City of Toronto Community Consultation Meeting for the Revitalization of Regent Park Phases 3-5

City of Toronto Community Consultation Meeting for the Revitalization of Regent Park Phases 3-5

Tuesday, September 17, 2013, 7-9 pm

Daniels Spectrum, 585 Dundas Street East

Come and make your voice heard!  As a follow-up to the revitalization plans presented on June 10, 2013, this consultation will present revisions made in response to community concerns.  For example, the 40-storey tower planned for Gerrard and Parliament will now be only 20 storeys!   Obviously, it’s worthwhile to speak out.     

Although good changes have been made to the June 10^th proposal, two issues may still be of concern to the community: (1) the decision not to demolish 14 Blevins (because it is listed as historical), and (2) the plan to keep the density increase at 36%.  Here are some arguments to consider as you make up your own mind.

1. Why should 14 Blevins be torn down?

·        The building will be difficult and expensive to retrofit

o   Water pipes and other major elements have not been kept in repair.

o   The elevator does not go down to the basement.

o   There is no provision for underground parking.

·        Costly renovations will mean less money for good social housing.

o   The Historical Board provides no funds to preserve the buildings it lists.

·        The building will look out of place.

o   Situated at an angle, it will not follow the grid of the streets as will all other buildings.

o   In an entirely new neighbourhood, it will be the only old building.

·        Regent Park is about people, not buildings.  Their stories are what need to be remembered.

Please take a moment to sign the petition to advocate for the demolition of 14 Blevins Place.

2.  Why should the density not be raised by 36%?

(Before any redevelopment, Regent Park had a population of roughly 7,500.  The original revitalization plan projected a population of 12,500.  Then the June 10^th amendment shot that projection up to 17,000 – a 36% increase.)

·        With more people, services will be under strain.

o   Parks and streets will be more crowded.

o   If mothers currently line up at 4:00 am to enlist their children in swimming lessons, imagine how early they must rise in the future.

·        The voices of those who live in social housing will not be heard.

o   Since all the additional units will be market-value, social housing units will, in future, comprise only 25% of the total.

·        The need for money should not jeopardize the health of the neighbourhood. 

o   TCHC says it needs more condo sales to offset the cost of replacing social housing.  If so, why was the initial revitalization plan so flawed that a 36% increase in density is now needed?  And will the new business plan require even more density if the condo market falls?  TCHC needs to plan cautiously, for increased densities come at a cost to the social health of the neighbourhood.

These are ideas to think about.  Please come to the September 17^th meeting to express your own views.

14 Blevins Place: A Heritage Site to Remember or Forget?

What’s so special about 14 Blevins Place?

The high-rise apartment building in South Regent looks exactly like the others surrounding it – red-brick, poorly maintained, poor lighting around entrances to the building, quite like most of the housing in Regent Park slated for redevelopment. Why then, when phase 3 of the Regent Park Redevelopment rolls around, will 14 Blevins Place remain standing while surrounding others are demolished and rebuilt to higher standards of living and beauty? **Update: Since this blog entry was published, the Preservation Board met and determined to not designate the building as a Heritage property -- thanks to active engagement from our Regent Park residents.**

During the original planning of the Revitalization in 2004, City staff proposed that one of the low-rise residential buildings characteristic of North Regent, and one of the high-rise residential buildings characteristic of South Regent, be retained. They were to be “preserved and adaptively reused so that the use of the property as a public housing project for over 50 years would be commemorated” (Toronto Staff Report 2*). Toronto Community Housing Corporation (TCHC) agreed to the preservation of one of the high-rise apartment buildings in South Regent only, and so 14 Blevins Place was recommended for inclusion on the City of Toronto Inventory of Heritage Properties, exempt from demolition and slated for preservative repurposing.

Why then were the buildings in North Regent determined unfit for preservation, while not so for the high-rises of South Regent? The preservation of 14 Blevins Place has been attributed to the fact that at the time of building, in the late 1950s, the Blevins high-rises were considered “a major advancement in public housing” (Toronto Staff Report 3*), designed by renowned architect Peter Dickinson, and winner of the Massey Medal for Architecture. The design featured “two-storey apartments that separated the bedrooms from the living space and enabled units to front onto both sides of the building” (Toronto Staff Report 3*). At the time of City consultation with the community there was support for the preservation of this building and none for preserving the town houses in the north. However, it has been nearly a decade since these consultations and support from the community for the preservation of 14 Blevins Place is hard to find.

We have been hearing from the community that they want 14 Blevins Place demolished as part of phase 3 of the Redevelopment of Regent Park. I spoke with one 14 Blevins Place resident who gave us a clearer understanding of why it must go.

Our interviewee immigrated to Canada in 1986 and has been living in Regent Park nearly ever since. She currently lives in 14 Blevins Place in Regent Park, and has been there for 12 years. I spoke with her about her experience living in 14 Blevins and whether she was aware of development plans to keep the building as a heritage site.

Though she says she likes living in the building, she has several frustrations around the living conditions. As we have heard already expressed from others, our interviewee noted serious issues of leaks, and building maintenance. The elevator, she says, is frequently soiled with urine and smoke (which we have heard from others including that the elevator frequently doesn’t work). Many neighbours complain of mice and cockroaches, and some even have issues with bedbugs.

Our interviewee illustrates her frustrations with an anecdote about her fridge. When she first moved into the building she noticed that the fridge was not in good shape – food was spoiling because it was not cool enough. She filed complaints with housing management,but nothing was done until it completely broke down 10 years later on Christmas Eve. In a rush, she had to prepare her Christmas feast at her friend’s place,desperate to salvage the food already starting to go bad in the broken refrigerator. The fridge was not replaced until the third week of January,leaving her to cope without the appliance for a month. The hesitance on the part of building management to replace the malfunctioning appliance is a trending frustration, no doubt compelled by the lack of incentive to invest in a building that will be either demolished or become City property.

Though a resident of the building for over a decade, our interviewee was unaware of the plans to keep 14 Blevins Place as a heritage building. When I asked her whether she was in support of this plan she immediately responded that she was not, and expressed confusion over the desire to maintain a building that was so neglected. She further noted the potential risk involved in maintaining a building with health risks such as insect and rodent infestation, expressing concern that these infestations, if allowed to fester, might just spread to the new buildings and recreate the problem.

At the most recent City consultation with the community on June 10th (see our June Newsletter or blog entry for a recap of this event), two 14 Blevins Place residents addressed City Planners to request the demolition of the building to audience applause. City Planner, Angela Stea, was receptive to this feedback but informed us that in order for there to be a change in the Development Plan, others need to speak up – so we have taken to the streets! We have been out in the community, talking with residents and finding that they echo our interviewee’s sentiments. Already, we have gathered many signatures on our petition for the building’s demolition. Additionally, we have started a petition that can be accessed at:

https://www.change.org/petitions/city-of-toronto-demolish-14-blevins-place-as-part-of-phase-3-of-regent-park-revitalization

If you, like many of your neighbours, feel 14 Blevins Place has no value in our Revitalized Regent Park, please sign the petition for its removal. To maintain the building as a heritage site is to maintain a reminder of the poor living conditions and neglect that residents have endured all these years. This simply does not fit with the theme of revitalization. 14 Blevins Place has well-served its usefulness, and as community members we do not want to see the preservation of this building for any use moving forward.

These kinds of decisions are important in maintaining the health of the community, and it is essential that residents participate in these decisions. Sign the petition, or email in your support for the plan, but make your voice heard. Our work at the Regent Park Neighbourhood Initiative is informed by you, and as such your engagement is critical. Currently, we are seeking to hear from the community on their feelings of social inclusion. Take the survey and help us to seek needed changes in the community and preserve what really matters to you.

* To read the Toronto Staff report visit  http://www.toronto.ca/legdocs/2005/agendas/committees/te/te050118/it029.pdf

Regent Park Relocation, Return, Resettle

We’ve been a part of many discussions lately concerning the Revitalization of Regent Park, and often the conversation ends up centring on the relocation processes, so we thought that we would try to help sort out the issues and challenges that folks have been living with, in hopes to provide some clarity.

Relocation (Temporary Unit)

Relocation is required in order to demolish the existing buildings in Regent Park. Families living in units slated for redevelopment will be directed to move from their current home to another Toronto Community Housing Corporation (TCHC) unit. This unit may be located in Regent Park, slated for later redevelopment, or in another community in the City. Residents will stay in their relocation unit until their new home is built, which can be anywhere between 2 and 5 years.

About a year before your move from your original location, you will receive a notice, called a Demolition Notice, from TCHC telling you that demolition of your existing home will happen in approximately one year.

Within 3-9 months after you receive that notice, you will be invited to attend a meeting where you will be assigned a number that is selected via a random draw. This number will be the order in which a relocation unit will be offered to you. After that   you will get a package indicating the available units in the unit size for which your household is eligible. You will then be asked to set a one-on-one meeting with a member of TCHC’s Relocation Office. 

Your family will have a few days to discuss the options for relocation, and you will then identify your top choices for relocation units by filling out a form at the one-on-one meeting with the Relocation Staff.  Once all the eligible residents’ one-on-one meetings are held, and everyone has made their relocation choices, TCHC will make offers of units to residents in the order of their random draw number. TCHC will continue to work with you to find a new home that meets your family’s needs through the “family composition” process (numbers and ages of family members in the dwelling determine how many rooms you are entitled to). If there are no suitable units available at the time of the first round of offers, TCHC will schedule additional meetings with you to find a unit that works for your family.

Once you’ve selected your new home, TCHC will work with you to ensure you have boxes available for packing. TCHC will also pay certain fees related to your move, including disconnect/reconnect fees with utility or cable companies,  postal fees for forwarding mail, as well as providing professional movers to move your belongings into your new home.

At the lease signing of your temporary new unit, you will also sign a “Relocation Agreement,” which means that when the new housing is built in Regent Park, you will have the right to come back. 

Return (Regent Park Unit)

If moving back to Regent Park doesn’t work for you when you receive notice that a new building is ready, you may waive the right to return to Regent Park and stay in your relocation unit instead. In some cases, you have the right to defer your return to a later date or the next phase.

When a new building is almost ready to have tenants move in, TCHC will hold another random draw meeting that you will be invited to attend. Your name will again be selected in another random draw along with other families’ names also waiting return. Your random number will assign the order in which your family will be offered a new unit in Regent Park. At the unit selection meeting, TCHC will provide floor plans of options for new units, and set up a one-on-one meeting with your family to determine your needs and which options of units you would like to select. Once everyone in this phase of return has had their one-on-one meeting, TCHC will offer units to residents based on the order of the random draw, and you will have an opportunity to accept or decline this offer.

What you should know is that during the return process, you will again go through the “family composition” processes to determine how many bedrooms your family requires, based on the number and ages of family members living with you. This is the same process you would have gone through when you first applied for housing, and again when you relocated to your temporary home.

You should also know that the architectural designs of today differ greatly from those used in the 1940s, which means that homes are smaller, but typically much more efficient in their layout, so you may not have the same amount of square footage in your new home as was in your old home.  Additionally, more high-rises are being built as opposed to townhouses or low-rises, so your new Regent Park home may be in a different building type than your old Regent Park home.

Once you have confirmed your offer of a new home and your return to Regent Park, TCHC will once again make sure that you have boxes, and a moving company to assist you in your move. TCHC will again reimburse you for any utility, cable, or postal fees related to your move.

Resettle

You’ll come back to a community that has changed and neighbours that you’ve never met before. It will take you some time to figure out what’s going on and where things are happening, so we encourage you to stay as connected as possible through the Regent Park Neighbourhood Initiative on our website, facebook or twitter account, so that you’re up to date with all things Regent Park.

If you have any questions or concerns about the process as described, please contact Debra at debra@rpni.ca.

Regent Park Revitalization: June 10th Community Consultation with the City on Plan Amendments

Last Monday, June 10^th, Regent Park gathered to discuss the revitalization plans. The City of Toronto Department of Planning and Toronto Community Housing Corporation (TCHC) held a consultation with the community on the recent development plan amendments proposed by TCHC. The turnout for the consultation was impressive, with the entire Ada Slaight Hall auditorium in the Daniels Spectrum building nearly filled to capacity. 

The topic of the consultation was the following changes to the development plan for Regent Park proposed by TCHC:*

• Increase from 5,400 to 7,500 social and market housing units at the completion of all phases
• Increase the projected population from 12,500 to approximately 17,000 at the completion of all phases
• Removal of two small parkettes replaced by a new larger park/sports field  and adjustment to permitted land use designations, blocks and streets proposed  to reflect reconfigurations of park spaces
• Addition of commercial parking garage as a permitted use
• Demolition of heritage listed 14 Blevins building and proposal for a 60m tower on this block
• Increase of building heights in some locations including but not limited to:
• Two additional 88m towers on Dundas St E (Phase 3)
• One new 120m tower on Parliament Street (Phase 4)
• Sites on north side of central park and site on River Street – currently permitted at  22m & 30m, proposed increase to 50m 

* (From the City website: visit http://www.toronto.ca/planning/regentpark.htm)

Not expressed in this list of amendments is the population proportional change that would occur with the construction of additional market housing units. The proposed plan amendments shift the population proportion from an approximate 60-40% split to a proposed 75-25% split -- owners to renters. (Though TCHC maintains a consistent 50-50% split as, for example, a house of TCHC residents with two adults and three children would be counted as equal to five single-dwelling market housing units). Though residents in attendance vocalised their concerns about the proposed changes, the focus of apprehension was on the height of the proposed towers rather than the proportional shift in population mix.

Specific unease was expressed over the proposed height of a tower to be built on the corner of Gerrard and Parliament (120 metres). Residents had a number of concerns about its height, including blocking sunlight in surrounding buildings, contrasting with the historical architecture of the area, increasing density/traffic in an already congested corner, and once again secluding Regent Park as an insular and inward-facing island. According to the City representatives, John Gladki and Angela Stea, anxiety around the buildings height had been vocalized prior to the consultation. Throughout the consultation, the audience was reassured that the community’s displeasure would be noted and addressed in the next planning stages.

The new proposed tower heights

Others noted concerns around amenities being able to support the population influx, and what this increase would mean for access to programming. In response, it was noted that the increased green space in the plan amendments should hopefully provide more programming opportunities. It was also noted that strained access to City facilities is a challenge all across Toronto, and that this drawback is difficult to avoid.

Besides the new athletic field, the most welcome plan amendment proposed was clearly the demolition of the tower at 14 Blevins Place. Residents came out to voice their support for its deconstruction, offering poignant examples of the challenges faced daily for those residing in the dilapidated heritage building.

TCHC Chief Development Officer, Greg Spearn, represented TCHC at the consultation, and spoke about the rationale behind amendments to the development plan. Spearn cited deficits, specifically miscalculations on the district energy system, and desire for early completion of the development as reasons for the increase in market unit builds. For some this did not justify the changes proposed, but for all it seemed clear that compromise will have to be made by all parties in order for Revitalization to continue.

For more information on these proposed changes and the process for approval, please visit www.toronto.ca/planning/regentpark.htm.

Proposed Population Density Changes in Regent Park -- Community Consultation June 10, 2013

The Regent Park community may soon see a significant population expansion.  Toronto Community Housing Corporation (TCHC) and Daniels Corporation have submitted a rezoning application to be voted upon by City Council to increase the density in Regent Park from 5400 to 7500 units. This proposed plan moves the population proportion from a approximately 60-40% split to a proposed 75-25% split (owners to renters).

There hasn't been a lot of discussion so far about why these changes are being proposed and how they affect the community, but these are significant potential changes. Today, Monday, June 10th, the City will be hosting a Community Consultation on these proposed changes at 7p.m. in the Daniels Spectrum: 585 Dundas St. East. Make sure to come out to hear more about these changes and how they may impact you.

During a recent conference held at the Canadian Urban Institute on the topic of Lessons Learned from Revitalization in Regent Park, TCHC Chief Development Officer, Greg Spearn, spoke quite candidly about the decision to shift proportions. Spearn revealed that as of the completion of Phase 2, the organization will be facing a $8million deficit, and this change keeps the Revitalization viable. 

The shift in proportion is not the only solution being proposed by the TCHC - Daniels Corp partnership. Spearn also revealed that the organization has taken on Royal Bank of Canada as a lending partner to alleviate some of the financial strain. Additionally, financial restructuring of TCHC properties and the retail development are intended to partially subsidize the Revitalization. 

Clear from the presentation, was the desire on the part of all stakeholders to find ways to continue Revitalization.

These proposed changes in proportion will likely have the largest impact, however, and it is important the community stay actively engaged in this process to ensure the health of Regent Park. Make sure to participate in these discussions.

Again, the City of Toronto will be hosting a community consultation on June 10^th at 7 p.m. at the Daniels Spectrum.  We encourage you to attend and voice your opinions.

Hey All,

Just a reminder that this coming Monday June 10th at 7 p.m. at the Daniels Spectrum the City of Toronto will be hosting a community consultation on the re-zoning and site plan amendment applications.  Please come out and ensure your voice is heard!

Regent Park Food and Gardens

 Ensuring all people have access to affordable, culturally diverse, fresh and nutrient-rich foods is vital to the overall health of the community. Regent Park has a long history of food advocacy. In the 1980s, the high cost to buying fresh food was identified as a barrier to good nutrition, so the Regent Park Community Health Centre, along with the CRC, negotiated various green spaces in Regent Park to convert them to urban gardens. Well over 300 families worked on their own allotted gardens and grew foods for their families.

What we found was we had some excellent urban farmers living in Regent Park. They’ve been able to grow such foods as okra, black pepper, and even rice! 

However, we also knew that not everyone could farm nor did we have the space to ensure there was enough room to grow food for everyone who lives in the community. Developing food security initiatives has therefore long been a priority for Regent Park. 

Currently, there are several new projects that are working to enhance food security for the community. The new Food Centre at the Christian Resource Centre and the Regent Park Farmers’ Market are just a few of the initiatives that are coming into the neighbourhood this year.  

Even more food initiatives will be developing alongside the completion of Regent Park park and still more when the Athletics Grounds are complete. This unique approach to urban agriculture speaks to the creativity and ingenuity found in Regent Park.

With the support of long-serving community agencies, urban farming continues to be a vital tool for many residents, and we are excited to see the new food projects being initiated in Regent Park -- especially the Regent Park Farmers’ Market, which launches today! Make sure to stop by and check out the flyer on our website for more information.

The New Nelson Mandela Park Public School & Opening Celebration

On the 19th of March 2013, after over two years of renovation, Toronto’s oldest school, Nelson Mandela Public Park School, reopened its doors to Regent Park students. Though the renovation was not without its own frustrations and controversy, the community is thrilled to have the new and improved school up and running again.  The school will be holding a celebration of its reopening on June 10^th from 1-3p.m. for the community at large.

For more photos of the school, visit www.rpni.ca/media.html

In the true spirit of Regent Park community and activism, the rebuild of the school was done in consultation with the community to meet the needs and concerns of the neighbourhood. Thus the school reflects the revitalized tone of the community: not a complete rebuild, but a promotion and rejuvenation of the already vibrant assets of the community.

Recently, I was lucky enough to participate in a community tour of the school, led by two lovely eighth grade students, Saudia and Emily, and got to see all the bright, new changes. The building is impressive, with nearly seamless blending of old and new architecture (though some of the original flooring appears discoloured and somewhat out of place in the modern looking school). There are several new additions to the building, including a new library, amphitheatre, ramp and elevator to make the space accessible, as well as some reconstructed familiar spaces.

The basement, once dank and dreary, was redone to allow for more space and light. Though the renovation was thorough, many aspects of the old school were kept and, where needed, cleaned and restored – including expanded windows to allow for more light. The building looks and feels like a bright and welcoming place for students, and indeed students, parents, and teachers alike are happy with the change (so we’ve heard).

Already, according to Vice Principal Jason Kandankery, Nelson Mandela Park graduates are returning to see the new building, impressed with the changes and wondering how their commitment to their education might have changed had they enjoyed such a welcoming space.

Not only are the building renovations impressive, but also the school was equipped with new furniture and technology. The most impressive change might well be the addition of projectors and microphones with surround-sound speakers in each classroom: supports proven to increase learning retention.

The school has a year’s grace period to report problems to the builders to be fixed. Still, construction is not complete; the new Regent Park Community Centre is to be built to wrap around the school, facilitating the creation of a community hub, heavily advocated for by the residents.

Of course the space is just the opportunity, and what we make of that opportunity determines its success. We are eagerly looking forward to seeing what incredible developments come from investing in the younger generations.

For photos of a few of the changes, visit our facebook page and check out the Nelson Mandela Park Public School photo album (www.facebook.com/RegentParkNeighbourhoodInitiative). Also be sure to come out for the celebration of the reopening on June 10th!