RICHVIEW SQUARE + 4620 EGLINTON AVE W
UPDATE ON APPLICATION FOR THE REDEVELOPMENT OF RICHVIEW SQUARE
Update June 23, 2021
We advocated for a community agency space, POPS and a City of Toronto Park – and we made it happen!
On Tuesday, June 22, 2021 at the Etobicoke York Community Council (EYCC) Meeting, as a result of our collective advocacy, our community came one step closer to a responsible re-development of Richview Square which includes city parkland.
This item now goes to Toronto City Council on Wednesday, July 14, 2021 and will not be final until the meeting is complete and the City Clerk has confirmed the decisions for this meeting. FofSC will share the final confirmation.
There were many residents and community members who provided deputations and/or written submissions on Tuesday. Many did not know what Councillor Holyday was going to propose/ motion at the meeting, nor what documents had become available given the eleventh hour proposal from the April 6th RGRRA meeting where most attendees voted to remove the park in exchange for lower building heights and from the unexpected deferment of the item EY24.4 by Councillor Holyday at EYCC on May 17th.
You can view the motion, submissions and other details:
What Are These Community Benefits?
A 5000 sq ft Community Agency Space means it will be an exclusive space for the City and/or non-profit service providers to operate local community service programs such as but not limited to recreation, employment training, settlement services, arts and cultural activities and other community service programs for local residents. Community advocacy will need to continue as discussions with the Councillor will be required once the development is underway.
POPS or Publicly Owned Private Spaces help provide gathering spaces and social and environmental benefits to their localities and communities. The owner, Trinity Development will operate, maintain and repair the POPS.
1700m2 City of Toronto Park provides much needed greenspace for the health of residents and the community at large and will be adjacent to the Community Agency Space. This property will be maintained by the City of Toronto.
Since 2016, Friends of Silver Creek have worked diligently to ensure that this development included social community benefit and greenspace. We are proud that we were able to advocate for the Community Agency Space, POPS and public parkland working together and in consultation with former Councillor John Campbell, Create T.O., Trinity Development and City of Toronto Parks, Forestry and Recreation staff. We thank all the above for welcoming our proposals, supporting our ideas and for their collaboration, guidance and commitment.
We thank the Central Etobicoke Community Hub Initiative for their dedication in working for the Etobicoke community as FofSC were able to use the Central Etobicoke Hub Preliminary Report to refute the Bousfields report that stated there were adequate facilities and services in our community to support a growing population.
Thank you to the Silvercreek Park Rejuvenation Project who created and distributed a petition asking for greenspace and less density and who presented their results at the June 22 meeting, in addition to submitting a deputation at Tuesday's EYCC meeting.
Thank you to our friends, members of our community who sign up for e-newsletters, show up to meetings, write letters and emails, share information with friends and neighbours, depute at public meetings and more. We thank you for your kind emails and messages posted on our social pages and we welcome those who are new to our group.
In 2015 , Friends of Silver Creek came together - a small group of residents working to not only save Silver Creek School, home to The Etobicoke Children’s Centre and Silver Creek Pre-School who provide autism, mental health and special needs programs that serve children, youth and their families, but also the green space of the former TDSB school which has now been transferred to the Province of Ontario.
Our neighbourhood is growing. New opportunities such as new parkland, community space and retail will be a benefit to all of us. Let's continue to work together to welcome new residents, accommodate the needs of a growing population, protect our greenspace and continue to challenge and champion the rights of our community to full and equitable representation by our elected representatives.
UPDATE ON APPLICATION FOR THE REDEVELOPMENT OF RICHVIEW SQUARE
Update May 17, 2021
On Monday May 17, 2021 at the Etobicoke York Community Council (EYCC) meeting, members of the community were ready to provide deputations in support of or against the motion for Item EY24.4 250 Wincott Drive and 4620 Eglinton Avenue West – Final Report - the application submission for the Redevelopment of Richview Square.
At the beginning of the meeting Councillor Stephen Holyday requested a deferment of the agenda to the next EYCC meeting on June 22, 2021.
AS A REMINDER
On April 6, 2021 the RGRRA held a virtual meeting with Councillor Stephen Holyday in attendance who presented the following regarding the Trinity/ Create T.O. redevelopment of Richview Square:
Would residents be amenable to removing the 1700m2 designated city park/greenspace by moving Building B forward to front Eglinton Ave. W and reducing the height by 1-2 stories?
Councillor Holyday stated accepting cash-in-lieu instead of parkland would allow the purchase of new parkland or to enhance existing parkland. It was requested that a vote be taken from the 87 individuals plus members of the RGRRA in attendance.
On Monday, April 12 Friends of Silver Creek met with the project leads from both Trinity Development Group and Create T.O. who confirmed the application package with the architectural drawings dated October 26, 2020 would be the final version put forward to Etobicoke York Community Council. As of today, that is no longer the case.
The following are the changes to the development plan as proposed as of May 17:
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Remove two (2) storeys from both Buildings A and B
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Extend Building B towards Eglinton Avenue West, thereby reducing the proposed park / open space from 1700 m2 to 760 m2 (8,178 ft2)
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Remove the minimum unit size requirements in relation to the two and three-bedroom units from the implementing draft Zoning By-laws
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Increase in the overall unit count from 587 to 681 units
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Add 9 more affordable units (63 vs 54 units)
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Reposition the grocery (retail) space from the 2nd Floor of Building C to the ground floor while maintaining the current proposed building height and proportion of ground floor glazing.
WHAT DOES THIS MEAN?
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Reducing Towers A and B by 2 floors will result in a 16% increase in the number of units. The extra 94 units will result in an increase in density.
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The increase in density will have a further impact on traffic and noise.
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How does reducing the height by 2 floors for Towers A and B justify reducing parkland while increasing the number of people who will be moving into this community?
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There are already 2,000 new residents from the four previous developments on the Richview Transit Lands and now with the added density we can anticipate approximately another 1,500 individuals moving into this community. Where is the infrastructure and social community benefits to support a rapidly increasing population in Richmond Gardens and surrounding areas?
How can one meeting with approximately 87 individuals in attendance determine all of the above for the community at large?
In the three years he has been Councillor for Ward 2, Stephen Holyday has yet to hold one public meeting or provide any official communication to residents regarding the Richview Square Redevelopment or the $1 million in Section Funds that have yet to be spent in our community despite multiple attempts to contact his office.
Councillor Holyday has declined requests to host community consultations about issues in our community, in addition to not returning calls, emails or requests for meetings to discuss the use of development funds to enhance our greenspace and parkland.
PLEASE NOTE:
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Of the five independent developments (four already built) on the former Richview transit land, no greenspace has ever been included in these plans.
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Half the green space thought to be Silver Creek Park is provincially owned land that could one day be sold.
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The suggestion that 4560 Eglinton Ave West could be an off-site parkland dedication is not in an easily accessible location and not integrated into the community plan, where it is needed most. This narrow strip of land on the north side of Eglinton Ave W between Wincott Dr and Islington Ave is not an appropriate substitute due to traffic and location. It is also a wooded lot that would have to have the canopy cut down.
WHAT WILL YOU DO?
New date for the Etobicoke York Community Council (EYCC) meeting where revisions to the development application for 250 Wincott Drive and 4620 Eglinton Avenue West – Richview Square Redevelopment will be presented: June 22, 2021 | 9:30 am.
Get the EYCC agenda and register to depute here.
If you oppose the 55% reduction of parkland at the Trinity/Create TO redevelopment of Richview Square and oppose the 16% increase in units contact Councillor Stephen Holyday to have your views represented: 416-392-4002 | councillor_holyday@toronto.ca
UPDATE ON APPLICATION FOR THE REDEVELOPMENT OF RICHVIEW SQUARE
Update April 14, 2021
On April 6, 2021 the RGRRA held a virtual meeting with Councillor Stephen Holyday in attendance who presented the following regarding the Trinity/ Create TO redevelopment of Richview Square:
Would residents be amenable to removing the 1700m2 designated city park/greenspace
by moving Building B forward to front Eglinton Ave. W and reducing the height by 1-2 stories?
Councillor Holyday stated accepting cash-in-lieu instead of parkland would allow the purchase of new parkland or to enhance existing parkland. It was requested that a vote be taken from the 87 individuals plus members of the RGRRA in attendance.
Here is what was not discussed at the April 6th meeting:
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Close to half of the greenspace in Silver Creek Park is provincially owned land that could, in the future, be sold – and developed. That would leave a serious communal greenspace deficit in Richmond Gardens.
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Acquiring new parkland is an expensive endeavour in Toronto and if new parkland were to be purchased where would the land be found in Richmond Gardens and surrounding community? This is not a feasible plan.
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Cash-in-lieu of parkland is not exclusively reserved for the local community. Cash-in-lieu of the proposed Trinity/Create TO park can be used in other Toronto wards to finance great parks which will benefit other communities. Losing a new park in ward 2 would be another ward’s gain.
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As per amending local parks, more than $1,000,000 in Section 37 and 42 funds paid by developers to benefit our community have never been used to enhance Richview Park and Silver Creek Park despite 4 years of community advocacy with no commitment from Councillor Holyday. The majority of this money came from the Shannex development in 2016. However, the 3-year agreement expired in 2019. Has the $1,000,000+ been redirected for other purposes? We do not know.
On Monday, April 12, 2021 Friends of Silver Creek met with the project leads
from both Trinity Development Group and CreateTO.
Both representatives confirmed the application package with the architectural drawings dated October 26, 2020 will be the final version put forward to Etobicoke York Community Council on Monday, May 17, 2021. (NEW DATE)*
This version includes the following items for community benefit that Friends of Silver Creek proposed, advocated for and/or supported with Trinity/CreateTO:
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1,700 m2 public Parkland which borders on Eglinton Ave W
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659 m2 POPS (Privately-Owned Publicly Accessible Space)
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5,000 SF community space on the ground floor of Building B
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Section 37 Funds ($660,000.00)
Trinity, and the former Build Toronto (now part of CreateTO), were directed by the City’s Planning Division to look at the opportunities to create a complete community Master Plan by combining 250 Wincott Drive and 4620 Eglington Ave. West. This would allow for more significant city building components to be added to the project as a whole.
The proposal has evolved significantly from the initial submission on April 30, 2018. Detailed development statistics and a comparison of each submission are set out in the table below.
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This matter will be considered by Etobicoke York Community Council on May 17, 2021. It will be considered by City Council June 8, 2021 subject to the actions of the Etobicoke York Community Council. View the EYCC agenda here and submit your request to provide a deputation.
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Learn more about the $1,000,000+ in Section Funds that are available to our community here.
Should the Etobicoke York Community Council not support the latest submission from Trinity on May 17, the possibility of both sites being developed separately significantly increases.
This could result in two new, independent applications being submitted by Trinity and CreateTO. Should that occur, the original height and density could be back on the table. And, without the Master Plan, all community benefits would need to be renegotiated.
* The Etobicoke York Community Council originally scheduled for Monday, April 19 has been rescheduled for Monday, May 17 for Item EY23.3 - 250 Wincott Drive and 4620 Eglinton Avenue West - Zoning By-law Amendment Application - Final Report. As per the EYCC, the rescheduling of the meeting is due to a geo-spatial software problem as some owners of lands did not receive the required Notice of a Public Meeting for this matter. The item will be withdrawn from the agenda and placed on the May 17, 2021 agenda.
April 12, 2021
Richview Square Submission of Rezoning Application by Trinity Development Group & Create TO
View the latest architectural plans (October 26, 2020) as submitted by Trinity Development Group and Create TO.
This item will be considered by Etobicoke York Community Council on May 17, 2021. View the agenda here.
It will be considered by City Council on June 8, 2021, subject to the actions of the Etobicoke York Community Council.
APPLICATION PACKAGE
While some materials on this link are older, as materials/reports/plans have been updated or revised with subsequent resubmission, those updated materials are posted to the City’s Application Information Centre.
Application Checklist - APR 30, 2018
Application Form - APR 30, 2018
Arborist/Tree Preservation Report and/or Declaration - APR 30, 2018
Architectural Plans - OCT 28, 2020
Closely Spaced Intersections Memo - JAN 27, 2021
Community Planning Comments - NOV 26, 2018
Daily Traffic Volumes Memo - JAN 27, 2021
Detailed Revision List - JAN 27, 2021
Draft Zoning Bylaw Amendment 569-2013 - MAR 4, 2021
Draft Zoning Bylaw Amendment FGZBL - MAR 4, 2021
Draft Zoning Bylaw Amendment FGZBL - MAR 4, 2021
Energy Efficiency Report - APR 30, 2018
Geotechnical Study - APR 30, 2018
Green Standard Statistics - OCT 28, 2020
Hydrogeological Report - OCT 24, 2019
Landscape and Lighting Plans - OCT 28, 2020
Pedestrian Level Wind Study - OCT 24, 2019
Planning Rationale - APR 30, 2018
PLN - Draft Zoning By-Law Amendment 569-2013 (Word Copy) - MAR 4, 2021
PLN - Draft Zoning By-Law Amendment FGZBL (Word Copy) - MAR 4, 2021
Project Data Sheet - JAN 27, 2021
Renderings or Perspective Drawings - OCT 24, 2019
Resubmission Form - JAN 27, 2021
Servicing Report - JAN 15, 2021
Signal Warrant Memo - JAN 27, 2021
Storm water Management Report - MAR 17, 2020
Sun/Shadow Study - OCT 28, 2020
Toronto Green Standards Checklist - OCT 28, 2020
Traffic Operations Assessment - OCT 24, 2019
Transportation Impact Study - APR 30, 2018
UPDATE ON REDEVELOPMENT OF RICHVIEW SQUARE
Update October 30, 2020
Friends of Silver Creek have been advocating for social community benefit regarding the Richview Square + 4620 Eglinton Ave W redevelopment. We have had meetings with both Trinity Development Group & CreateTO since 2017 and have worked to gather information to share with the community.
The priorities for these meetings were to address the following:
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Greenspace/ Parkland
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Ensure the design plan incorporates green space to support and preserve ecological functions, including healthy air and water and to absorb rain and snow.
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Parkland provides benefits for the physical, mental and social health of individuals and the communities in which they reside.
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Walkability
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POPS (Privately-Owned Publicly Accessible Spaces).
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POPS are a key part of the city’s public realm network, providing open space in much-needed locations across the city and complementing existing and planned parks, open spaces and natural areas.
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Community Space
During these early meetings, Friends of Silver Creek proposed that Trinity Development Group & CreateTO provide a communal meeting and function space for the Martingrove-Willowridge-Richview community in the design plan. Currently there are no large meeting spaces to service the needs of the immediate community for community or social gatherings/information-sharing in addition to having a space to host programs for all members of the community (health and wellness, seniors programming, etc.).
Friends of Silver Creek have been notified this week by Trinity Development Group and CreateTO of exciting news for the community:
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The redevelopment will host a 5,000 SF community space on the ground floor of Building B. Terms are not 100% final at this time but Trinity/CreateTO will convey ownership of the community space to the City of Toronto who will own, operate, maintain and program the space.
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Trinity/CreateTO have been working with City Staff to finalize terms of Section 37 Funds.
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In addition, Trinity/ CreateTO will provide a one-time cash payment (amount still to be agreed upon) to the City of Toronto for the purposes of fitting the community space for the future end user.
Here are other updates regarding the Redevelopment:
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The height of Building A has been reduced from the previously proposed 15-storeys down to 13-storeys.
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Trinity/ CreateTO have converted Level 2 in Building B from commercial to residential use as some businesses such as fitness facilities have been hard hit as a result of COVID-19 and are no longer viable options.
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The conversion of the double-high commercial level to two residential floors resulted in an additional storey, at the same measured height resulting in one storey being removed from Building B - this means it is labelled at 13 storeys in the last and upcoming submissions, but is shorter now in terms of its total height.
We have been informed that the resubmission of materials will be formally submitted this week.
Friday May 11, 2018
Friends of Silver Creek met with Trinity Development Group, Create TO and Councillor John Campbell
After review of the rezoning application, Friends of Silver Creek position on the joint Trinity Development Group/CreateTO application is as follows:
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FofSC ask that Trinity/Create TO take this opportunity to make a local impact and include space for cultural/recreational service provision.
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FofSC support dedicated green space/parkland on-site.
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FofSC are concerned about traffic on-site and throughout neighbourhood.
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FofSC disagree with the height and resultant density.
The Planning and Urban Design Rationale: Community and Services & Facilities Study April 2018 prepared by Bousfields Inc. was used to address concerns about community benefit, green space/ parkland, density and traffic.
FofSC encourage all residents to read the report and accompanying development documents
prepared by Trinity Development Group.
1. Community Benefit
Projected development population from Widdicombe Hill to Wincott Dr.
(excluding Warrender population of 725) : 3,151 (A28)
Bousfield conclusion (A31, Community Services & Facilities Study):
"It is our opinion that many of the service sectors have sufficient capacity to accommodate the estimated population
increase resulting from the proposed development. Therefore, it is our opinion that the proposed development
will not significantly impact the provision of community services and facilities in the study area with some exceptions…
childcare and secondary school capacities."
FofSC disagree with the Bousfield conclusion above:
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In the professional analysis of the Willowridge-Martingrove-Richview (WMR) Study area, Bousfield omitted:
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Eight (8) elementary and two (2) secondary schools
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Two (2) aging outdoor pools used extensively by users within and without of the designated WMR study area
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St. Marcellus and Hilltop community schools that provide limited programming and school break/summer camps
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Location of two (2) community food banks (Westway and Kipling) at the border of study area (but within Ward 4)
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Referenced recreational facilities are all located in south eastern sector of Ward 4 and not located with the WMR study area:
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Islington Seniors Centre
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Edenbridge Centre
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Edgehill House
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Lambton Arena
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Bousfield study confirms:
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A higher % of seniors and children as compared to Toronto. (A7)
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This finding is consistent with the Etobicoke Hub Preliminary Report 2017: Social Planning Toronto
that examines the shortfall in services for Centre Etobicoke.
Why wasn’t this Report referenced by Bousfield Inc in their analysis of our community?
FofSC request a dedicated space at the Trinity Development for the health & wellness of Ward 4 residents. The establishment of this space will work to offset the lack of services in Centre Etobicoke (Etobicoke Hub Preliminary Report 2017: Social Planning Toronto) by providing services for both current and future residents.
2. Green Space/Parkland
“61 parks totaling 263.56 HA of parkland within Study area” (A21)
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This statistic is presumably for all of Ward 4 and not focused on the WMR study area where residents’ immediate access to green space is prescribed by major roads and highways
“Local Parkland Provision Map 8B …identifies that the subject site is within an area that has .80 to 1l56 HA of local parkland per 1000 people”
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Bousfield refers to a 2006 document that doesn’t reflect current and projected populations which have and will further negatively alter the ratio
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City of Toronto Parks, Forestry & Recreation (PF&R) recognizes need to re-assess parkland resident ratio in view of housing intensification and is currently working towards implementing new strategy.
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WMR study area was in 3rd quintile in 2006 which means not abundant in accessible green space
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Bousfield does not note that the green space of Silver Creek School is now provincially owned (formerly TDSB), is not City park space and is vulnerable to sale/development. That would mean less green space.
Trinity proposes a 492 sq. m paved POPS (Privately Owned Public Space) between building B & C and fronting Eglinton Ave W where wind effects have been noted and modifications recommended (pg. 51).
FofSC request dedicated green space on site that will benefit current and future residents and consumers. The current developments on Eglinton (Fernbrook ,National Home and Shannex) have no dedicated green space. FofSC request that a park be located where wind impact, Eglinton traffic and a future LRT will not destroy or diminish this green space. FofSC also request the development include green infrastructure to offset the effects of extreme weather (green roof, xeriscaping, swales, permeable pavement, etc.).
3. Traffic
Our community is identified as a priority transit corridor, thus supporting the Growth Plan for the Eglinton Corridor. Therefore, the density is considered appropriate and desirable…given the proximity to planned Eglinton West LRT and future Wincott Bemersyde station (pg. 48).
However, because the LRT is not approved, there is no consideration of LRT impact in the traffic study. Yet, the density is justified even without LRT approval.
FofSC request a comprehensive traffic study that includes both the impact of the LRT on Eglinton Ave W and neigbourhood traffic and the effect of potential above-grade station in the median of Eglinton Ave W at Wincott and Bemersyde.
4. Density
How are two 22-storey buildings (and one 16 story building in close proximity) appropriate and compatible with existing tall building heights in the surrounding area? (Height, Massing and Density pg. 47).
Currently, one (1) 22-storey building is located at Martingrove and Eglinton, where it fronts 2 apartment buildings and is approximately twice the distance from single dwelling community than the proposed Trinity development.
The 21 storey building located at Martingrove and Eglinton on the Height map document (pg. 49) has not been built but is the site of the proposed Minto development. This is another Bousfield error.
FofSC are concerned about heights and resultant density.
