RICHVIEW SQUARE + 4620 EGLINTON AVE W 

Proposed Design for Redevelopment of Richview Square

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:

  1. FofSC ask that Trinity/Create TO take this opportunity to make a local impact and include space for cultural/recreational service provision.

  2. FofSC support dedicated green space/parkland on-site.

  3. FofSC are concerned about traffic on-site and throughout neighbourhood.

  4. 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:

  • In the professional analysis of the Willowridge-Martingrove-Richview (WMR) Study area, Bousfield omitted:

    • Eight (8) elementary and two (2) secondary schools

    • Two (2) aging outdoor pools used extensively by users within and without of the designated WMR study area

    • St. Marcellus and Hilltop community schools that provide limited programming and school break/summer camps

    • Location of two (2) community food banks (Westway and Kipling) at the border of study area (but within Ward 4)

 

  • Referenced recreational facilities are all located in south eastern sector of Ward 4 and not located with the WMR study area:

    • Islington Seniors Centre

    • Edenbridge Centre

    • Edgehill House

    • Lambton Arena

 

  • Bousfield study confirms: 

    • A higher % of seniors and children as compared to Toronto. (A7)

 

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)

  • 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”

  • Bousfield refers to a 2006 document that doesn’t reflect current and projected populations which have and will further negatively alter the ratio 

  • 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.

  • WMR study area was in 3rd quintile in 2006 which means not abundant in accessible green space

  • 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.  

Bousfield Inc. Report
Social Planing Toronto Report

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