Stand Up Bridletowne

A resident association supporting the sensible and responsible redevelopment of neighbourhoods

www.standupbridletowne.org

Contact us: sub@h12.ca

Bridlewood Mall Redevelopment Project

Community Input – What do we need/want in Bridlewood Mall

We believe in the responsible, sensible and reasonable development and redevelopment of Bridlewood Mall which will:

1. improve the entire area and the residents’ quality of life, and

2. maintain and improve the value of the community.

Background: The Warden and Finch area was created and developed into a community with Bridlewood Mall as its nucleus/focus. Any redevelopment must revitalize this focus.

What do we need/want as a vital component of the New Bridlewood Mall Development?

1. Live, Work and Play

a) Development of "Mixed Use" parcel should be "Mixed Use" i.e. the new development should be 50% residential, 50% employment (The live, work and play in the community concept should include office building(s))

2. Office Building(s) – to include full service medical facility (doctors, labs, x-ray, dental, etc), child care facilities, libraries, senior citizens’ activities, financial institutions, personal service shops, restaurants and retail stores. These buildings will provide new jobs for the area’s growing population.

Toronto Official Plan, Chapter 2, Page 2-5, Policy

2. "Growth will be directed to:

f) facilitate social interaction, public safety and cultural and economic activity."

Ontario - - Growth Plan for the Greater Golden Horseshoe, Chapter 2.1 Context - P. 12

"Communities will need to grow at transit-supportive densities, with transit-oriented street configurations. Compact urban form and intensification efforts go hand-in-hand with more transit: not only do they support each other, they are all necessary. This correlation is fundamental to where and how we grow. Communities will also need to provide a mix of jobs and housing to create opportunities for people to work close to where they live. ... Therefore, it is important to ensure an adequate supply of land for employment areas and other employment uses."

Ontario - - Growth Plan for the Greater Golden Horseshoe, Chapter 2.2 Policies for Where and How to Grow, 2.2.2 Managing Growth, P. 14

1. Population and employment growth will be accommodated by -

4. reducing dependence on the automobile through the development of mixed-use, transit-supportive, pedestrian-friendly urban environments.

5. providing convenient access to intra- and inter-city transit.

6. ensuring the availability of sufficient land for employment to accommodate forecasted growth to support the GGH’s economic competitiveness.

7. planning and investing for a balance of jobs and housing in communities across the GGH to reduce the need for long distance commuting and to increase the modal share for transit, walking and cycling.

2. More commercial retail space (greater variety of quality stores)

2. Mall expansion to provide for appropriate setbacks to allow for a wide sidewalk with trees. The setback should provide an attractive, comfortable, inviting and safe pedestrian environment.

2. Finch Avenue side of mall to include development for small quality retail outlets and restaurants

2. Provide good site access and circulation, and an adequate supply of parking for retail shoppers, residents and visitors

Toronto Official Plan Highlights, Staff Report May 22, 2008, Page 5

In Mixed Use Areas, development proposals are evaluated against criteria, to ensure that the new development will:

a) "create a balance of high quality commercial, residential, institutional and open space uses that reduces automobile dependency and meets the needs of the local community."

2. Community Character and Heritage – Density, height, etc.

1. Any part of the property that will be severed should have densities after severance, no higher than existing properties in the area (according to City guidelines).

2. Provide/develop architectural styles which enhance the existing neighbourhood.

Toronto Official Plan, Chapter 2, Page 2-5, Policy

1. "Neighbourhoods and Apartment Neighbourhoods are considered to be physically stable areas. Development within Neighbourhoods and Apartment Neighbourhoods will be consistent with this objective and will respect and reinforce the existing physical character of buildings, streetscapes and open space patterns in these areas."

Toronto Official Plan Highlights, Staff Report May 22, 2008, Page 5 & 6

c) "locate and mass new buildings to provide a transition between areas of different development intensity and scale, as necessary to achieve the objectives of this Plan, through means such as providing appropriate setbacks and/or a stepping down of heights, particularly towards lower scale Neighbourhoods."

d) "locate and mass new buildings so as to adequately limit shadow impacts on adjacent Neighbourhoods, particularly during the spring and fall equinoxes."

e) "locate and mass new buildings to frame the edges of streets and parks with good proportion and maintain sunlight and comfortable wind conditions for pedestrians on adjacent streets, parks and open spaces."

c) The proposed "Site Plan" shows a very unusual ratio of buildings vs open space within 2900 Warden Avenue property line (Page 14). The other 18 surrounding properties facing the property in question have been developed with a well-balanced ratio of construction area, parks, and open spaces. If this Rezoning Application is approved, it will undermine and devalue the beauty and harmony of the whole neighbourhood.

This is a significant conflict with the "Provincial Policy Statement and Provincial Plans"(Page 6, Bullet e), g) and i)).

4. Green buildings: not just in energy efficiency, but also in proportions (dimensions) and colour (trees, grass areas – no glass towers ! ! in line with tower revitalization concept)

4. More green (trees, grass) – Expand the heritage cemetery (Christie's Cemetery – Bylaw 24333) by creating a park adjacent to it and stretching to Warden Avenue.

4. Green roofs on potential podiums and buildings – i.e., Park setting with grass, flower beds, trees, benches, and/or rooftop gardens, etc.

Toronto Official Plan Highlights, Staff Report May 22, 2008, Page 5 & 6

j) locate and screen service areas, ramps and garbage storage to minimize the impact on adjacent streets and residences."

11. provide indoor and outdoor recreation space for building residents in every significant multi-unit residential development."

3. Social Services and Infrastructure – Schools, health care, hydro, sewers, etc.

1. No Development before all services are in place or committed – schools, sewers, hydro, hospitals, police, transit, etc.

2. Need enhanced transit to connect to Sheppard subway

• The approval of this Rezoning Application will increase the number of residents by approximately 4000 people who will need to use two already overburdened transit bus lines (no subway system within easy access) and/or use private automobiles to perform their daily living activities which will in turn increase traffic on the already heavily congested arteries, Warden Ave. and Finch Ave. East.

This in effect conflicts with the "Provincial Policy Statement and Provincial Plans", which requires urban planning and development to "take advantage of nearby transit services" (Page 6, Bullet h)).

Ontario - - Growth Plan for the Greater Golden Horseshoe

Chapter 3.2.1 Infrastructure Planning

Chapter 3.2.2 Transportation

Chapter 3.2.3 Moving People

Chapter 3.2.5 Water and Wastewater Systems

Chapter 4.2.1 Natural Systems

Toronto Official Plan, Chapter 2, Page 2-5,

2 b – concentrate jobs and people in areas well served by surface transit and rapid transit stations

c) Ample and safe parking for residents and visitors. Multi-level parking must be above ground with no more than one or two levels underground only if stores are also located on these underground levels for people safety, and must have elevators. Many seniors and multi generational families live in the area.

Toronto Official Plan Highlights, Staff Report May 22, 2008, Page 6

i) "provide good site access and circulation and an adequate supply of parking for residents and visitors."

3. Safe access to the mall for immediate neighbourhood (senior bldg on south west corner)

Toronto Official Plan Highlights, Staff Report May 22, 2008, Page 6

f) "provide an attractive, comfortable and safe pedestrian environment."

4. Larger full service library

Toronto Official Plan Highlights, Staff Report May 22, 2008, Page 6

g) "have access to schools, parks, community centres, libraries and childcare."

5. "Build a Town"

Toronto Official Plan, Chapter 2, Healthy Neighbourhoods - Page 2-21 & 22

2. "Development in Mixed Use Areas, Regeneration Areas, and Apartment Neighbourhoods that are adjacent or close to Neighbourhoods will:

a) be compatible with those Neighbourhoods,

b) provide a gradual transition of scale and density as necessary to achieve the objectives of this Plan through the stepping down of buildings towards and setbacks of those Neighbourhoods,

c) maintain adequate light and privacy for residents in those Neighbourhoods, and

d) attenuate resulting traffic and parking impacts on adjacent neighbourhood streets so as not to significantly diminish the residential amenity of those Neighbourhoods."

6. "Community and Neighbourhood amenities will be enhanced where needed by:

a) improving and expanding existing parks, recreation facilities, libraries, local institutions, local bus and streetcar services, and other community services; and

b. "creating new community facilities and local institutions, and adapting existing services to changes to social, health, and recreational needs of the neighbourhood."

Ontario - - Growth Plan for the Greater Golden Horseshoe, Chapter 2.2 Policies for Where and How to Grow, P. 14, 2.2.2 Managing Growth

1. Population and employment growth will be accommodated by -

4. encouraging cities and towns to develop as complete communities with a diverse mix of land uses, a range and mix of employment and housing types, high quality public open space and easy access to local stores and services.

Chapter 3.2.6 Infrastructure Planning – Community Infrastructure

6. All municipalities will develop and implement through their official plans and other supporting documents, a strategy and policies to phase in and achieve intensification and the intensification target. This strategy and policies will:

5. recognize urban growth centres, intensification corridors and major transit station areas as a key focus for development to accommodate intensification.

5. identify density targets for urban growth centres where applicable, and minimum density targets for other intensification areas consistent with the planned transit service levels, and any transit-supportive land-use guidelines established by the Government of Ontario.

6. All intensification areas will be planned and designed to –

1. cumulatively attract a significant portion of population and employment growth

2. provide a diverse and compatible mix of land uses, including residential and employment uses, to support vibrant neighbourhoods

3. provide high quality public open spaces with site design and urban design standards that create attractive and vibrant places

f) achieve an appropriate transition of built form to adjacent areas. (See our recommendation in Community Character and Heritage – 2. a) above)

• The "Provincial Policy Statement and Provincial Plans" documents requires urban planning and development projects to revitalize the community by identifying potential partnerships and mechanisms for stimulating investment in the neighbourhood and supporting the revitalization strategy. This Rezoning Application with its proposed residential density will bring many more residents than job opportunities, which in turn will intensify the shortage of professional and well-paid job positions. This entire situation could potentially worsen the employment conditions in this community, and also severely increase the pressure on all the already severely stretched community services and facilities in this area.

4. Section 37

1. The major portion of the 20% mandate for affordable housing should be dedicated to increasing senior accommodation, whether on site or off-site within the local area study.

2. Community Service expansion (Section 37 dollars to stay in our community to provide much needed services, such as healthcare, etc.)

3. Create/provide a Community Hub(s), as per United Way report, which will:

- provide program location(s) for the inter-generational population of the area , i.e. children, youth, adults and seniors, including daycare centres for both children and seniors which would help foster a grandparent program to benefit both seniors and children.

Must conform with the "Healthy Neighbourhoods Provisions" and revitalization strategies specified in the "Provincial Policy Statement and Provincial Plans" document (Page 6, Paragraph 2)