Welcome This is a Community meeting about Westbank’s proposed redevelopment of Honest Ed’s / Mirvish Village.

Agenda The Agenda for this evening is as follows:

6:30 – 7:30 - Open House

Birds Eye View Looking North East 7:30 – 8:00 - Presentations from City Planning and Westbank

8:00 – 9:00 – Questions and Comments

Talk to Us A number of City Staff are here to listen to your comments and answer questions. The applicant and their team is here too.

Write Down Your Comments Please fill out a comment form, post your comments on the boards around the room, or email Graig Uens in City Planning with your comments - guens@.ca

Birds Eye View Looking South West

Visit the Project Website www.toronto.ca/planning/mirvishvillage

We Plan TO... By Embracing Innovation. By Balancing a

city-wide vision with neighbourhoo d interests.

By continually working to broaden participation in City Building.

Cities are places where people can live, learn, work, visit and play. They should offer a wide range of services - schools, parks, health care, stores, restaurants and transportation, to name just a few. Cities that are vibrant and attractive are where residents, visitors and businesses want to be. Toronto is such a place. Learn More About the City Planning Strategic Plan at: The City Planning Division is helping to build Toronto’s future www.toronto.ca/planning

– how it looks, how it feels, how it moves and the opportunities it provides in terms of jobs and services to its residents. The City Planning Strategic Plan is part of the framework that guides how we Plan TO…

The Surrounding Area

The site is Located at the south-west Corner of West and Bathurst Street.

2 The site is known generally as the location of 1 Honest Ed’s and Mirvish Village and is surrounded by 4 Distinct Neighbourhoods: ; ; Palmerston; and .

The Site is on the Bloor Subway Line and the Bathurst Streetcar Line. 3 Notable Locations: 1. St. Peter’s Church 2. Bathurst TTC Station 3. B.Streets Condos 4. Randolph Academy 4 5. Central Technical Institute

5 The Official Plan - Urban Structure

The Council-approved Official Plan is a comprehensive guide to land use and development in the City.

The Official Plan locates the subject property on an “Avenue”.

Avenues are important corridors along major streets where reurbanization is anticipated and encouraged to create new housing and job opportunities while improving the pedestrian environment, the look of the street, shopping opportunities and transit service for community residents.

The Official Plan encourages intensification along Avenues however this intensification must respond to the characteristics of each Avenue and is generally not intended to be uniform.

Official Plan Map 2.: Urban Structure The Official Plan Land Use The Official Plan designates the subject property as the “Mixed Use Areas” land use designation. Development in Mixed Use Areas will:

•Provide transition between areas of different development intensity and scale;

•Provide appropriate setbacks and/or stepping down of heights, particularly towards lower scale Neighbourhoods;

•Limit shadow impacts on adjacent Neighbourhoods and the public realm;

•Provide good site access, circulation and adequate parking;

•Provide an attractive, comfortable and safe pedestrian environment;

•Locate and screen service areas, ramps and garbage storage; and,

Official Plan Map 18.: Land Use •Provide indoor and outdoor recreation space for residents in multi-unit residential buildings.

The 4-Corners Study

In August 2014, City Council directed City Planning Staff to study the area around intersection of Bloor Street West and Bathurst Street.

The Study will result in policies to guide the development of the area. These policies will apply to the Honest Ed’s / Mirvish Village application and any future area development applications. Policies will address the following:

Built Form Open Space Heritage Conservation Land Use The Public Realm

A final report on the Four Corners Study, including recommended Official Plan Amendments, will be before Council for consideration later this year.

The Mirvish Village / Honest Ed’s site development applications are being reviewed within the context of this study and the progress of the study is informing the review of the Honest Ed’s / Mirvish Village Application.

A Status report on the 4 Corners Study is at Toronto and Community Council on June 14th. City Planning staff will make recommendations on policies for the 4 Corners before advancing a final report on the Mirvish Village Site.

Bloor Corridor Visioning Study

On December 7, 2009, City Council adopted Official Plan Amendments informed by the Bloor Corridor Visioning Study. The policy speaks to land use, built form, community services and facilities, transportation, heritage and urban design along the Bloor Street West Corridor from Avenue Road to Bathurst Street. The Policy provides direction for the intersection of Bathurst Street and Bloor Street West, referred to as the “Bathurst Node”.

The “Bathurst Node” policy directs that development in the Bathurst node will provide appropriate transition in height, density and scale to Neighbourhoods adjacent to the Bloor Corridor and reinforce the continuous main street character of Bloor Street by situating taller buildings above a podium element which respects existing cornice lines and includes a fine grain of commercial and retail uses at grade.

The Revised Application The proposed development by Westbank was revised on May 17, 2016. The revised proposal is a significant redevelopment of the Southwest corner of Bloor Street West and Bathurst Street, as well as Mirvish Village on both Sides of Markham Street.

The following table shows a high-level comparison of the original and revised proposal: Original Proposal Revised Proposal

Residential Rental Units 1017 928

Commercial Floor Area (square metres) 17,555 20,410 Vehicle Parking (# of spaces) 669 572 Bike Parking(# of spaces) 962 911 Overall Density (Floor space times / site area) 6.25 6.0

Overall Floor space (square metres) 88,560 85,550 On Site Park (square metres) 0 900+ Retained Heritage Buildings 18 of 30 24 of 30 Proposed Rental Residential Units A total of 928 rental residential units are proposed, totalling 65,150 square metres of residential floor area. Bloor Street West Revised Proposal

Number of Units Percentage Total Unit Type Proposed Units Proposed

Studio 163 17.5%

1 Bedroom 390 42%

2 Bedroom 259 27.9%

3+ Bedroom 90 9.6%

Markham Street

Live / Work 26 1.6%

BathurstStreet 928 Original Proposal Proposed rental Unit Type Number of Units Percentage Total Residential Units Proposed Units Proposed Lennox Street

Studio 62 6.1%

1 Bedroom 462 45.4% The provision of a range of units, including family sized 2

and 3 bedroom units, is key to a complete community. 2 Bedroom 390 38.3%

3+ Bedroom 87 8.6% The City will continue to review the appropriateness of the

proposed unit mix and look to secure the proposed Live / Work 16 1.6% residential units as rental as a condition of any

supportable development. Numbers above are subject to change as the application is reviewed.

Movement

Five levels of underground parking are proposed to the east side of Markham Street. Access is proposed via Lennox Street and a laneway system internal to the site, including the existing ‘Honest Ed’s Alley’.

A total of 674 vehicle parking spaces, including 5 car share spaces, are proposed within the underground parking areas.

350 220 Resident Parking Commercial Spaces Parking Spaces

5 14 Underground Loading Spaces Parking Levels

By providing a variety of Bike Parking opportunities, The City’s Transportation staff will work with City Planning, Westbank and car sharing options, commercial parking and other stakeholders to mitigate traffic impacts on adjacent loading below grade, and given the proximity to neighbourhoods and secure appropriate on-site parking and loading higher order transit, the proposal looks to address facilities.

movement of people and goods in a number of

ways.

A Revised Transportation report by BA Group – can be viewed on the project website

Heritage Preservation

th On September 25 2015, the City’s Toronto Preservation Board The renderings below show two of the additional heritage buildings adopted staff recommendations to list 36 properties with heritage retained in the revised submission value on the City’s Heritage Register. The majority of those properties are located within the development site, which can be seen on the 1st map below.

The map below shows the buildings with heritage value proposed to be incorporated into the development by Westbank and those proposed to be removed.

738-740 Bathurst Street 585 Bloor Street West

Heritage Preservation is one of City Planning’s objectives, as outlined clearly in the City’s Official Plan.

Given the concentration of heritage buildings in this

area, it is crucial that any redevelopment of the site respect, and reinforce the character these buildings contribute to the area.

City Planning staff, including Heritage Preservation Services staff, will continue to meet with the applicant, to building upon the progress made regarding conservation of properties with heritage value.

A Revised Heritage Report by ERA is available to view on the project website

Location of Heritage Buildings Proposed to be Removed New On-site Park Space

The Official Plan contains policies to ensure that Toronto's system of parks and open spaces are maintained, enhanced sqm and expanded. The Map (Below) shows 900 local parkland provisions across the City. Proposed Public Park The lands which are the subject of this application are in an area with 0 to 0.42 hectares of local parkland per 1,000 people - the lowest quintile of current provision of parkland. The site is in a The revised proposal includes a new parkland priority area. 900 square metre public park and a dog run.

Official Plan Map 8B – Local Parkland Provision (2006) The proposal also includes private

rooftop and terrace amenity spaces, which include hard spaces and green

spaces. An urban agriculture

component is also included in the

proposal.

Park space secured through redevelopment are required to be conveyed to the City.

Parks and Open Spaces are integral to our quality of life and social well-being. They provide opportunities for recreation and relaxation, and are key elements of a complete community. The provision of new parkland through this application is a key objective for the City through the review of this application.

The inclusion of an on-site park in the revised submission is a positive step forward for this proposal. City Staff will continue to work with the Applicant and the community to further refine the characteristics and size of the park space.

The Broader Context

An Avenue Segment Review, typically required for development on an Avenue helps inform City staff and the community about potential impacts resulting from increased height and density to the immediate context, as well as the manner in which these proposed increases in height and density might translate to the future development of other sites in the broader context.

The Avenue Segment Review submitted by Westbank examines the potential influence the redevelopment of the Honest Ed’s Mirvish Excerpt from Open Space Analysis - Avenue Study (Urban Strategies) Village Site may have on other properties on Bloor Street West from to Parkside Drive. The study also looks at impacts to the more immediate context from Spadina Avenue to Christie Street.

The challenge this proposal continues to present is balancing the manner in which the positive aspects of the proposal are considered alongside the overall size of the proposal in contrast to the existing and planned area context, with the knowledge that the redevelopment of this site will influence further area redevelopment. The Avenue Segment Review, updated in the new Planning Rationale by Urban Excerpt from Lot Size Analysis - Avenue Study (Urban Strategies) Strategies can be viewed on the project website

Map Excerpt - Avenue Study (Urban Strategies) Matters to be Resolved and The Public Interest

This is the second large format meeting of the City’s consultation program on this application. Your comments tonight , and throughout this process, are of great importance in helping inform City Planning’s recommendations on this proposal to City Council. The Public Interest Questions to Respolve

A City Planner’s responsibility is to the Public Interest. •Is the unit mix appropriate? Are the unit sizes appropriate? Recommendations to Council must be based in the Public

Interest. But what IS the Public Interest? The Diagram below

•What impact has adjusting parking and loading areas had shows the inputs considered when determine the Public Interest. to traffic circulation?

• Is adequate sunlight maintained on main streets?

•Does the proposal adequately conserve and respond to Facts & Figures the heritage properties? Details of development proposal, physical context •Does built form transition appropriately to heritage buildings?

•Does the built form transition appropriately to low scale People City Planning Law Applicant, City Zoning Bylaw, Other areas? Departments & Evaluation & Bylaws, Council decisions, Agencies, Local Municipal Board, Community, Other Recommendation Committee of Adjustment •Is the proposed of on-site park space adequate? Can it be Stakeholders increased?

•How are the proposed buildings experienced at the pedestrian scale? Planning Policies Provincial Policy

Statement, Growth Plan, Official Plan

The chart below details City Planning’s The Application Review and Application Review process A pre-application submission meeting is The City also encourages consultation held with the applicant and City Staff Consultation Processes with the community in advance of an application being submitted An Application to amend the City’s Official Plan Community Consultation and/or Zoning By-law is Submitted City Planning has engaged the community in a number of ways to discuss this application, such as: The Application information is posted to the The application is circulated to agencies for City’s website comment (incl. Engineering, Parks, Transportation Services, TTC, and the School 2 Boards, to name a few) Large Format Community City Planning Drafts a Preliminary Report to Meetings Community Council City Planning provides the Applicant with comments from agencies, as well as City The Re-circulation’ Planning’s comments on the Application, process can occur 3 Planning staff hosts a Community which are informed by comments from the several times before City Planning may host Consultation meeting. Comments from the comments are more than one community community. Presentations at Residents Community inform City Planning’s Review of addressed. Assoc. AGMS meeting on a case-by-case basis. the Application and comments to the applicant The applicant makes revisions and submits information to City Staff in response to the 100 People We Are Here Attended each of the comments. The application may be re-circulated at this time. recent 4 Corners Meetings

Over 300 An Applicant can appeal an City Planning brings a Final Report, with recommendations, to a Statutory Public application earlier in the process, Pieces of Written Anyone can comment on an before City Council makes a Correspondence to date application from when it is Meeting held at Community Council. Community Council decides whether to support decision. submitted right up until this City Planning’s recommendations, or amend them meeting concludes.

6 City Council considers the recommendations from Community Council and City Council’s Decision can be appealed to the Ontario Discussion Group Meetings to Date makes a Decision on the Application Municipal Board

Additional Info The Discussion Group Includes If no appeals are received, or once any appeals have resolved, an Councillor Layton, Councillor Community Meeting Cressy, and representatives the amendment to the Official Plan and/or Zoning By-law is in effect

local community. Planning Report