Update on development at Bloor/Dufferin
It’s been a while since we’ve touched base about developments in our neighbourhood. Like most people in the city, members of Build a Better Bloor Dufferin have been working to figure out how to meet in physically distant ways, how to navigate in the midst of this weird and challenging new normal. And Primaris/Dufferin Mall Holdings Inc., the owners of the Dufferin Mall, are also working to make their plans for the northern Dufferin Mall parking lot a reality. Here’s some of what’s going on:
We’re representing you at the tribunal—take our survey and help define the issues
Between the massive new developments at Galleria, Bloor Collegiate, and Dufferin Mall, our immediate neighbourhood will see more than 6,000 new units added in the near future, with more to come. That’s why BBBD believes we need a Secondary Plan—a neighbourhood-wide plan by the City that sets parameters for new development. We need to ensure that our neighborhood’s physical and social infrastructure—from water mains to transit to parks and affordable housing—can keep up with all this growth.
BBBD has been granted party status at the hearing on the Dufferin Mall redevelopment before the Land Use Planning Tribunal (LPAT). We are developing our list of issues for that hearing and we want to know what members of the Bloor-Dufferin community think! COMPLETE OUR FIVE MINUTE SURVEY HERE to let us know your priorities for the site.
Dufferin Mall Development Update
Primaris is proposing to redevelop the north parking lots of the mall into rental buildings and commercial space. The East Block bordering Dufferin Street is proposed to have two towers of 14 and 23 storeys, connected by an 8-storey “podium.” The West Block, bordering Croatia, is proposed to have a 5-storey base with two towers of 35 and 39 storeys. A total of 1,135 rental units is proposed for the site. The proposal also includes a 1,561-square-meter park (that’s less than 0.4 acres) south of the buildings on Dufferin, and a private street connecting Croatia to Dufferin. You can see all the details about the proposal on the City’s Development Application portal.
A key problem with the proposal is that, at 8.54 hectares (21 acres), the Dufferin Mall site should fall under the City’s Large Sites Policy, which would require a master site plan with significant community benefits, including 20 percent affordable housing. But by applying to develop only a portion of the site, Primaris evades these obligations.
BBBD has been keeping tabs on this proposal, and we started taking action in early 2020 right after we won $17 million for affordable housing and community space from the developers of the Bloor Collegiate site across the street.
In February, BBBD members attended the public meeting about the Dufferin Mall development. Like our neighbours, we were not impressed with the tiny proposed park, non-existent community space, and total absence of affordable housing.
The June 25 2020 City Planning report recommended that the City oppose the application at the Local Planning Appeal Tribunal (LPAT), citing concerns about the building height and massing, shadowing of surrounding schools and parks, and problems with the proposed private road. When the proposal came to Toronto East York Community Council in July 2020, BBBD sent a letter supporting the City Planning report.
Since August, BBBD Steering Committee members Lynn Cepin, Erella Ganon, Joe McAllister, and Maggie Hutcheson have been participating in the working group on Dufferin Mall convened by Councillor Ana Bailão.
Between the massive new developments at Galleria, Bloor Collegiate, and Dufferin Mall, our immediate neighbourhood will see more than 6,000 new units added in the near future, with more to come. That’s why BBBD believes we need a Secondary Plan—a neighbourhood-wide plan by the City that sets parameters for new development. We need to ensure that our neighborhood’s physical and social infrastructure—from water mains to transit to parks affordable housing—can keep up with all this growth.
10 November: Consultation on the City’s Online Inclusionary Zoning
Inclusionary Zoning is a tool that enables the City to require that every new development includes a fixed percentage of affordable units. When implemented properly, IZ is an important tool for ensuring equitable and inclusive development and discouraging predatory speculation.
The Planning department is consulting on its proposed IZ policy for Toronto. There are some good things in this policy—like the requirement that units stay affordable forever instead of for a limited time period. There are also improvements that need to be made—especially increasing the “set-aside” or what proportion of a development would have to be affordable. Currently the City is proposing set-asides between 2.5 and 10 percent, when their own analysis showed that some strong market areas could support set-asides of 20 percent or more.
With our neighbourhood at the epicenter of Toronto’s transit and development boom, Bloor-Dufferin residents need to make our voices heard.
On November 10, from 6 til 7 pm, ACORN, Progress Toronto, and Parkdale People’s Economy are co-hosting an online event in advance of the City’s 7-9 pm online IZ consultation. Please register ahead to participate in this event
Party at the LPAT
Not that kind of party! BBBD has registered as a party at the Local Planning Appeal Tribunal (LPAT) hearing on Dufferin Mall which is scheduled to take place in August of 2021. We remain committed to fighting for community benefit from any development in our neighbourhood.
As part of the LPAT process, BBBD must submit an “issues list” outlining our community’s concerns with the proposal, and what changes to the proposal we are seeking. Needless to say, we have issues! We are developing our list of issues for that hearing and we want to know what members of the Bloor-Dufferin community think! Complete our 5-minute survey here to let us know your priorities for the site.
And let the City know your priorities:
Councillor Ana Bailão firstname.lastname@example.org
City Planner Carla Tsang Carla.email@example.com
Modular housing update
Shovels hit the ground at 150 Harrison street (the site of the former police station on Dovercourt between Dundas and College) recently to build a three-storey building with 44 bachelor apartments and support services. The urgently needed affordable units will house people who are currently in the shelter system. “Supportive housing combines affordable housing with coordinated services, and can truly make a difference in peoples’ lives,” said Mayor John Tory.
This plan is exactly what BBBD wants to see: 100 percent affordable housing on public land, with community space included in the development. The outcry from a small but well-organized group of residents opposed to this development shows us that there is still work to be done to address stigma and discrimination in our community.