Many of the long awaited, new retail facilities in Phase I are now open. The Cadillac Fairview web-site provides updates on activities and events in the News and Events section of their web-site. A complete store list is also available on this site.
Phase II of the re-development will add residential buildings and additional commercial/retail facilities to the site. A plan of the site as submitted with the original application may be viewed in the lobby of the Royal Bank Building, outside Anthony’s. Additional information and updates on the residential re-development can be found on the Cadillac Fairview website.
This summer, Cadillac Fairview staff members very kindly gave DMRI Executive members a tour of the SHOPS AT DON MILLS site. Among the fascinating features of this new and exciting Don Mills landmark, were the varying types of bricks and brickwork being incorporated, in order to bring variety and ambience to shoppers and visitors alike. The original Eaton’s tile mural which appeared on the north face of the store depicting all four seasons, will be reinstalled between LCBO Vintages and Mark McEwan’s food emporium on the Lawrence Avenue side.
Summary of Events
Phase I
In 2001, as part of its objective to represent the views of the Don Mills community, Don Mills Residents Inc. (DMRI) formed a Task Force of local volunteers to respond to the first proposal for re-development. This volunteer Task Force included architects, engineers, a traffic specialist, community planners and other interested citizens, each with their own skills and all dedicated to the well-being of the community. In the ensuing years this Task Force spent many hours in consultation and negotiations with Cadillac Fairview which resulted in a second, revised proposal which was presented to the City. It was at this time that a public meeting was held in the old Eaton’s building so that Cadillac Fairview could present this proposal to the community. They indicated that they would consider the comments from that meeting and revise the proposal accordingly.
No further negotiations or discussions with Cadillac Fairview were held until November 2005 when they advised their decision to redevelop the mall in two phases. Phase I would see the demolition of the old mall, replacing it with a ‘lifestyle outdoor shopping complex’ and Phase II would be the addition of residential and additional commercial/ retail facilities to the site. DMRI was unaware of this decision until it was announced to the City whereupon DMRI advised the community immediately. In subsequent, direct meetings with Cadillac Fairview and in follow-up correspondence, DMRI strongly expressed the concerns of the community, especially at the loss of the covered mall. As the site was already zoned for commercial use all that was required was approval by the City of the Site Plan. As owners of the property and under their current zoning, Cadillac Fairview was entitled to implement this redevelopment plan. DMRI made a number of proposals for changes to the Site Plan, some of which were included in the final version. The final proposal for Phase I was approved by the OMB.
Phase II
Cadillac Fairview filed their proposal for the Phase II development with the City in December of 2006. Representatives of DMRI met with representatives of Cadillac Fairview in late January 2007 and after further consultation with the City, the proposal was modified slightly in February. Later in 2007, a proposal for a multi-storied parking garage was presented. DMRI had concerns about the unsightly garage that faced the Donway West and after consultation, Cadillac Fairview agreed to the DMRI recommendation to incorporate commercial space into the garage at the street level that fronts onto The Donway West.
Discussions and negotiations on the Phase II proposal commenced in late spring of 2007 and the DMRI membership was kept informed that discussions were ongoing and that progress was being made. In August, the City announced that it would form a Community Advisory Group consisting of representatives of community organizations and individuals from the community. This group was to work with the City Planning Staff and Cadillac Fairview to try and resolve some of the community concerns about Phase II. At that time considerable progress had been made by DMRI in their negotiations with Cadillac Fairview but there were still a number of issues that needed to be resolved. In spite of this progress, it was agreed that direct negotiations between the two parties would cease and that DMRI would work with the Community Advisory Group to try to resolve the remaining issues and concerns. This group began meeting in early September and was scheduled to complete its work in December 2007. In mid-November, Cadillac Fairview withdrew from the Community Advisory Group because of concerns that confidentiality agreements made with the City and the use of information shared during the meetings were not being honoured, and, that the meetings would be extended into 2008. Although DMRI had concerns about the lack of clear objectives and the format of the meetings, their participation continued. Following the withdrawal of Cadillac Fairview, one further meeting was held in November 2007 and two more in January 2008. Upon their withdrawal from the working group, Cadillac Fairview invited the DMRI to continue direct negotiations on the remaining items. The City Planning staff were informed and indicated that they had no objection to these negotiations resuming. Numerous meetings between the DMRI Task Force and Cadillac Fairview were held in December resulting in an agreement in principle on the main issues a few days before Christmas 2007.
The major issues that had been raised by the community included: density (number of residential units), height, traffic and parking, environmental impact, the conversion of 75 The Donway West into a senior’s residential building, and the need for a Community Centre. On January 15th and 16th, 2008 the agreement in principle was announced at public meetings. Those attending the meetings strongly supported the agreement. The DMRI is confident that this agreement will satisfy the main concerns of the community. It is a reasonable compromise that recognises the needs of the community and provides solutions to both parties. The final details of the agreement, when finally signed by Cadillac Fairview and the DMRI, will be locked in and any suggested changes will require mutual acceptance by both parties. It also ensures that DMRI will be fully cognisant of any discussions between Cadillac Fairview and the City regarding further changes.
Agreement in Principle
Following is a summary outlining the major issues and the agreement with Cadillac Fairview.
Density – The number of units to be built will be 1,386, in a total of seven building complexes. This includes approximately 126 residential units in 75 The Donway West, the upper floors of which will be converted into Seniors Condominiums. Not counting the additional units in 75 The Donway, the number of units was reduced from 1,500 to 1,260. The distribution of the buildings will be along the Donway West from the Canada Post building to the intersection at Don Mills Road, and towards the centre of the site immediately behind 75 The Donway West. Two “point” towers will be built at this location.
Height – The proposed height of the two Point Towers will be reduced from 32 stories to 26 storeys. Other buildings along the Donway West will range from 12 storeys closest to the Post Office to 16 storeys opposite Burdock Lane and 14 at the corner of Don Mills and The Donway. All buildings will be set on a two story podium with the upper part of the buildings stepped away from the street. The smaller buildings will have just one step with the larger buildings two or three. This will lessen the visual impact of the height at street level.
Traffic/Parking – Under the old secondary plan for this site, a maximum amount of retail/commercial space had been set based on traffic limitations. As a certain amount of the new construction will be residential, which produces much less peak hour traffic than retail/commercial, the estimated new traffic volumes are expected to meet the traffic standards for the already approved zoning. This will obviously add additional traffic at rush hour to the already overcrowded intersections on Don Mills Road. How this is absorbed into the current traffic loads will be addressed by the City. All parking for Phase II, with the exception of a few spaces on the southern entrance road, will be underground. There are city standards for the number of parking spaces required. The final traffic impact analysis has not been completed but professional advice is that it appears that the volume generated from the site will meet the City standards and may indeed be less than what is currently allowed. Under these circumstances the chances of a negative ruling from the OMB on the overall project on this issue are extremely low. DMRI will continue to monitor this aspect as final reports become available.
Environmental – DMRI believes that this development should meet environmentally friendly guidelines to continue the Don Mills tradition of a ‘garden city’. Although there are no compulsory guidelines on this issue as yet, there are suggested guidelines established by the City of Toronto and the voluntary ‘LEEDS’ standards that have been established by the industry. Cadillac Fairview and the DMRI have agreed to work together with the City to implement as many of these standards as is practical. A recognised national expert in this field is a member of the DMRI Task Force.
75 The Donway West – The decision of Cadillac Fairview to convert this building to residential units is concerning to many residents using the medical/dental services currently in the building. DMRI has consistently raised this issue with Cadillac Fairview and they have made a commitment to the community and to the City that their medical/dental tenants will be offered alternative space in ‘Shops at Don Mills’. The decision to accept this offer rests with the individual medical/dental professionals, and so it is not known yet how many of these services will remain in the redeveloped site. Cadillac Fairview has said it will make every effort to see that these vital services are maintained or enhanced.
Community Centre – Previous surveys done by the DMRI have indicated that a major priority for the community is a Community Centre. Community space in Don Mills is non-existent except for that offered through the churches, Taylor Place, and to a lesser extent, area schools. At some time in the foreseeable future, expansion at Taylor Place will be required making community space at this facility no longer be available. A Community Centre on the Don Mills Centre site was a major objective in the DMRI negotiations with Cadillac Fairview. An agreement has been reached to build an approximately 34,000 square feet facility to include a 25 metre swimming pool, physical fitness centre and recreational facilities. A walking track that can be used by senior citizens for routine and regular exercise is another objective being sought for this Centre. The Centre will be offered to the City for community use, but should the City choose not to accept ownership of the Centre, it has been agreed that a not-for-profit, incorporated body will be established to operate the Centre on behalf of the community.
