2265 Bloor OMB Mediated Settlement Approved

A mediated settlement for the 2265 Bloor St. W. development at Bloor/Durie was approved by the OMB on Tuesday, April 7th. We believe it is a far better building for our community than was originally proposed. Thank you for your generosity and involvement in advocating for responsible development in our neighbourhood!

Your four local resident associations, (Bloor West Village Residents Association, Swansea Area Ratepayers Association, High Park Residents Association and the Old Mill Humbercrest Neighbourhood Association) worked closely with legal and planning professionals throughout the OMB Mediation process to arrive at the mediated settlement presented visually in the illustrations and outlined in detail in Schedule “A” of the Minutes of Settlement, both listed below.

Highlights of the significant “wins” for our community:

  • The building will be 25 metres tall instead of 30 metres, as originally proposed.
  • The mechanical room is now incorporated into the top residential floor of the building for a much approved appearance.
  • The traditional 2 storey profile on Bloor Street is now reflected in five well articulated window bays on the Bloor Street facade.
  • The proposed encroachment of the condominium building into the residential neighbourhood has been eliminated and 116 Durie will be reconstructed as a residence with rental apartments.
  • Entrance to underground parking is now directly off Durie Street, eliminating most of the potential rear lane traffic behind homes on Ostend Ave.
  • Commercial underground parking has been significantly reduced.
  • Truck access behind the building is much improved, eliminating the need for maneuvering on Durie St. and backing into the loading bay.
  • We came together as a community prepared to fight for responsible development in our neighbourhood and organized effectively to do just that.

Minutes of Settlement SCHEDULE “A”

1. The Settlement Proposal consists of the Development Proposal with the following revisions:

(a) The mechanical penthouse and the 8th storey of the mid-rise building shall be removed, reducing the building height from 27 m measured to the top of the 8th storey and 30 m measured to the top of the mechanical penthouse to a total height of 25 m measured to the top of the 7th storey.

(b) Projections above the 25 m height limit shall be restricted to a maximum height of 1.2 m and shall be identified in the Zoning By-law amendment (“ZBL”).

(c) The ZBL shall restrict the permitted building height to 25 m, excluding permitted projections, and 7 storeys excluding the mezzanine located between the 1st and 2nd storeys, and the ZBL shall include a definition of “storey” which shall exclude a mezzanine located between the 1st and 2nd storeys.

(d) The rear (south) wall of the first storey of the portion of the mid-rise building located east of the loading space shall be shifted south by up to 1.85 m, and a terrace shall be located above the 1.85 m projection of the 1st storey, all as depicted on the Ground Floor Plan and Section A attached to these Minutes of Settlement.

(e) The 7.5 m wide driveway leading to the loading space and parking ramp shall be reduced in width to 4.8 m east of the loading space, and the parking ramp shall be relocated to take access directly from Durie Street, all as shown on the Ground Floor Plan attached to these Minutes of Settlement. The relocated driveway ramp shall have a minimum width of 6.0 m.

(f) The south walls on the 5th and 6th storeys shall be shifted to the south by up to an additional 1.488 m and 2.245 m respectively and the terraces adjacent to those walls shall have maximum depths of 2.25 m, all as shown on Section A, Section B and Section C attached to these Minutes of Settlement.

(g) The south, east and west walls on the 7th storey shall be revised as shown on the Floor 07 Plan attached to these Minutes of Settlement and a terrace shall be permitted to the south of the relocated south wall having a maximum depth of 3.238 m.

(h) The mid-rise building shall contain a minimum of 1.0 m² of indoor residential amenity space for each dwelling unit which is located in the mid-rise building, which space may include lounge space and guest suite(s). No outdoor residential amenity space shall be required for the mid-rise building.

(i) The transformer shall be shifted north, to be located adjacent to the south west corner of the mid-rise building as shown on the Ground Floor Plan attached to these Minutes of Settlement.

(j) The south and north side facades shall be constructed substantially in accordance with the style and materials indicated on the South Elevation drawing A3.3, the North Elevation drawing A3.1, the West Elevation drawing A3.4 and the East Elevation drawing A3.2 attached to these Minutes of Settlement.

(k) The replacement house at 116 Durie Street will be reduced in width and extended in length and shall have a minimum north setback of 0.6 m, a minimum south setback of 0.9 m and a minimum rear setback of 7.5 m.

(l) There shall be no indoor or outdoor residential amenity space provided at 116 Durie Street to serve the mid-rise building.

(m) There shall be a maximum of 4 dwelling units in the replacement house at 116 Durie Street.

(n) There shall be no underground parking provided below 116 Durie Street.

2265 Bloor Settlement Proposal to OMB

There is a proposed settlement for 2265 Bloor that was approved by all parties, including city council today. The Minutes of Settlement have been shared with participants including revised drawing attachments are available here. Schedule A in the minutes of settlement summarize all of the changes achieved through the mediation process. You can also review 2265 Bloor Revised Plans.

Here is the update from Councillor Doucette on 2265 Bloor Street West:

Over 100 people attended the Ontario Municipal Board pre-hearing this January in opposition to the previous application, and I have heard from many of you about your concern. I was able to convince my City Council colleagues that supporting a community-involved, collaborative process was the best approach, and representatives of the Bloor West Village Residents’ Association, Swansea Area Ratepayers’ Association, the City Solicitor, and the applicant entered into a mediation process. After countless hours of work, a Settlement Proposal was agreed upon, and was approved unanimously today (April 2nd) at City Council.

Amongst other changes, the building is shorter, the pedestrian feel on Bloor will be better, the number of parking spaces have been reduced, and there is no commercial penetration into the stable residential neighbourhood to the south. The revised plans are attached here and the Minutes of Settlement, which describe the settlement, will be shared with all OMB Participants by the applicant today or tomorrow.

The next step is for the Parties to attend the OMB hearing to bring this settlement to ask for it to be approved. It is a public meeting; if you would like to attend the hearing on Tuesday, you are welcome to do so, and if you are a participant and would like to speak against the settlement, you can also bring your evidence in opposition. The hearing will be April 7 at 10:00 am at the office of the OMB at 655 Bay Street, Suite 1500.

Many thanks to the efforts of the residents’ associations and neighbours who raised funds and dedicated many hours toward better neighbourhood building.

2265 Bloor Condo Update

Councillor Doucette recently published this update about 2265 Bloor:

Some of you may be wondering about the status of the application at 2265 Bloor St (at Durie). At this point, mediation is still ongoing, and for now must be kept confidential. More information will be shared as soon as possible.

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:

It’s A Wrap: 2265 Bloor West OMB Mediation

Last week was busy. We had more than a hundred people out to the OMB pre-hearing on January 6th. Thank you again for everyone’s support. Sarah Doucette, Cheri DiNovo and Peggy Nash were there lending their support and we even had a celebrity in our midst! Andrea Martin attended as a local resident passionate about responsible development. A little “star power” never hurts!

Although the majority of us were excused very early in the day, it was vitally important that this show of force was made and we really appreciate everyone who took the time out of their busy schedules to attend the Pre-Hearing. 110 participants registered at the meeting and they may have an opportunity to have their voices heard later in the process.

Mediation began on Tuesday Jan 6th and concluded on Wednesday January 7th. We are now awaiting a report by City Legal to be presented to City Council, hopefully in February. Confidentiality protocols prevent us from saying any more about the mediation until the report is made public, but we do feel positively about the process. At this point we are unable to share anymore details. As soon as we can share more, we will let you know.

Huge Turnout to 2265 Bloor OMB Pre-Hearing

The OMB Pre-Hearing and Mediation started this morning (January 6th) with a packed room of supporters. The 50 person room was well over capacity with people crowded in and overflow into the hallways. Many took the time to officially register as Participants.

Thank you to everyone that took important time to attend. The size of the crowd spoke volumes about the importance of this building to Bloor West Village.

The next steps are as follows:

  1. Complete the Pre-Hearing (today). This establishes the Parties, Participants, and Procedural order. You can read more about them here. Anyone that signed the forms at the hearing will be registered as a Participant.
  2. Mediation – a team from BWVRA & SARA along with our professional team will work with representatives from the City and Developer to attempt to reach a compromise. That process can last through to Friday. If it fails, a Hearing date will be set.
  3. Hearing [if required] If a Hearing is required, it will be scheduled at a future date. Anyone registered as a Participant can speak at the Hearing.

Goal Reached: $40,000 Raised for 2265 Bloor

We’ve met our immediate goal and raised over $40,000 heading to the OMB January 6th! What a great way to start off the new year!

Thank you to the more than 300 people that contributed to this campaign. Our professional team is well setup for the pre-hearing and mediation process that starts on January 6th.

By January 10th, we will know if OMB Mediation has resulted in an acceptable agreement or if a full OMB Hearing will be scheduled. At that point, we will have a better idea of whether $40,000 is going to be sufficient to ensure community input to 2265 Bloor Street. In the meantime, there is no downside to having money in the bank if you believe that responsible development requires community input!

Our fund raising campaign will continue – stay tuned for more information.

Good News! Harrington Agrees to OMB Mediation

Our efforts are starting to get some positive results.

All Parties to the OMB Hearing have agreed to Mediation regarding the 2265 Bloor St. West development proposal. This opens the door to constructive dialogue focused on finding common ground and reaching a mutually acceptable agreement.

OMB Mediation

The OMB has appointed a Mediator and the OMB Hearing scheduled for January 6, 2015 has been converted to a Pre-hearing Conference. This will be followed immediately by the OMB Mediation session. If we are unable to reach an acceptable agreement through this OMB Mediation process, then a full OMB Hearing will be scheduled at a future date.

In the meantime, please continue to spread the word about the importance of donating and subscribing to receive emails (http://goo.gl/4HbnPG) to stay abreast of the situation. Mediation still requires our legal and planning professionals attend the sessions. And, while we are optimistic that an acceptable agreement can be reached via the OMB Mediation process, there is still the possibility of a full OMB Hearing to ensure our community’s input is reflected in this development. This all requires more money.

We are within striking distance of our $40,000 goal by Christmas with over $35,000 already raised. With your continued help we can easily meet this goal. On January 10, 2015, the end of the Mediation session, we will have a better idea of whether this $40,000 is sufficient.

Participants still required on January 6 at 655 Bay St.

Thank you for signing up to be a Participant at the January 6, 2015 OMB Hearing. Even though this OMB Hearing has been converted to a Pre-hearing, it is important that you still show up at 10:00 am at 655 Bay St., 16th Floor. Although you will likely be dismissed fairly early in the day, showing up as Participants is critical to demonstrate widespread community concern about this development.

Great Turnout: 2265 Bloor Community Meeting

We had a packed room for the December 16th Community meeting to discuss 2265 Bloor Street West. Members of the 4 Residents Associations (BWVRA, SARA, Old Mill/Humbercrest, High Park) hosted a meeting to go over the current status of the developers proposal, and the community plan to fight it.

The agenda for the meeting covered:

  1. 2265 Proposal History
  2. Mid-Rise Guidelines 101
  3. Dec 9th Proposal Revision
  4. Funding Update

We are thrilled to announce that during the meeting we raised another $956 dollars at the meeting, bringing our total to $32,780 of the $40,000 we are targeting to raise. If you haven’t had a chance yet, please donate now!

Councillor Doucette attended the meeting and provided two updates:

  • The details of the motion (now published) she put forward and passed. Here are the highlights:
    • City Council direct the City Solicitor to attend the Ontario Municipal Board in opposition to the applicant’s December 9, 2014 revised drawings and further authorize the City Solicitor to retain outside consultants.
    • City Council further direct the City Solicitor to request the Ontario Municipal Board to consider the application as a candidate for mediation.
    • City Council direct the City Solicitor to settle at the Ontario Municipal Board if the following concerns are resolved to the satisfaction of the retained land use planning consultant by a revised proposal: reduced protrusion into the angular plane permitted by the Zoning By-law; a step-back on the third floor should be introduced on the north side; the below-grade parking lot should be located only underneath the apartment building, with the intention of reducing the number of parking spaces; Amenity Space should not be located in or outside the Residential house at 116 Durie Street.
  • An update on her overall progress in the neighbourhood with the planning tools we need to define what responsible development for Bloor West means. Councillor Doucette is organizing a February meeting to discuss these tools in more detail and Jennifer Keesmaat is invited to speak. We should know if the long awaited Avenue Study and Heritage District nomination have been prioritized for Bloor West. Regardless, these tools will not apply to 2265 Bloor as the application is already submitted.

The presentation is available for download if you missed the meeting and want to review the details:


2265 Bloor Developer Submits Revised Application

The developer for 2265 Bloor Street West submitted a revised application on December 9th in advance of the final City Council meeting before the hearing on January 6, 2015. Here are the now public details of that submission:

The changes were quickly reviewed and determined to not be sufficient. The details of the changes are outlined in the attached letter. We approached our councillor, Sarah Doucette, who agreed to take our concerns to City Council. A motion successfully passed. The motion is confidential and we are awaiting the details to be made public. At this point, we are assuming that the motion is positive and in favour of residents.

There is a community meeting December 16th, 2014 to discuss these latest changes.

This new proposal will be taken to the Ontario Municipal Board (OMB) on January 6th. Our legal and planning team are working hard to revise our arguments in preparation for that meeting. Given the sensitivity of the material and the importance of putting forward a compelling argument, we will not be sharing the details of the objections we plan to raise publically.

Our objectives are clear: we want development in Bloor West Village and welcome developers into our community. The developments need to be in character with the village and respectful of the surroundings and we find the process is more productive when we can meet and work together. This revised application does not accomplish that.