Stelco development
Minutes from the Nov. 30th community meeting

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Swansea Community Meeting Re Stelco Development
Nov 30, 2000 7 pm

Swansea Town Hall
Chair: Councillor David Miller

1) Agenda

1. Brief participant introductions, circulation of attendance list (available from David Miller's office), and review of agenda - David Miller
2. Introduction to REON Development Corporation and team - John Davies
3. Powerpoint presentation: "A New Gateway to Swansea", REONs approach to Swansea & evolution of the site plan - John Davies
4. Small group discussions
5. Question and answer forum
6. Adjournment - David Miller

2) Presentation by John Davies, COO REON Development Corporation:
A New Gateway to Swansea: an opportunity to revitalize the Stelco Works Property.

Highlights from Presentation Slides:

What is REON?

• · A wholly Canadian owned company, incorporated in 1997
• · Focus: Safe, cost-effective redevelopment of environmentally impaired, so-called Brownfield, properties
• · Properties purchased through joint venture with Cherokee Investment Partners (Denver, CO)

REON Shareholders:

• Bobot Yurichuk Accounting
• Cantox Environmental Inc.
• Gartner Lee Environmental
• MAXXAM Analytics
• McMillan Binch

REON Management:

• Mr. John Davies, COO and Real Estate Management
• Mr. John Martin, VP Marketing
• Mr. Michael Peterson, President
• Mr. Geoff Westerby, VP Environmental Management
• Dr. R. Willes, CEO and Chairman
• Mr. Ken Yurichuk, CFO

Consulting Team:

• Pellow & Associates - architects
• Kentridge Johnston Inc. - urban planners
• B/A Group - traffic engineers
• Ferris + Quinn Inc. - landscape architects
• Gartner Lee Inc. - environmental engineers
• Maxxam Analytics - testing laboratories
• Cantox Environmental - environmental assessment
• Mr. Dennis Trinaistich - municipal law
• McMillan Binch & Co - general counsel
• TeleCommons Development Group - community liaison

REON Pledge:
REON is committed to the comprehensive management and development of the properties it acquires, from initial purchase to end-use.

A number of slides were shown to illustrate the existing building and site conditions. No question that the old Stelco Site must be redeveloped, and alternatives must be examined.

BROWNFIELDS:
What are Brownfields?
Brownfields are former industrial or commercial properties that are vacant or underused and that may be contaminated. Almost all Ontario communities have brownfield sites, such as decommissioned petrochemical plant locations, dry cleaning stores, gas stations, railway yards, and factories. These sites are usually found in well-serviced areas, often near the downtown core or near a waterfront, making them prime locations for redevelopment.

BROWNFIELDS:
-offer tremendous environmental, economic, social and fiscal benefits to communities who choose to redevelop them.
-encourage community building and revitalize our neighbourhoods. They are often located in potentially attractive waterfront or near-downtown locations.
-allow abandoned properties to go from being a drain on municipal expenses to a tax-paying contribution to municipal services.
      Province of Ontario - Tony Clement, Minister of Municipal Affairs and Housing, Sept 20, 2000

"Some of the major brownfield lands, such as the West Donlands (Downtown) and Stelco (Swansea), have been vacant for over a decade because of major obstacles such as the cost of flood-proofing, environmental clean-up, or lack of access."
     Toronto at the Crossroads,
     Paul Bedford, Executive Director and Chief Planner, City of Toronto

Further information on the Ontario Government's "Brownfields Policy Review and Advisory Panel": www.mah.gov.on.ca/inthnews/backgrnd/20000920-2e.asp

Toronto at the Crossroads, Paul Bedford
"The GTA needs to grow, but it needs to grow in a smarter way. We have to accommodate as much population and job growth as possible within already built-up areas of Toronto and of other GTA cities and to include a higher density form of development"

"The 21st century challenge for the City of Toronto is to create an attractive city at the heart of this dynamic region and provide the urban lifestyle benefits that will attract and retain residents and businesses that might otherwise move to lower density developments in the surrounding regions."

Toronto Waterfront Task Force Recommendations:
"Reconnect the City of Toronto with its waterfront from a physical, economic and social point of view. The waterfront must be a place of fun, excitement and entertainment for all year round"

REON's Approach to Swansea:

1. Started without a definitive site plan…
2. Invited consultation and focus groups with some community members to bring REON to the point where a full community presentation could be made.
3. Incorporating many ideas and concerns, prior to the beginning of procedural requirements for public meetings.
4. Moving to broad community engagement in the planning process to refine the vision and incorporate additional ideas and concerns.

A number of slides were shown to illustrate how the plans have evolved.

Activity Timelines:

Community Input: Incorporation of ideas & suggestions for:
- Park area
- Improved Lake access
- Site layout scenarios
- Building design and aesthetics
- Pedestrian improvements
- Landscaping and streetscaping
- Traffic flow
- Community amenity possibilities - daycare, seniors housing, meeting space, archives, etc.

A number of slides were shown to illustrate how these community issues have been addressed.

REON is considering possible ways to assist the Community:

• Offer to work with the community and participate in efforts to resolve issues with the "Meow Club"
• Offer to work with the community to support relocation of the Olco building to a new point
• Offer to work with the community to investigate daycare, seniors housing, meeting space, better lake access, archives, etc. within the development

REON is learning about the Community Values of Swansea:

• Pride of ownership
• Pride of community
• A work ethic with time for family and community activities
• Support for community-based businesses and shops in Bloor West Village
• Support & participation in community-based organizations
• Respect for others within the community with reasonable expectations of respect from others

Present Land Use Controls:
Swansea Part II Official Plan:
· Designation as "Area of Industry" which precludes residential uses

Zoning
· Industrial "I1D2, with a maximum permitted height of 18 metres"
· Site specific bylaw 278-73 "C3.V2" industrial zoning with maximum permitted density of 5 times the lot area.

Official Plan (Part I)
· Current designation: Mixed Industrial- Residential Area

Maximum permitted densities:
· 2.0 times the lot area for residential uses
· 3.0 times the lot area for industrial uses
· 3.0 times the lot area for a residential-industrial mix, with residential capped at 2.0 times the lot area (i.e. 1.0 times the lot area for other uses)

The meeting was asked to review, in smaller groups, the data prepared. Each table was given a site plan and a drawing showing view lines, other projects densities, and distances to proposed towers, as an aide to forming questions for the Question and Answer period. About 40 minutes were provided for this purpose.

Transportation Findings:
Total traffic volume increase (Peak Hours):

• 25 to 50 vehicles on individual streets
• 3%-6% change in traffic volumes along Windermere and South Kingsway

In general,

• The area is well-served by public transit
• Little or no conflict with southbound (AM) queuing on Windermere
• Options are available to improve traffic operations in the area

Area Analysis:

• Total site area: 12.1 Acres or 527,000 sq. ft.
• West side - 8.3 acres
• East side - 3.8 acres
• No. of units (based on average sizes): 855
• Underground parking provided for all units at a ratio of 1.4 units per residential unit to include residents and visitors - 1195 cars

• Towers would each be up to 80 ft in width - combined width of these 3 buildings would be in the order of 240 ft. or about 13% of the length of the site
• Open Space - buildings would take up about 12% of the site. The balance will be circulation, open space, and landscaped areas.
• All units would be sold on a condominium title basis
• Based on current market values, the average selling price of:
  - an apartment would be $215,000, with a range between $139,000 to in excess of $400,000
  - a townhouse would be $365,000, with a range between $320,000 to in excess of $400,000

A number of slides were shown to illustrate the quality and type of buildings proposed. A model, and a number of boards with photos and sketches were presented for review by the meeting.

Next Steps:

• Submit applications for Official Plan Amendment & Zoning By-law
• Note - submission of applications is where the process of community interaction normally starts…
• Specific site plan application will follow with additional interaction

3) Question and Answer Period

Q. One million dollars in repairs had to be done to 60 Southport on account of Tridel development. This development changed the groundwater situation in the area. The land can't take this kind of development.
A. John C. Davies - Given that our buildings are being built with properly engineered foundations and systems, they will not create interference with other buildings. We need to know more about the 60 Southport situation. Who did the engineering work on the repairs? How are the groundwater issues linked to Tridel's project? Is a law suit pending?
A. Barry Brooks (City Planning) - The City will be looking at structural plans. The Stelco development will have to go down to bedrock. With soil being removed, they must look into what structural adjustments are required to protect adjacent buildings. This will be part of the review. The City will demand greater attention to this aspect of the development. The City will also consult with construction people who dealt with 60 Southport problems.

Q - Have engineering studies been done?
A - Davies - Some studies have already been done. These studies will be filed with the City application and will be available to the public through the application review process.

Q - Since this is such a significant project, are you considering environmental enhancements and energy efficient building design for the operations of the buildings?
A - Davies - The buildings will be designed to the most modern standards of energy efficiency with minimum emissions and highest controls. These considerations will be part of the detailed site plan and we can meet with interested community representatives to review these items as the site planning proceeds.

Q - How many people will be living in these buildings?
A - Davies - There will be an average of 2.2 people per unit. With 850 residences @ 2.2 people that amounts to about 2,000 residents. We know that for these types of residences, 2.2 people per unit is probably too high an average - it will likely be less.

Q. - What range of housing will be available and what sort of mix and price range? How does this fit in with City plans?
A - Davies - This property will be in the upper middle range of the market
A - Brooks - Townhouses might be partly rental - not just condominium. According to the official plan, the City requires affordable housing in this project. This must be discussed during the application process. The City wants to review the possibilities with the developer.

Q. What is affordable?
A - Brooks - This is addressed in Section 17 of Official Plan. Housing is "affordable" if total annual housing costs do not exceed 25% to 30% of income. The price of a unit and its size are determining factors. Sometimes this requires building smaller units.
A. Davies - REON's approach would be to design smaller condominium units priced at an affordable level, much like other developments. No new rental housing is being built commercially in Toronto as rentals do not show returns. Most rental housing today involves some sort of public participation or program.

Q. Swansea is a pedestrian neighbourhood. Access to the Lake is already dangerous and congested. What will be the impact with that many more people? CN Rail MUST make changes to underpasses. What can REON do?
A. Davies - We want to do everything possible to enhance access to Lake. Structurally, there is little REON can do with the actual underpass structures. We will do the maximum cosmetically, and will work with CN. The property is theirs. CN have consistently refused to work on this kind of project because they have many bridges that could be implicated if they set a high cost precedent here.
A. - Peter Swinton (City Design) - The City has asked REON to work on streetscape and access connections to Lake. However, with retaining walls and structural tie-backs, the cost is phenomenal within the underpass itself. REON and the City can only work with enhancements on either side of the tunnel and make the most of the existing underpass. We should also note that the Queensway is scheduled for major reconstruction in 2001/2. We are looking for REON to coordinate design with Queensway reconstruction. This represents a great opportunity to maximize the upgrade.
A. Nigel Tahair (City Transportation) - The City recognizes that it would be really difficult to do anything about the underpass.

Q - How, specifically, will REON assist to try to resolve the MEOW Club problem?
A. Davies - We share common interest with the problem of this disruptive element. REON will, if requested, provide legal advice, and will work with community to see what can be done. David Miller stated that he believes the Club is illegal and that something can be done.

Q - What about subsidized housing? How do you react to developing in this neighbourhood with the Fred Victor Centre going ahead?
A. Davies - We can't change this. City Council has already approved the Fred Victor Centre, but we can make can work with the City to help improve the site of that development.
A. David Miller - I have asked REON to look at moving the Joy Station to free up some room to make the Fred Victor Centre more suitable. REON has agreed to join in this effort and share costs.

Q - Given proximity to downtown core, and bicycle routes, what provisions are there for bicycle storage on site.
A. David Moore (Architect) - We understand that this is important for a development of this type. We will provide secure bike storage and pathways to connect to existing routes. Bike storage on the site will eliminate the need for people to carry their bikes up to their units on the elevator.
A. Tahair - The City has requirements to provide bicycle storage.

Q- I have a concern about housing on Olco site. The community is in the dark as far as how this is laid out. Are there any negotiation points hidden here in terms of trade-offs for height?
A. Miller - We are talking with Let's Build Program. There is no hidden agenda. REON has already indicated a willingness to work with the City and the Community on this.

Q - The Historical Association and LACAC - have they been consulted about the Joy station? We also need to keep open mind about the marginalized people - they need housing too.
A. Davies - We have been working with the Swansea Historical Society. We appreciate and acknowledge concerns about affordable housing.

Q - I have a design issue. I live on South Kingsway in the Tridel building. The proposed building across from me is huge.
A. Davies - There will be 250 ft. between buildings. The buildings will cover only 12 % of site. We are making a conscious and concerted effort to minimize the effect of these structures. The towers would be 600 ft, in some cases 1,100 ft, away from neighbouring condominium towers. The buildings are tall, but will be designed to minimize impact by keeping them narrow, using reflective materials, and incorporating appropriate design aesthetics.

Q - Why do you assume there should be a fixed number of buildings?
A - Davies - The application will be based on guidelines we think are reasonable and in line with City objectives and plans. We have looked at this pretty carefully, in partnership with community members, and believe the design will have minimum impact. Our density at two times coverage is less than most of the buildings north of the Queensway.

Q - Community facilities are already overcrowded. School already overcrowded. How will this development impact on our schools?
A - Leon Kentridge (Planning Consultant) - Existing schools are already beyond capacity. Children living within this development would have to be bused to other schools. This will be part of the sales agreement and it is required that people be informed. Our development would not create any additional load on Swansea schools.

Q - Before you build up, you must build down. What is down below?
A - Bob Willes (Environmental Consultant) - Preliminary examinations have been done. REON will clean up the site to the residential criteria as per Ministry of Environment requirements. REON shareholders and consultants have a tremendous amount of experience with this sort of clean up. Community meetings will be held prior to construction to ensure the Community is informed about the process. The site was used industrially for close to 90 years. Sites like this one typically contain coal ash with metals in it. These types of sites also usually contain fuel oils and lubricating oils. These substances are relatively easy to handle. There are well-established techniques for dealing with this and we have done this many times before. Control programs will be in place to contain dust, odours, and we will make sure that the community is well informed about what we are doing and how we are doing it. The conditions are typical of this type of site with no abnormal problems. The site can be totally remediated, but will require extra cost. None of the old industrial materials will be left on the site.

Q - What about PCB use?
A - Willes - There is no evidence of PCBs remaining.
A. - Brooks - The City Health Dept will be involved in any environmental processes.

Q - What about traffic?
A - Chris Middlebro (Traffic Consultant) - This is already a very busy traffic area, but this kind of residential use for the site, in comparison to other types of uses such as commercial, is the best for minimizing traffic impact. Once the traffic analysis is fully complete our studies submitted to City, and will be available through normal review processes.
A. Tahair - I concur with Chris about this kind of site use being best for minimizing traffic impact. The REON traffic study will go through a full City review. Also, pedestrian and transit studies need to be done. We will be working with the TTC to try to improve service. The Reconstruction of Queensway will take place at the same time as the development. There are plans for enhancements like trees in the boulevard, etc. This will provide a great opportunity to reinforce the Queensway enhancement program.

Q - I am concerned about environment and air pollution from traffic. Will you be doing an air pollution study? What does the City say about this?
A - Willes - We will be doing studies, though primarily related to the construction.
A - Brooks - I will consult with the Health Dept to see what they request.
A - Tahair - Sometimes they require construction management plans to minimize construction impact.
A - Swinton - We should look at a much larger perspective. This kind of development, in proximity to excellent transit access, will encourage use of transit and thereby reduce traffic. In essence, the air quality issue being addressed through big picture. Brownfield development in transit accessible zones close to the core is far better than suburban development from an environmental point of view. Suburban development contributes cars and air pollution.

Q - I have an environmental concern about decreasing greenhouse gases - will this development exceed the national levels?
A - Harry Pellow (Architect) - No. We will look into this carefully as the buildings are being designed.

Q - Parking - what are the requirements?
A. - Davies - Parking ratios will be 1.25 cars per residence, plus visitors. We need to have sufficient parking, or else we will have a problem of spillover into neighbouring streets, and we already know how the community feels about this. Total parking ration will be 1.4

Q - Will there be public art?
A - Davies - Yes. We have no specific budget at this point, but the site will surely have public artwork. We have talked with the Historical Society about incorporating elements of Stelco Works industrial heritage, perhaps an archive, and perhaps even structural elements such as the old wooden beams in the old office building. We will design the site in such a way that the open spaces are not walled off from community. There will be pedestrian portals, landscaping and a park. It will be open to the community.

Q - What is the rationale for the height of the buildings. Why not put tall buildings on the east side to preserve views from the existing condos? If you're in a lower building you're not as affected by height.
A - Swinton - The west site is much larger than the east. (8.3 acres to 3.8 acres). Underground parking and siting of buildings would not work on the east side.

Q -I'm tired of looking at the Stelco derelict building, and encourage further consultation to redevelop the site.

Q - Were there efforts made to engage Swansea Mews people?
A - Miller - Yes, but we will try again.

Q - Traffic - how about another transit service in addition to the TTC - like a shuttle van going up and down Windermere and stopping at the Town Hall and Bloor Street Village?
A - Miller - This hasn't been addressed by the TTC. I will take up personally at TTC. We need TTC planners to get hooked into process.
A - Davies - We will consider a shuttle van. Some condos have introduced this as a form of private shuttle.
A - The TTC was at Transportation meeting and stated that they monitor demand and will add more buses and streetcars if the demand justifies.

Q -What is the timing of this development?
A - Davies -We are applying officially for the Official Plan Amendment & Zoning By-law amendment in December. The City will circulate the materials for over 2 months. This represents another good time for further community input. Based on the City and community input, the application will be amended. By March we will probably know the timing for development. It will likely take three years to build. As we move forward we will have as many consultation and input meetings as you want.
A - Miller - For the Official Meetings, once applications are filed, everyone will be officially invited by me.

Q - Will there be shopping in development?
A - No.

Q - Is there a possibility that you could build fewer units and still have a viable business proposition?
A - Davies - The number of units flows from the two times coverage allowable, and the desire of the City to encourage Brownfield infill site development. The deployment of this density on the site with three tall slim towers was designed to minimize impact. The townhouses will provide a very traditional residential look at the Queensway frontage.

Next Steps

(See slide from John Davies presentation - above)
Davies - There will be several more meetings once we apply for amendment to the Official Plan.

Brooks - The application will be submitted to all departments. I will write a report based on City input plus Community input. There will be a requirement for an Official Community meeting. Eventually a final report will go to City Council, and this represents the final public meeting at Toronto Community Council. Conditions will be set to ensure project is acceptable to City guidelines with appropriate review of Community concerns.

Q. John Davies - (to Community):
Would you like another meeting within next couple of weeks? A: A few smaller meetings - open meetings please - to look at water and environmental issues.

Comment: Suggestion that you send out news and information and invite community members to fax in answers.
Comment: Information available ongoing at www.world19.com

Q - REON is a business. Is my time being well-spent… are you really listening? Will the City really listen to community?
A. - Miller - City Council can turn down applications, but developers can appeal to Ontario Municipal Board. City staff has the job of acting professionally. So far, however, REON has initiated and followed through with Community consultation not required by City.

Davies - Can we visit some of you in your homes and take photos of your views so we can do computer modeling. Request to sign up if interested. (This suggestion was well received, so REON will carry out this work.)

Miller - We appreciate your comments about this process. We will get specific info distributed, then have new concentrated meetings in the New Year. The next meeting will be REON's.

Meeting notes will be available on the World19 Web site, through Barry Brooks, and in the Library in Town Hall.