ULP – Class of 2017
URBAN LAND INSTITUTE LEADERSHIP PROGRAM
OVERVIEW OF PROGRAM
To challenge mid-career ULI professionals in the Toronto city building industry to think, and act differently in the development of a workable community plan for the Bloor-Dundas West area.
This is not an academic exercise. It is an opportunity to leverage a wide variety of skills to solve real problems and create new benefits. The maximum engagement of course participants will be emphasized. The key is to discover how people can create positive change together in the city.
What are the best practices for now and for the future? How can the education and understanding of policy be better communicated? How can positive city building address affordable housing, equity and energy objectives?
The program will cover City Planning Policy, Development & Urban Design, Legal & Regulatory, Transportation & Infrastructure, Community Needs &Sustainability, Finance, Social Marketing & Communication,. It will run over a period of approximately 6 months with an introductory session and walking tour in November. A panel of relevant experts would share their perspective in each discipline in day sessions to be held each month from January-June 2017. Participants will be recruited from the private and public sector and will be nominated by their respective CEO.
WHY THE BLOOR-DUNDAS STUDY AREA?
This area was selected as an ideal precinct to study as it involves numerous current issues, unresolved problems and unique city building opportunities. While focused on the intersection of Bloor and Dundas, the study area encompasses a diverse precinct bounded by Dundas-Dupont on the north, Howard park-Dundas on the south, Lansdowne Avenue on the east and Parkside-Keele on the west. (See attached Map).
The main north-south CP rail corridor divides the study area into four logical quadrants. The West Toronto Rail Path parallels the CP rail corridor from Dundas West to Dupont.
The Bloor-Dundas node is transit rich with a subway station, bus and street car service, a GO station and the new Union-Pearson Express station. Despite this high degree of accessibility, the area has not experienced new development.
A proposed condo tower at the north-west corner and adjacent to the subway was rejected by city council and the OMB. The site has remained vacant and was sold to a new owner. A large vacant site immediately north of the 1970’s Crossways mixed use complex has recently received OMB approval for a large condo tower. A make-shift surface pedestrian path from the GO/UP station extends to Dundas Street West but does not connect with the subway station. Dundas Street West also contains a variety low scale uses and older industrial buildings that are being repurposed.
East of the main CP rail corridor, the proposed elevated Metrolinx rail bridge on the CN corridor from Bloor to Dupont, is the single biggest issue with an ongoing community engagement process now underway. The neighbourhood is characterized by a mix of former industrial buildings, houses and emerging new businesses. The relative affordability of housing compared to other neighbourhoods has attracted a lot of young professionals.
South of Bloor and west of the CP rail corridor, Dundas Street West is characterized by a mix of small scale mixed use properties in transition. A Catholic High School is situated on the corner with extensive land in addition to a No Frills supermarket, strip plaza and extensive surface parking. The area between Dundas Street West and the CP rail corridor contains a fascinating mix of residential and industrial buildings.
The south-east quadrant is undergoing major transformation with the conversion of the former multi-storey automotive factory on Sterling Road to the new home of the Museum of Contemporary Art. This activity has spawned new interest in this area.
The community interests of the entire precinct are well covered by a wide variety of resident and community groups. Councillor Gord Perks represents Ward 14 west of the CP rail corridor and Councillor Ana Bailao represents Ward 18 east of the CP rail corridor.
STUDY AREA CONTEXT MAP
The attached map provides an overview of the basic urban structure and highlights the ongoing applications and range of potential future development opportunities. It can be used as a basis for the mandatory walking tour route on the introductory day in order to familiarize participants with some of the challenges in the area.
COMMUNITY ASSOCIATION CONTACTS
Junction Triangle Rail Committee, Kevin Putnam firstname.lastname@example.org
Bloor Improvement Group, Marjolein Winterink
Cycle TO Ward 18, Rodney Merchant
Friends of the West Toronto Railpath, Scott Dobson email@example.com
Bloor West Annex Homeowners Association, Rob Gomes
Bloordale BIA, Liza Lukashevesky firstname.lastname@example.org
South Perth and Sterling Residents Association, Philip share email@example.com
Potential Wallace BIA, David Hamilton firstname.lastname@example.org
Bloordale Community Improvement Association, Noah Frank email@example.com
Ubisoft, Heather Steele Heather.firstname.lastname@example.org
Options for Davenport, Laura Zeglen email@example.com
Ward 14 has six applications while Ward 18 has nine current applications. They are marked on the attached map. City planning reports on all applications can be accessed on line.
1552 Bloor Street West-5 storey mixed-use building/medical/dental offices and 11 rental units
383 Sorauren Avenue-10 storey condo with 143 units
422 Ronscesvalles Avenue-redevelop funeral home to 8 storey mixed-use building with 93 units plus six four storey townhouses
66 Howard Park Avenue-8 storey condo with 81 units
2803 Dundas Street West-8 storey mixed-use building with 92 units
2376 Dundas Street West-8 storey mid-rise and 23 storey tower adjacent to rail corridor with drop off facility serving UPExpress and GO station (Recent OMB decision for larger tower approved)
362 Wallace Avenue-Draft Plan of Condo for 168 units
158 Sterling Road-32 three bedroom townhouses
138 St.Helen’s Avenue-9 storey mixed-use building
243 Perth Avenue-Draft plan of condo for converted church and new 4 storey addition with 43 units
830 Lansdowne Avenue-Draft plan of condo for 576 units
800 Lansdowne Avenue-Draft plan of condo for 303 units in 13 storey building
26 Ernest Avenue-3 storey 72 unit townhouse development
1401 Dupont Street-246 units299 Campbell Avenue-employment lands conversion for 12 storey mixed-use building with 233 units
1439 Bloor Street West/80 Perth-14 storey mixed-use building
The study area contains numerous soft sites that are likely candidates for future redevelopment. They comprise vacant or underutilized land which is currently occupied by a variety of one storey buildings such as used car lots, auto body shops, car washes, strip plazas and supermarkets with large surface parking. They are also marked on the attached map.
PLANNING STUDIES AND STAFF REPORTS
Lots of work has already been done that participants will need to review and digest. All current development applications and city planning reports for both Wards 14 and 18 can be viewed by accessing the following web sites:
City of Toronto Zoning Map – By Law 569-2013
Making Space for Culture
Bloor Dundas Avenue
Roncesvalles and Dundas West
SESSIONS AND PANEL DISCUSSIONS
Session 1-Introduction (November 19, 2016) at Propeller Coffee 50 Wade Avenue)
Session 2-Context (January 20, 2017)
Session 3-Transportation, Infrastructure and Environment (February 16, 2017)
Session 4-Financial and Market Considerations (March 16, 2017)
Session 5- Architecture, Development and Urban Design Considerations (April 20,2017)
Session 6- Charrette Working Sessions for Teams (May 18, 2017)
Session 7-Wrap Up with Team Presentations (Saturday June 2017 Henderson Brewery, Sterling Road)
Congratulations to all the 2016/17 Urban Leadership Program participants:
Ian Andres, Goodmans LLP
Sharleen Bayovo, City of Mississauga
Tyrone Bowers, Allied REIT
Robyn Brown, IBI Group
Justin Chung, The Cadillac Fairview Corporation Limited
Hugh Clark, Allied Properties REIT
Anne-Marie Croce, City of Toronto
Matthew Fair, Minto Developments
David Falletta, Bousfields Inc.
Renee Gomes, First Gulf Corporation
Alex Heath, SVN Architects and Planner
Anna Kazmierska, MMM/ WSP
Natasha Kuperman, Without Walls Limited
Edward Lam, Triovest Realty
Shawni Lo, Toronto Community Housing
Jessy Mahl, Diamond Corp
Michelle McCarthy, Dillon Consulting Limited
Dev Mehta, Quadrangle Architects Limited
Gil Meslin, Artscape
Joseph Milos, Live Work Learn Play Inc.
Adrianna Pilkington, Cassels Brock & Blackwell LLP
Aaron Platt, Davies Howe LLP
Stephane Raymond, B+H Architects
Jordana Ross, Options For Homes
Amanda Santo, Waterfront Toronto
Michael Stevenson, Toronto Transit Commission
Graig Uens, City of Toronto
Queenie Wong, Zeidler Partnership Architects