This message provides neighbourhood attendee notes for the April 14 meeting at the Fairview Library with Councillor, TCHC and Tridel staff. Revitalization will create a mixed demographic community: condo ownership and TCHC housing rental under a P3 building project. It will satisfy the provincial guidelines for intensification close to existing subway lines.
Here's a link to the Bing Maps that starts at the Sheppard-Leslie intersection that you can follow up Leslie to see a bird's eye view of the Villaways
This project will be essentially a tower configuration: one for TCHC residents (first structure); 2 for Dell condos (likely in 2 phases). There is no proposed site plan currently and TCHC & Tridel are in the midst of a 6 month assessment process. A submission to the city will likely be this fall or late summer if there is a feasible project: a community meeting would follow and likely a project working group with community members. Soil testing has been done and Villaways residents have become aware of site revitalization and are participating in site improvements for future social housing (both physical and social). During the construction project existing residents will be re-located at no cost to them to other TCHC housing.
TCHC will share in condo profits and will own their new tower. There will be an ownership land transfer for the condos.
The site is about 6.5 acres or 2.63 hectares. We expect a significant density increase from current 121 TCHC townhouses (91- 3 bedroom units; balance - 4 bedroom units): equivalent units (size & number) must be built under Ontario law.
Before knowing more about the submission, a comparison to the Aria/Bloorview project can allow the neighbourhood to gain some insight and understanding with respect to the heights and open space that might arise.
From the Final Staff Report (Sept, 2005) we have the following Stats for Aria:
Highest Tower: 18 stories or 62.5 M.
Number of Dwelling Types (Tower) : 338 - One Bedroom, 312 - Two Bedroom = 650 Units
Number of Townhouses (3 bedroom): 45
Site Area: 4.33 Hectares
Total Residential GFA: 7.98 Hectares
Total Ground Floor Area: 1.02 Hectares
Site FSI: 1.84
Both Aria and Villaway sites are somewhat triangular in shape and abut TRCA lands of the Don Valley East. TRCA setback lines for the Villaways will influence the configuraiton.
The attached file (see above) has the Aria Tower Footprint superimposed on the existing Villaways site plan. Based on a similar FSI, and using the ratio of site areas (60.74%) we should expect a residential GFA of about 4.85 hectare that could translate into no more than 422 dwelling units or about 3.5 times the current number of TCHC households. That is, there are likely some traffic turning concerns on Leslie
The Aria heights are likely the maximum that Tridel should expect and should hopefully expect less, due to the site elevation differences. A glance at the Villaways Plan with the Aria Tower Footprints shows that the the Tridel designers should be able to create a feasible project in the Villaways site without any shadowing objections north to the Vineways and east to Grove Park. and Kingland subject of course to computer modelling analysis.
The CTC HQ building height just west of the Leslie station along Sheppard (see link below) will be 18 stories but the Villaway land elevation is higher.
While Leslie from Eglinton to Steele has no residential fronts, would a low-rise building (such as along Sheppard) or a townhouse face such as in the Rean area improve the streetscape?
As mentioned at the meeting this project could be the start of redevelopment on the west side of Leslie up to the Nymark Med Centre. If the Villaways are rezoned then there could be a domino effect.
The Willoways are rental townhouses. Townhouse complexes such as this are being approved for redevelopment in North York (eg., Valleywoods, east of DVP). It's also possible that the Nymark Medical Centre could be a redevelopment candidate since a better location for doctors and health service delivery would be closer to the Leslie station given the approved tower rezoning there and the approved CTC HQ buildings - see 2009 Staff Report. (A tweety bird says so.)
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