2114 Bloor Street West April 6th Settlement Offer

The most recent settlement offer for 2114 Bloor Street West is now posted with permission from North Drive Investments (NDI). It is currently being considered by the city and we are awaiting a report. You can view the settlement offer, or read on for a summary.

This is the result of the unique Working Group process proposed by Councillor Doucette and Bloor West Village Residents Association (BWVRA) to avoid a costly Ontario Municipal Board hearing. As a result, there have been many settlement revisions and discussions between NDI, the Working Group and BWVRA. This proposal meets our expectations and is acceptable to the working group and BWVRA. An Open House was held by Councillor Doucette on April 9th for residents to review this proposal, and no significant objections were raised.

A pre-hearing is scheduled for June 5th, 2015 and all parties are motivated to reach consensus before that date. City planning has been closely involved in the process throughout, but a report has not yet been published. The city’s position on the settlement offer will not be confirmed until City Council on June 10/11, though Community Council’s recommendation will be made at their next meeting on May 12th.

On April 14th, Etobicoke York Community Council considered agenda item EY5.2 for this settlement offer and a now related agenda item for another NDI proposal at 2800 Bloor Street West (EY5.5). The minutes are now posted. Here is a summary:

  • For 2800 Bloor, the main issue is how to accommodate rental replacement on site. Councillor Doucette is pushing for the full 10 unit replacement instead of the 3 units plus section 37 proposed by this motion. To accommodate that request, NDI has proposed moving the 10 units to 2114 Bloor Street West. The specifics for what the Councilor requests in terms of rental replacement units at 2114 Bloor is documented in the motion for 2114 Bloor (EY5.2). The working group and BWVRA have considered this request and feel it makes sense to increase affordable rental options in Bloor West and support this idea. Given the connection to 2114 Bloor, the motion was deferred until the next community council meeting.
  • For 2114 Bloor, the city did not submit a report on this settlement offer in time for community council. As a result, Councilor Doucette put forward a motion for a report to appear at the next community council meeting on May 12th.

An Inside Toronto article by Cynthia Reason explains in more detail and includes commentary from Councillor Doucette about why this makes sense for the community.

Settlement Summary

Here is a summary of the changes since the original submission (this list is not exhaustive):

2114 Bloor Street West Rendering
2114 Bloor Street West Rendering
  1. 8-storeys down from 10. You’ll notice that there are two proposed “pop-ups” on the roof that allow access for two units to a roof-top patio on the 9th storey, at the same level as the mechanical penthouse.
  2. The original working group meetings influenced a number of changes, including a new look for the building with brick that better matches the village feel
  3. 20% smaller as a result of the height reduction and other massing reductions (FSI reduced from 7.0 to 5.64)
  4. 14% height reduction (5.15m lower)
  5. 37 fewer units (110 to ~73)
  6. Setbacks have been increased. In particular, the north-west corner facing the park has been increased from 0.2m to 7.5m, a portion of which extend the full height of the building. This is important to establish 7.5m as the minimum setback for the full length of buildings along the park, should more be developed in the future. This is key to reducing the shadow impact on the park. Further setbacks on the south side of the building reduce shadow impacts.
  7. The ground floor has been completely redesigned. Entrances now face Bloor on the south side and the park on the north side. The loading dock has been moved to make it easier to access from Kennedy Park. This presents the “back” of the building more as the front, as building residents using the subway are expected to walk through the park.
  8. The amenity space moved from the roof to the second level above the car ramp, removing the possibility that the roof becomes a highly trafficked area. It also connects interior and exterior amenity space.
  9. Parking has been reduced from 72 to ~47 spaces. Bicycle parking reduced from 124 to 94. Both meet city standards.
  10. The wall along Kennedy Park Road will include landscaping and trees
  11. Signage and landscaping will be added to encourage right-hand turns out of the driveway, to avoid traffic along the park
  12. The balconies along the north-east corner are now recessed into the building
  13. The Bloor-facing portion of the building now visually represents a 3 storey datum, consistent with the buildings currently in the village
  14. The south-east corner of the building that everyone sees entering the village is substantially less impactful. It is 8 storeys instead of 10; an additional 1.8m setback has been added; the glazing is reduced.

Here are a few more visual representations of the proposal:

View From Starbucks, looking North-West
View From Starbucks, looking North-West
View from Kennedy Park Road
View from Kennedy Park Road
Height and Mid-Rise Guidelines (dark black lines)
Height and Mid-Rise Guidelines (dark black lines)



2114 Bloor Open House April 9th

2114 Bloor is scheduled for an OMB pre-hearing. Since the appeal, Councillor Doucette has restarted the Working Group process and several meetings have occurred. On March 12, 2015 North Drive Investments submitted revised plans.

Councillor Doucette will be hosting an open house for 2114 Bloor Street West to review their latest proposal. The building is scheduled for April 14th community council (agenda item EY5.2). From the agenda item: “Since the appeal, the applicant submitted revised plans as a formal settlement offer on March 12, 2015.  The proposed development was modified to reduce the building height to nine floors and the number of dwelling units from 110 to 78.  Modifications to the built form of the building were introduced by the revised proposal that will be assessed in the forthcoming Request for Direction report.  The settlement offer was made conditional on City Council acceptance; otherwise the appeal of the application would revert back to the original proposal.”

Please come out to the open house to see the revised proposal and hear the changes the 2214 Bloor Working Group has worked through.

Date: Thursday, April 9th
Time: 7pm to 8:30pm
Location: Humberside Montessori at 121 Kennedy Ave – just south of Bloor

EDIT: The settlement offer presented at the open house is now available.

2114 Bloor Condo Appeals to OMB

The developers of 2114 Bloor recently appealed their application to the Ontario Municipal Board. This update was published on March 6th by Councillor Doucette about the development and the unique approach we plan to take to help reach an agreement:

As you likely recall, an application for a 10-storey residential building at 2114-2130 Bloor Street West was filed with the City in April 2012. This is an update on that application and planned next steps.

A community open house and pre-application consultation meetings were coordinated prior to the application, and a further, post-application communication consultation meeting was held in June, 2012.

Neighbours of the proposed building were loud and clear that the planned height and massing of the building were not appropriate for the site. The applicant agreed to participate in continuing discussions, and a Working Group was formed that included local residents and two representatives from the Bloor West Village Residents Association (BWVRA). Three meetings were held in 2012-2013. At this point work on the application paused, as the applicant focussed on 1990 Bloor Street West and other properties under their ownership.

In recent months, the applicant has been interested in furthering work on this project and has just appealed 2114 Bloor to the Ontario Municipal Board (OMB). Rather than repeat a potentially confrontational and expensive path through a contested hearing, I have coordinated a new unique approach with the BWVRA to try and resolve remaining built form issues by restarting the Working Group process.

This approach brings the City, the applicants, and community representatives from the immediate neighbourhood and the BWVRA together with the goal of reaching a proposed settlement prior to the OMB pre-hearing. My office will coordinate the meetings, reaching out to the same residents who participated previously, and a professional facilitator will assist the process. As the meetings will deal with “without prejudice” material that will influence official OMB proceedings, the content and outcome of the meetings will need to be confidential until their outcome is confirmed.

Previous Working Group participants expressed concern about effects on the park and traffic from the new building. These issues will be dealt with separately through my office and City Staff; we are already planning on some local park improvements and will look at holding a meeting with local residents on this and traffic issues.

I would like to thank the Working Group and the applicants for their work thus far and their willingness to work collaboratively. This approach will help ensure the best building for the neighbourhood and a smoother and more cost effective process for local village residents.

March 24 Bloor Street West Planning Meeting

Councillor Doucette committed at the 2265 Community Meeting to organizing a meeting to update and inform residents about local developments, and the Heritage nomination put forward. Here is her invitation:

I hope you will join me and City Planning staff at my Bloor Street West Planning Meeting later this month. I have invited staff to come and discuss the planning context of Bloor and tools the City and community can use to help direct growth while preserving what we love about Bloor St West.

Please bring your ideas and questions and join me:
Date: Tuesday, March 24
Time: 7:00 pm to 9:00 pm
Location: Humberside CI (280 Quebec Avenue)

The following recent announcements are relevant to the meeting:

June 4th: Provincial Election Debates High Park Candidates

This is a great neighbourhood! Let’s help keep it that way! The development at 2265 Bloor has just been appealed to the OMB. Perhaps now is a good time to ask our candidates how they intend to help grow our neighbourhood while maintaining its unique character!

Hear their views on the issues. Ask your questions.

  • The BWVRA Annual General Meeting will take place prior to the debate. BWVRA Members, and those wishing to join, are asked to arrive by 7:00 pm for a vote on the slate of candidates for the the Executive and the new President.
  • Elevator access available via the North parking lot.
  • The BWVRA exists to provide a forum for local residents to voice and debate issues of importance to the Bloor West Village community. Visit www.bwvra.ca

Announcing Bloor West Village Heritage Nomination

At the end of last year we submitted a Heritage Conservation District Nomination For Bloor West. A copy of the submission is available here under Heritage in the navigate.

Here is a copy of our SOV HCD Flyer.

The next step in the process is a Community Meeting:

Bloor West Heritage Nomination Community Meeting
April 14 @ 7pm
Grenadier Retirement Residence
2100 Bloor Street West

Here is a copy of the submission letter:

Dear Mr. Scott Barrett,

On behalf of the HCD Working Group and Bloor West Village Residents Association I would like to thank you once again for your presentation and support for the establishment of HCDs at our meeting with the Bloor West BIA. Your knowledge and experience related to HCDs within the City was both valuable and encouraging as a means of identifying and protecting our significant cultural landscapes.

Please find attached our submission for an HCD Nomination of the Bloor West Village area as defined in the document. We believe the area has a distinct character which is threatened by current and future development that may not be compatible to the area’s existing character. Jennifer Keesmaat, Chief Planner for the City of Toronto, spoke this past spring, at a meeting of the Bloor West Village Residents Association (BWVRA), whereby she identified Bloor West Village as a distinct and special area. She further stated that one of the preferred tools to help manage change within the area would be the establishment of a heritage conservation district. The HCD Working Group and BWVRA agree with Ms. Keesmaat and is therefore submitting this nomination for the City to consider Bloor West Village as an HCD study area. As you know, the BWVRA has been working closely with three other resident groups which border the Bloor Street West corridor; High Park Residents Association, Swansea Area Ratepayers Association, and the Old Mill Community Association. The attached Nomination is a collaborative effort, equally shared by all four resident groups.

We realize this is a long term planning process and we look forward to working with you, Heritage Preservation Services, and other Planning staff to achieve our goal of identifying, protecting and interpreting Bloor West Village as a heritage conservation district.

Should you have any questions or concerns about the Nomination please do not hesitate to contact the undersigned, or Mr. Mark Warrack, mark.warrack@bell.net.


Dianne Bradley, President
Bloor West Village Residents Association

Condo Update: Next Monday @ 7:30pm

You are invited to attend a Resident Meeting next Monday Sept 30th at 7:30pm at the Grenadier Retirement Home. We have invited our Planner, Peter Swinton and lawyer, Ian Flett to join us so we can share our perspective and position with you. The OMB hearing is coming up in December, and a city council meeting in early October may provide the catalyst for each party solidifying their positions for the hearing.

Monday September 30th @7:30pm.
Grenadier Retirement Centre
2100 Bloor St West ( corner of Clendendan- opposite Starbucks)

Sarah Doucette will also be attending to share her views and to field questions on this. We want to hear from you as we are reaching a critical time frame before the OMB hearing. Discussions are ongoing between BWVRA, the City Planning Department and the NDI, the developer.

We have had a busy summer working to raise money – you may have seen us on Bloor on the weekends and at local meetings. We wish to thank you for your generous donations and support for our Save Our Village campaign. To date we have raised over $26,000 towards the costs of hiring our team of professionals and preparing for the OMB hearing concerning 1990 Bloor St West. While this is a substantial contribution, a hearing will cost at least another $15,000.

This is your opportunity to provide feedback to us and your Councillor on this and future development in our area. You are entitled to a voice in shaping the direction of development in BWV. Come to listen, speak your mind, make a donation, sign up for a lawn sign or renew your Membership.

We will see you there!

Join the event on Facebook

50% Funding Raised!

We are thrilled to announce that we have reached 50% of our funding goal, with $20,000 raised to date. Thank you to the more than 100 people that have put in donations! The Save Our Village team has spent many of the past weekends out in Bloor West Village, and the feedback has been very positive. Together we have pulled together half of the investment required to retain the best team to bring our important perspective to the Ontario Municipal Board.

The OMB hearing is scheduled for December 2nd, which gives us several more months to finish the funding drive and dive into engaging our team of experts to pull evidence together for the trial. The city remains opposed to the applicant but conversations continue and that can change. The Bloor West Village Residents Association remain commitment to responsible development for our neighbourhood. We want to refresh the area, but don’t want to see 10+ storey condos replacing the village that we all love.

Thank you for your continued support. If you haven’t donated yet, please take a moment to do it now. We will get there together!

OMB Team Announced: Peter Swinton & Ian Flett

Our extensive evaluation process is complete and we are thrilled to announce that we have retained our core team:

Legal: Ian Flett (Eric K. Gillespie Professional Corporation)
Planning: Peter Swinton (PMG Planning Consultants)

Both are trusted professionals with extensive experience at the Ontario Municipal Board. We are looking to bring additional subject matter expertise on board as required for particular areas of concern (for example, environmental impacts). Currently the team is working through our issue list and procedural order requirements that are part of preparing for the hearing itself. The Bloor West Village Residents Association is one of three Parties identified at the OMB pre-conference hearing on May 28th (along with the developers North Drive Investments and the City of Toronto). When the final results of the pre-conference hearing are available, we will post them online here.

About Peter Swinton

Founded in 1969, PMG offers 40 years of experience working on a wide spectrum of residential, commercial, industrial and institutional projects. The type of work carried out includes Official Plan and Zoning By-law Amendments, Committee of Adjustment approvals (both minor variance and consent applications), Site Plan Control Applications, Plans of Subdivision as well as project management of all municipal approval requirements. PMG has significant experience in the planning of subdivisions, commercial site plans and residential high-rise communities, including work for large developer clients throughout the Greater Toronto Area. PMG also has extensive Ontario Municipal Board experience, and offers a broad range Urban Design servicesI would like to thank you for asking PMG to prepare a proposal to provide

Peter Swinton has extensive experience as a Senior Urban Designer with the City of Toronto and City of Scarborough prior to amalgamation, as a developer of lands in the Collingwood area, and as a Planner and Urban Designer in private sector consulting. While at the City of Toronto from 1998 to 2003, he was the Senior Urban Designer reviewing development applications for the lands in the west section of the South District, including parts of Bloor West Village. Peter is qualified to give expert opinion Planning and Urban Design evidence before the OMB, and has been involved in cases before the Board, both in support and against PMG Planning Consultants development applications, since 1994.

About Ian Flett

Eric K. Gillespie Professional Corporation is a boutique law firm with an established focus on environmental law, planning law and other aspects of administrative law. The firm employs six lawyers who prepare pleadings and represent clients at all levels of court and various tribunals including the Ontario Municipal Board.

Ian Flett is an associate at Eric K. Gillespie Professional Corporation. He focuses the majority of his time on the firm’s land planning and municipal law practice. Ian appears regularly before the OMB and the courts on matters ranging from concerns with development applications to judicial reviews. Ian dedicates a part of his practice to pro bono work improving Toronto’s bicycle infrastructure.

Jennifer Keesmaat in Bloor West Village on Monday May 13th

We are pleased to announce that the Bloor West Village Residents Association AGM will be held this year on Monday May 13th @ 7pm at the Grenadier Retirement Home,  2100 Bloor St West.

Our guest speaker this year will be Jennifer Keesmaat,  Chief Planner for the City of Toronto. There have been several articles recently featuring her work, and given our local challenges with development her talk should be relevant:

Refreshments will be served.

Doors will open at 7pm with the meeting commencing at 7:30pm.  Please come early to meet our local guests, LEAF and the Emerald Ash  group,  purchase raffle tickets for art pieces from 2 local artists to assist us in raising funds for our OMB challenge,  renew your membership, and meet the Executive.

We will be sending out notices closer to the date, please mark your calendar and feel free to share this note with your friends and neighbours who may be interested in joining the BWVRA or joining us for this evening to find out about the work we are doing in the neighbourhood.