west of Victoria Park Ave., to Main St., also in the Main Street Library and in Loblaws on Victoria Park Ave.

House to House delivery
by our  Volunteers
on select streets
throughout the Bluffs area.
Birch Cliff
Oak Ridge
Clairlea
Cliffside
Cliffcrest
Scarborough Village
Guildwood
Highland Creek
West Hill
The cranes are finally into the site of Haven on the Bluffs, which has been eagerly and anxiously awaited by the Cliffside community for a few years now
• MARCH Issue
Delivery starts
Feb. 24’16
Please have all ads/articles/payments

IN by
Wed., 5:30pm
Feb. 10th’16

416-691-4085

2016 Deadlines:
Please check under:
“Advertising”

Churches! Lent / Easter Directory MARCH’16
- call Bluffs Monitor 416-691-4085 before Feb. 10th!
 

Pick Up a Copy!
at most stores, banks, libraries or community centres in the
Scarborough Bluffs
Communities along the lake between
Victoria Park and Port Union
villages.
Northern boundaries are
Eglinton on the west and 401 / Island Rd. on the east.
Bluffs Monitor can also be found in stores along Kingston Road west of Victoria Park Ave., to Main St., also in the Main Street Library and in Loblaws on Victoria Park Ave.

House to House delivery
by our  Volunteers
on select streets
throughout the Bluffs area.
Birch Cliff
Oak Ridge
Clairlea
Cliffside
Cliffcrest
Scarborough Village
Guildwood
Highland Creek
West Hill
The photo at the top of this page is of the Bluffs today, seen from the bottom of Brimley in what is known as Bluffers Park
They have a history of European occupation going back to the seventeen hundreds. Lowland Scots emigrated to this area after being pushed out of their farms in Scotland by the titled gentry. Some of their descendents still live here today.
The name “Scarborough Bluffs” was given to it by Elizabeth Graves Simcoe, wife of the first Lieutenant Governor of Upper Canada,
John Graves Simcoe because it reminded her of Scarborough Bluffs in England.
The Bluffs are the only geologically scenic area in the greater Toronto area but are also a geologic wonder, visited by scientists from all over the world to study its exposed history of the planet.  

Scarborough Communities are Unique!
photo by Derek Pinder
by Derek Pinder
   Our first in this series of articles appeared in the December issue of the Bluffs Monitor.
 In this second article we will take a look at the magnitude of the construction of condos that are on or in the vicinity of Kingston Road, from Main Street to Port Union Road.
 We have identified 15 new buildings ranging from some that are nearing completion to some still on the drawing board. 40% of these new buildings are in Birch Cliff, 33% in the Beach and 13% in Scarborough Village. The 15 buildings contain a total of about 1,200 units of which 27% are in Birch Cliff, 23% in the Beach and 22% in Cliffside.
   Why is the development of condos concentrated at the west end of Kingston Road? There seem to be a number of reasons that have come together at the same time. Two of the three City-of-Toronto community studies have been in the west and they have attracted builders through neigh-bourhood rezoning. This boost to the supply side has been complemented by a robust demand side where there is a growing recognition that the western reaches of Kingston Road are lovely places to live at affordable prices and are close to downtown Toronto. The April edition of Toronto Life identified Birch Cliff as one of the top three Toronto neigh-bourhoods for first-time buyers and, furthermore, the Beach and Cliffcrest have seen high rates of population growth. All of this is good news for developers, and Birch Cliff and Cliffside have experienced some of the biggest increases in property values in the city.
 It is notable that most of the new condos in the west describe themselves as “luxury” and “boutique” and this style is attractive to existing community residents as well as newcomers. This area is home to some of the Bluffs’ wealthiest citizens who have worked hard over the years to enhance their communities. Many of these citizens are now empty nesters who are looking at downsizing but want to remain in their locale, and developers are openly wooing this demographic sector. A prime example is the Kingston & Company condos who say that most of their buyers are local people.

   The three communities for which the City has performed studies are Birch Cliff, Cliffside and Highland Creek, and for each community Urban Design Guidelines (UDGs) have been developed. The studies and guidelines are impressive in their detail and were prepared after
consultation with the affected communities and so they reflect the wishes of us, the citizens. Our comparison of the design of proposed condos along Kingston Road shows them to be largely compliant with the guidelines and to be architecturally attractive. They complement the existing environment and are a significant improve-ment on the used car lots and motels that many of them replace. It is interesting that, in our opinion, designs that are subject to UDGs are markedly superior to those that are not.
   Although we are unqualified to forecast the impact of the new condos on traffic, if we apply a few rules of thumb it appears that peak traffic volumes in Birch Cliff and the Beach could increase by five to ten percent, which is significant. An associated issue is parking. Most of the planned condos will provide underground parking with no direct access from Kingston Road so that traffic will not be impeded. However, residents are concerned that there is insufficient parking, which will lead to increased street parking, especially in communities where such parking is already at a premium. The Haven on the Bluffs is the only building that includes a parking space in the price of each
apartment. Elsewhere the cost ranges from $10,000 to $36,000, in addition to which there is a monthly maintenance fee of about $35. It is feared that these costs will encourage residents to rely on street parking. Visitor parking is another issue. From the available statistics, the best availability is one visitor space per two units while the worst is one space per 29 units. Again there are concerns that visitors will eat up the available street parking.
   The condo purchase cost per square foot is progressively lower as you travel along Kingston Road from west to east, which complements the demo-graphics. It is interesting to note, however, that only in the Beach is the cost higher than the GTA average which confirms that the eastern part of the city is relatively affordable.
   In conclusion, there are fewer than two new condos per kilometre of Kingston Road. They are, however, concentrated in the western end because that is the area that is most attractive to developers. Visually they improve the areas in which they are being built and it appears that the only potential negative impacts will be traffic related.
  In the next issue of the Bluffs Monitor we will go back to our opening question: should we be resisting or embracing the development of condos along Kingston Road?