From the Star:
Waterfront plan from a different era
May 15, 2007 04:30 AM
Christopher Hume
Some days, the Toronto waterfront is a symbol of the city that could be.
Others, it's a monument to civic dysfunction.
Most days, it's a bit of both.
Consider the case of MT27, the 5-hectare site just east of the foot of Yonge St. As this is being written, workers are clearing land to build a showroom, the first step in a massive condo complex that could eventually comprise 1,500 to 2,000 units in four or five buildings.
The city approved the residential development, as did the Ontario Municipal Board, fully a decade ago. In the meantime, everything has changed. Back then the idea of revitalizing the waterfront was barely a twinkle in the city's eye. Now, of course, it's a major priority – or so we are told.
But the way the rules work in Toronto, once given, an approval lasts forever, even after the project has been completely changed and the context irrevocably altered.
When the site was zoned for residential, the waterfront was barely on the political agenda. Keep in mind that the land was sold to a developer by what was then called the Toronto Harbour Commission, a federal agency and forerunner of the much despised Toronto Port Authority, which has been fighting the city for years.
Shortly after it was created by the three levels of government in 2001, the Toronto Waterfront Revitalization Corp. set out to buy back MT27 from then owner, Avro Quay Ltd. Though it had $50 million set aside for that purpose, the asking price was higher, too high in fact.
"When I came here in 2003," says TWRC president, John Campbell, "we were dealing with Avro trying to create a public destination at the foot of Yonge. Since then, the site has been sold but we're still in discussion with the new owners (Fernbrook Homes and Cityzen). We haven't given up and we still own the old Torstar property, about 1.3 acres."
Campbell, an eternal optimist, is adamant that the TWRC, Cityzen and Fernbrook can still arrive at some agreement that would give the developers what they want but also allow the corporation to include a public space.
The problem is that any such arrangement would mean taller buildings – there's no other direction to go but up. Given the debacle of Queens Quay W., the concrete condo curtain that stretches from Spadina to Bay, there isn't a politician or public agency that would willingly go along with such a scenario.
This may be absurd, but that's how it is.
Campbell's optimism is based on the ownership of the Torstar lands and the legal requirement for a 25-metre pedestrian right-of-way along the water's edge. He argues that these put him in a good bargaining position with the developers.
"We're going for a win-win," Campbell insists.
Maybe he's right to be so positive; what developer wouldn't want to be able to offer waterfront condos beside a beautiful new public space?
Of course, waterfront corporations in other cities have much greater powers than does the TWRC – for instance, the right of expropriation. Even when it isn't used, it lends a certain urgency to negotiations with private owners.
Campbell, however, rejects the need for such drastic power.
"I'm not sure that expropriation would have changed anything," he says. "We're looking for huge private-sector investment on the waterfront; what kind of message would that send?"
Besides, Fernbrook and Cityzen have signalled their intention to do something worthwhile by hiring Toronto architect Peter Clewes of architectsAlliance, one of the city's best residential designers. Clewes also happens to be a member of the Toronto Waterfront Design Review Panel, which means he is fully aware of the revitalization objectives.
Ironically, the first project the panel examined and approved, albeit reluctantly, is the headquarters for Corus Entertainment to be built on city-owned land on Queens Quay east of the condos. In its rush to attract jobs to the waterfront, the city has approved a mediocre project and given Corus a sweetheart deal that will save the corporation tens of millions of dollars over the next few decades.
Meanwhile, farther east at the mouth of the Don River, on land owned by Home Depot, projects are taking shape that could fly in the face of TWRC plans.
"Our big fear," Campbell says, "is that we would have to buy back land from Home Depot to run a river through the site."
"There will be bumps along the way," he admits. "But we're gaining momentum."
Campbell's glass may be half full, but the city's is looking increasingly empty.
chume@thestar.com
From port facility to condos
1911: Toronto Harbour Commission set up under federal charter to manage Port of Toronto. Main asset is 809 hectares of land and water lots that city turned over to the commission to manage.
1960s: THC builds port facilities, including Marine Terminal 27 at the foot of Yonge St., to handle anticipated boom in shipping. By 1986, the site is declared surplus.
Summer 1986: To clear debt, Harbour Commission sells 3.6-hectare site south of Queens Quay and east of Yonge – MT27 – to Avro Group, headed by developer Phil Roth, for what city council calls a "bargain basement" $24.6 million.
October 1986: THC agrees to reopen negotiations with Avro in hopes of getting more money for the land.
November 1986: Council asks federal government to block the sale, saying the price is too low. Land sale eventually completed.
March 1987: Proposal to transform warehouse on MT27 into weekend antique market.
April 1987: As a result of the controversial land deal, council decides THC chair Fred Eisen, lawyer Andy Paton and Alderman Tom Clifford will not be reappointed.
April 1987: MT27 touted as site for new Metro Hall.
1988: Location considered a front-runner for proposed $230 million ballet-opera house. Most of the land remains in Avro Group ownership, with a small portion owned by Torstar Corp. Roth offers to donate some of the site for the arts complex, in return for increased density on the remainder, where he plans to build two office towers.
Late '80s to early 1990s: City places holding bylaw on waterfront lands during Olympic bid, freezes development.
1996: Avro gets land rezoned for residential use, allowing about 1,400 condos.
2002: OMB permits 2,000 residential units at MT27 but restricts height to 14 storeys.
2005: Toronto Waterfront Revitalization Corp. attempts to buy the land but doesn't have enough money.
2005: TWRC pays Torstar $12.5 million for a half hectare just east of Captain John's restaurant (now a parking lot).
May 12, 2007: Current developers Cityzen and Fernbrook Homes unveil plans for a complex of five buildings with 1,500 to 2,000 units. Marketing to begin early this summer with construction of first phaseto be completed over next 2 1/2 years. A 25-metre waterfront promenade proposed.
July 4, 2007: Cityzen and Fernbrook to go before Toronto's committee of adjustment for site plan approval.
Compiled by Leslie Ferenc
AoD
