Joe McAllister on the Bloor/Dufferin development

May 4, 2019

After a late-winter community celebration at the Burdock, those wanting rational development at Bloor Dufferin were plunged into April’s meetings and open houses; trying to make sense of the development pressures on our community.

LPAT meeting April 18

The Local Planning Appeal Tribunal hearing on April 18 was anti-climatic. This pre-hearing was to determine ground rules surrounding the developer’s contention that the city is not proceeding with approval of the school-land development in a timely manner.

Instead of a hearing, there was a teleconference delaying the pre-hearing until No-vember 25. But this doesn’t mean nothing is happening in the background. Capital Development lawyer Kim Kovar told the tribunal they are submitting a revised proposal and expect it will go forward to the Community Council quickly. More importantly she said Capital hopes to reach a settlement agreement with the City Planning department before the November pre-hearing.

A settlement agreement means city planning and the developer agree on how to proceed with the development. If an agreement isn’t reached a more extensive LPAT hearing will be held.

Build a Better Bloor Dufferin spokesperson, Andrea Adams, jumped in and reportedly complained that the city and developer are hatching deals behind the backs of the community and without our input. There was some agreement to this assessment by tribunal chairman Gerald Swinkin.

You can find the revised proposal here, just type in 90 Croatia St. http://app.toronto.ca/DevelopmentApplications/associatedApplicationsList.do?action=init&folderRsn=4250983&isCofASearch=false&isTlabSearch=false

City Planning Consultation and the New Proposal

The feeling the community has not been fully involved in the planning process was also enhanced by an April 2 meeting with the City planning department and councillor Ana Bailão. It was to be an informal meeting seeking information on developer contributions to affordable housing, the Hub (community centre), parks and public spaces.

Instead, the meeting was, at the last minute, joined by Capital Development repre-sentatives who presented a short review of their most recent proposal. The new proposal has reduced the height of the three tallest towers, from 47 to 39 stories, 44 to 40 stories, 25 to 23 stories; but increased one of the towers from 11 to 16 stories. In comparison, the tallest building at the intersection now is the New Horizon’s tower at 15 stories. At 40 stories, the height of the proposed towers are five to ten times the heights allowed by the city’s Official Plan.

There are various changes to the daycare site provisions, some improvements to community space and parks. And a welcome 10% increase in large—family friendly—three bedrooms condos.

There is also a newly designated public square at the south-west corner of Bloor and Dufferin. This will be privately-owned but publicly accessible, which means street people can be ejected from the square.

Members of the BBBD group attending the meeting made it clear the community has not been involved in meaningful discussion with either city planning or Capital about this newest proposal. And joining a discussion between citizens and their councillor at the last minute should not be construed by the developers as consulting the community.

Ana has promised more community involvement as the plans go forward, includ-ing regular meetings. But there is a feeling this proposal is being pushed forward without proper scrutiny.

For example, little is known about what are often called section 37 funds. These developer payments will fund affordable housing and community space for our new neighbours at Bloor/Dufferin. But we don’t have an estimate of the money from section 37 funds that Capital will pay for an official plan amendment allow-ing their condo towers. The funds are not insignificant, if we look to the condo complex to be built at the Galleria Mall at Dupont and Dufferin. In return for major amendments to the offi-cial plan allowing the developer much higher density, the City requires the Galleria developer: construct 150 affordable residential units, spend at least $6-million for a brand new Wallace Emerson Community Centre, donate 1.2 acres for a ready-to-go park, spend $1-million for public art and many, many other amenities.<https://www.toronto.ca/legdocs/mmis/2018/te/bgrd/backgroundfile-115584.pdf>

The new Galleria will have 3,400 condos/apartments, some retail space and range to 29 stories high. The development proposal for the school lands at Bloor Dufferin calls for over 2,000 residential units, significant retail space and building height ranging to 40 stories.

Ana is bargaining hard to obtain not just section 37 funding but other city, provincial and federal funds to support housing and community space. We need to support her efforts.

Dufferin Mall Apartments

The other major change proposed for our neighbourhood was highlighted at the April 2 open-house held by Primaris Management. It was the second event to re-veal details of a proposal for two large apartment complexes on the northern edge of Dufferin Mall. Parking lots will be transformed into four apartment towers ranging to 39 stories with about 1,500 units (bachelor, one-bedroom, two-bedroom etc.)

There is little new to report from the second open house, beyond some minor ad-justments to the proposal. But the vice-president of Primaris in charge of the Dufferin Mall project, Matt Kingston, was available—with a full team of associ-ates—to answer any questions. Also on hand was Ana Bailão and representatives from city planning.

Primaris is expected to file a development proposal for the apartment buildings in late spring or early summer. There has been no talk of community benefits from a development of 1,500 units but we appreciate Primaris holding two public information meetings before even filing a development application.