QuadReal Unveils MASSIVE Plans for Cloverdale Mall Redevelopment

Another suburban shopping mall, another transformative mixed-use master plan. Following a growing trend across Toronto, QuadReal is in the process of putting together a comprehensive redevelopment of Cloverdale Mall that could transform it into a mixed-use, pedestrian-oriented community complete with thousands of new residents, a neighbourhood park, and plenty of new, reimagined retail. Compared to some others, however, this master plan seems to be headed in the right direction: the preliminary scheme was presented to the Toronto Design Review Panel at their latest session, who called it a "masterful example of mall transformation". Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoProposed Cloverdale Mall master plan, image via submission to the City of Toronto.
Located on a very impressive site, Cloverdale Mall is bordered by The East Mall, Dundas Street West, and Highway 427, with the cloverleaf interchange of Dundas and the 427 at its southwest corner. The redevelopment plans would replace the existing mall and surface parking lots with a complete community, looking to urbanize the under-utilized site with a new street grid and a pedestrianized public realm. The master plan is being drafted by a team including Giannone Petricone Associates as architects, Urban Strategies as planners, and Janet Rosenberg & Studio as landscape architects, among others. Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoView of the existing Cloverdale Mall, image via submission to the City of Toronto. Before we delve into the details of the development and Panel commentary, it should be noted that the plan is still in the pre-application phase, and therefore all conceptual renderings and images showing massing and materials are indicative and may be adjusted as the plan evolves. There are four main aspects that comprise the design team's vision for the site. The vision focuses on enhancing the public realm and community amenities, providing plenty of green space and a new community amenity while emphasizing pedestrians; embracing mixed-use, which includes a mix of housing typologies as well as a variety of residential, commercial, and community programs; and pursuing excellence in sustainable community design. They have also established the goal of redefining the retail from a regional shopping mall experience to a more neighbourhood retail experience, incorporating locally-focused food and beverage, convenience, lifestyle, and micro-retail, while also including major anchor tenants. Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoDiagram illustrating programmatic areas of the master plan, image via submission to the City of Toronto. An organic street grid is overlaid on the property, centred around a retail main street that forms a crescent through the middle of the site, connecting at both ends to The East Mall. Smaller streets feed off of this, dividing the property into development blocks, with another major street proposed to the south to connect with Dundas. The streets within the block will be designed with pedestrians in mind, with landscaped streetscapes and plenty of active uses at ground level. Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoDiagram illustrating proposed street network, image via submission to the City of Toronto. The existing edges of the property are essentially defined by high-speed traffic barriers, with a low-rise suburban neighbourhood located to the east. The new south street providing access to Dundas is planned to have a lighted intersection to take pressure off The East Mall as the primary access road while calming traffic along the highway-like Dundas just before it reaches the interchange. The design team hopes this will create a more urban frontage along Dundas, particularly with the addition of a new community amenity at the southeast corner of the site. The underpass where The East Mall tunnels below Dundas and continues south will be maintained. The community amenity is located at the corner of Dundas and The East Mall Crescent, and looks to anchor the site with a prominent building at this major intersection. The program for the community amenity is not yet defined, but the proponent team is considering an arts and culture centre geared toward the local community. Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoConceptual rendering of Dundas Street, image via submission to the City of Toronto. Filtering through the site is a network of green spaces anchored by a large neighbourhood park to the east. The park takes up several acres of the site area, and will contain both passive and actively programmed spaces. It is also proposed to contain a new food market building at its south end, with a landscaped sloping green roof that merges the building with the park. Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoRendering of the park and retail block, image via submission to the City of Toronto. The neighbourhood is also proposed to be encircled by linear green spaces, with a new green promenade along The East Mall, and a new 'Edge Trail' along the south and west borders of the site within the required highway setback of 14 metres. Further green spaces are provided for with courtyards and roof terraces in the built form. Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoDiagram illustrating the green space throughout the master plan, image via submission to the City of Toronto. The built form being proposed is significant, but not out of character for the density boom happening along the 427 corridor. A total of 10 towers are proposed, ranging in height from 16 to 48 storeys. The towers are arranged along the south and west edges of the site, closest to the highway, and will sit on 4-to-6-storey mid-rise podiums. Generous separation distances are given between the towers that far exceed the City's 25-metre minimum. Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoAerial rendering of Cloverdale Mall redevelopment, image via submission to the City of Toronto. In the central block, the design team imagines a 'Village on the Park' complex, with a one-storey retail building framed with two 8-storey mid-rises along the south and west edges. The central block is porous with open-air pedestrian walkways lined with retail that lead to a central covered gathering and event space dubbed 'Cloverdale Square'. The retail complex spans between the retail main street and the public park. Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoDiagram of the central retail block, image via submission to the City of Toronto. The Panel was impressed with the level of detail and amount of work presented, congratulating the design team on their progress thus far. They were quite happy with the layout, saying that there was "a ton of things to admire about this project" and that it was a "terrific example" of how to transform a post-war mall site. Panelists were encouraged by the street network, mix of uses, small-scale retail focus, and integration of green spaces. They did, however, point out several areas that the proponents could focus on to improve upon the master plan. Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoConceptual rendering of Cloverdale Square, image via submission to the City of Toronto. A suggestion raised by the Panel was to think outside the podium-and-tower form in terms of the building typologies and massing. They all agreed that the amount of density proposed was reasonable, but that "the issue is how you deliver [that density] in what built form and what location". They encouraged the design team to explore "innovative mid-rise forms" to avoid the typical "tower clutter" lined up along the edges, and to be more strategic in the massing and placement of the buildings in order to "provide a diversity of character". Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoSite plan showing building heights, image via submission to the City of Toronto. Panel members praised the amount of green space proposed, and applauded the design team on the fact that the new park would be shadow-free for most of the year. They liked the idea of the Edge Trail, though some Panelists cautioned that the design of it would be tricky given the highway conditions. As well, they appreciated the effort to pedestrianize the streetscapes, though they cautioned that some of the roads seemed a bit too wide. Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoConceptual rendering of the Edge Trail, image via submission to the City of Toronto. A common issue that came up which could have a major impact on various aspects of the project was phasing. While the vision of the final product proposed was clear, Panel members questioned what would happen in the interim as the master plan gets built out, and whether this may impact the success of the retail, public realm, community amenities, or sustainability goals. No phasing strategy has yet been developed by the proponents. The design team was also urged to push the sustainability aspects of the project even further, with suggestions to consider a district energy plan to help mitigate the carbon footprint, and to think about potential future sustainability standards like Toronto Green Standard Tiers 3 and 4. The issue of the lack of transit was also raised, as one Panelist cautioned that it could risk becoming another "auto-oriented vertical suburb". The design team did point out that they have proposed a bus stop at the new lighted intersection along Dundas, and are designing the new street grid to allow for a future bus loop through the site if the TTC wishes to implement one. Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoProposed ground floor plan and uses, image via submission to the City of Toronto. The Panel also reiterated their common critique of building communities adjacent to major highways, asking how noise and air quality are being mitigated. The design team acknowledged that these issues are being taken into consideration but are not yet resolved, and the Panel urged them to further explore solutions through the built form, layout, and public realm design. In the end, the Panel was very encouraged by what they saw and were pleased with the direction the master plan was headed in. They encouraged the design team to push their ideas further, saying that this site has a huge potential to become an exemplar for the many mall transformations to come. There was no vote held at the end given that this was a pre-application presentation. Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoConceptual rendering of the retail main street, image via submission to the City of Toronto. Once the initial framework of the Cloverdale Mall master plan is finalized, the project will be submitted for rezoning, likely sometime in early 2020, at which point we will know more about the statistics and details of the development. In the meantime, QuadReal has been carrying out extensive community consultations and is taking feedback on the design. You can get involved in the process by visiting their on-site engagement and arts and culture space, Cloverdale Common, or by visiting the project website here.   Source: https://urbantoronto.ca

Category: Real Estate

QuadReal Unveils MASSIVE Plans for Cloverdale Mall Redevelopment

Another suburban shopping mall, another transformative mixed-use master plan. Following a growing trend across Toronto, QuadReal is in the process of putting together a comprehensive redevelopment of Cloverdale Mall that could transform it into a mixed-use, pedestrian-oriented community complete with thousands of new residents, a neighbourhood park, and plenty of new, reimagined retail. Compared to some others, however, this master plan seems to be headed in the right direction: the preliminary scheme was presented to the Toronto Design Review Panel at their latest session, who called it a “masterful example of mall transformation”.

Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoProposed Cloverdale Mall master plan, image via submission to the City of Toronto.

Located on a very impressive site, Cloverdale Mall is bordered by The East Mall, Dundas Street West, and Highway 427, with the cloverleaf interchange of Dundas and the 427 at its southwest corner. The redevelopment plans would replace the existing mall and surface parking lots with a complete community, looking to urbanize the under-utilized site with a new street grid and a pedestrianized public realm. The master plan is being drafted by a team including Giannone Petricone Associates as architects, Urban Strategies as planners, and Janet Rosenberg & Studio as landscape architects, among others.

Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoView of the existing Cloverdale Mall, image via submission to the City of Toronto.

Before we delve into the details of the development and Panel commentary, it should be noted that the plan is still in the pre-application phase, and therefore all conceptual renderings and images showing massing and materials are indicative and may be adjusted as the plan evolves.

There are four main aspects that comprise the design team’s vision for the site. The vision focuses on enhancing the public realm and community amenities, providing plenty of green space and a new community amenity while emphasizing pedestrians; embracing mixed-use, which includes a mix of housing typologies as well as a variety of residential, commercial, and community programs; and pursuing excellence in sustainable community design. They have also established the goal of redefining the retail from a regional shopping mall experience to a more neighbourhood retail experience, incorporating locally-focused food and beverage, convenience, lifestyle, and micro-retail, while also including major anchor tenants.

Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoDiagram illustrating programmatic areas of the master plan, image via submission to the City of Toronto.

An organic street grid is overlaid on the property, centred around a retail main street that forms a crescent through the middle of the site, connecting at both ends to The East Mall. Smaller streets feed off of this, dividing the property into development blocks, with another major street proposed to the south to connect with Dundas. The streets within the block will be designed with pedestrians in mind, with landscaped streetscapes and plenty of active uses at ground level.

Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoDiagram illustrating proposed street network, image via submission to the City of Toronto.

The existing edges of the property are essentially defined by high-speed traffic barriers, with a low-rise suburban neighbourhood located to the east. The new south street providing access to Dundas is planned to have a lighted intersection to take pressure off The East Mall as the primary access road while calming traffic along the highway-like Dundas just before it reaches the interchange. The design team hopes this will create a more urban frontage along Dundas, particularly with the addition of a new community amenity at the southeast corner of the site. The underpass where The East Mall tunnels below Dundas and continues south will be maintained.

The community amenity is located at the corner of Dundas and The East Mall Crescent, and looks to anchor the site with a prominent building at this major intersection. The program for the community amenity is not yet defined, but the proponent team is considering an arts and culture centre geared toward the local community.

Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoConceptual rendering of Dundas Street, image via submission to the City of Toronto.

Filtering through the site is a network of green spaces anchored by a large neighbourhood park to the east. The park takes up several acres of the site area, and will contain both passive and actively programmed spaces. It is also proposed to contain a new food market building at its south end, with a landscaped sloping green roof that merges the building with the park.

Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoRendering of the park and retail block, image via submission to the City of Toronto.

The neighbourhood is also proposed to be encircled by linear green spaces, with a new green promenade along The East Mall, and a new ‘Edge Trail’ along the south and west borders of the site within the required highway setback of 14 metres. Further green spaces are provided for with courtyards and roof terraces in the built form.

Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoDiagram illustrating the green space throughout the master plan, image via submission to the City of Toronto.

The built form being proposed is significant, but not out of character for the density boom happening along the 427 corridor. A total of 10 towers are proposed, ranging in height from 16 to 48 storeys. The towers are arranged along the south and west edges of the site, closest to the highway, and will sit on 4-to-6-storey mid-rise podiums. Generous separation distances are given between the towers that far exceed the City’s 25-metre minimum.

Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoAerial rendering of Cloverdale Mall redevelopment, image via submission to the City of Toronto.

In the central block, the design team imagines a ‘Village on the Park’ complex, with a one-storey retail building framed with two 8-storey mid-rises along the south and west edges. The central block is porous with open-air pedestrian walkways lined with retail that lead to a central covered gathering and event space dubbed ‘Cloverdale Square’. The retail complex spans between the retail main street and the public park.

Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoDiagram of the central retail block, image via submission to the City of Toronto.

The Panel was impressed with the level of detail and amount of work presented, congratulating the design team on their progress thus far. They were quite happy with the layout, saying that there was “a ton of things to admire about this project” and that it was a “terrific example” of how to transform a post-war mall site. Panelists were encouraged by the street network, mix of uses, small-scale retail focus, and integration of green spaces. They did, however, point out several areas that the proponents could focus on to improve upon the master plan.

Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoConceptual rendering of Cloverdale Square, image via submission to the City of Toronto.

A suggestion raised by the Panel was to think outside the podium-and-tower form in terms of the building typologies and massing. They all agreed that the amount of density proposed was reasonable, but that “the issue is how you deliver [that density] in what built form and what location”. They encouraged the design team to explore “innovative mid-rise forms” to avoid the typical “tower clutter” lined up along the edges, and to be more strategic in the massing and placement of the buildings in order to “provide a diversity of character”.

Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoSite plan showing building heights, image via submission to the City of Toronto.

Panel members praised the amount of green space proposed, and applauded the design team on the fact that the new park would be shadow-free for most of the year. They liked the idea of the Edge Trail, though some Panelists cautioned that the design of it would be tricky given the highway conditions. As well, they appreciated the effort to pedestrianize the streetscapes, though they cautioned that some of the roads seemed a bit too wide.

Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoConceptual rendering of the Edge Trail, image via submission to the City of Toronto.

A common issue that came up which could have a major impact on various aspects of the project was phasing. While the vision of the final product proposed was clear, Panel members questioned what would happen in the interim as the master plan gets built out, and whether this may impact the success of the retail, public realm, community amenities, or sustainability goals. No phasing strategy has yet been developed by the proponents.

The design team was also urged to push the sustainability aspects of the project even further, with suggestions to consider a district energy plan to help mitigate the carbon footprint, and to think about potential future sustainability standards like Toronto Green Standard Tiers 3 and 4. The issue of the lack of transit was also raised, as one Panelist cautioned that it could risk becoming another “auto-oriented vertical suburb”. The design team did point out that they have proposed a bus stop at the new lighted intersection along Dundas, and are designing the new street grid to allow for a future bus loop through the site if the TTC wishes to implement one.

Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoProposed ground floor plan and uses, image via submission to the City of Toronto.

The Panel also reiterated their common critique of building communities adjacent to major highways, asking how noise and air quality are being mitigated. The design team acknowledged that these issues are being taken into consideration but are not yet resolved, and the Panel urged them to further explore solutions through the built form, layout, and public realm design.

In the end, the Panel was very encouraged by what they saw and were pleased with the direction the master plan was headed in. They encouraged the design team to push their ideas further, saying that this site has a huge potential to become an exemplar for the many mall transformations to come. There was no vote held at the end given that this was a pre-application presentation.

Cloverdale Mall, QuadReal, Giannone Petricone Associates, TorontoConceptual rendering of the retail main street, image via submission to the City of Toronto.

Once the initial framework of the Cloverdale Mall master plan is finalized, the project will be submitted for rezoning, likely sometime in early 2020, at which point we will know more about the statistics and details of the development. In the meantime, QuadReal has been carrying out extensive community consultations and is taking feedback on the design. You can get involved in the process by visiting their on-site engagement and arts and culture space, Cloverdale Common, or by visiting the project website here.

 

Source: https://urbantoronto.ca

POSITIVE ONTARIO HOUSING SUPPLY ACTION PLAN SEEKS TO INCREASE HOUSING SUPPLY AND AFFORDABILITY

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On May 2, 2019, the Ontario government announced proposed changes to address barriers getting in the way of new ownership and rental housing throughout the province. Recommendations of industry experts, including the Building Industry and Land Development Association (BILD) and the Ontario Home Builders’ Association (OHBA), influenced the government’s new policy. The recommendations are centered on themes of speed, cost, mix, rent, and innovation.

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The government on Monday released details of a program announced during the last federal budget, an initiative that could see Canada’s housing agency contribute up to 10 per cent of the price of a buyer’s first home if certain conditions are met.

Under the fine print for the First Time Home Buyer Incentive program, which was announced in March and will officially launch in September, a first-time homebuyer who earns less than $120,000 can qualify. The Canada Mortgage and Housing Corporation would kick it up to 10 per cent of the purchase price of the home, providing the borrower comes up with the minimum amount for an insured mortgage, which is now at five per cent.

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A permanent generation of middle-class renters?

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This week’s housing newsletter was written by HuffPost Canada senior business editor Daniel Tencer.
To no one’s surprise, Canada’s mortgage industry really, really doesn’t like federal regulators’ new mortgage stress tests. Its principal industry association, Mortgage Professionals Canada, released a report a few weeks ago on the impact of the tests that is almost apocalyptic in tone. It blames the stress tests for this year’s housing market slowdown, estimating that the reduced real estate activity will mean Canada will create 200,000 fewer jobs over the next three years than it otherwise would have. Continue reading ..

Canada’s sudden population ‘boomlet’ boosts housing

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This week’s housing newsletter was written by HuffPost Canada senior business editor Daniel Tencer, who’s a little worried about what strong population growth means for Canada’s clogged freeways. Many Canadian homebuyers are sitting on the sidelines these days, wondering if the slowdown in home sales this year is a sign of lower prices ahead.
Don’t bet on it, is the message coming from Bank of Montreal economists. Canada’s population growth has accelerated, and that means upward pressure on the housing market, and potentially higher-than-expected interest rates as well. In an analysis issued Thursday, economists Doug Porter and Robert Kavcic noted that Canada’s population passed the 37 million mark in the second quarter of this year, having grown by about 506,000 over the past year. It’s the fastest percentage growth Canada has seen since 1991, making it the fastest-growing country in the G7.

P2                                                                Chart: Bank of Montreal

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Pickering to open Huge Casino, Retail District, Hotel and Waterpark called DurhamLive

More than 10,000 jobs are expected to be created in Pickering after the Durham Live site was chosen for a casino and waterpark to open in 2019.DL1

Great Canadian Gaming, the company selected to operate casinos in the Greater Toronto Area, made the announcement.

That means Casino Ajax, the facility that’s been operating since 2006, will close.

Ontario Gaming GTA LP, a partnership between Great Canadian Gaming and Brookfield Business Partners, will operate the Pickering casino, which will be built at Church and Bayly streets.

The Durham Live proposal includes hotels, convention space, an indoor water park and film studios, along with the casino. Ontario Gaming GTA LP says the site would create more than 10,000 jobs.

The casino itself would have about 2,000 employees, including 1,700 new jobs. Continue reading ..

Canadian jobs market ‘on fire’ | Unemployment falls to 41-year low

 

Job creation in 2017 reached a pace not seen in a calendar year since 2002, reduced the unemployment rate to its lowest mark in more than 40 years — and surely came as a profound relief to Canada’s embattled federal finance minister.

Statistics Canada’s job numbers Friday offered a year-end look at a healthy 2017 performance. The surprisingly strong run was capped off by a December report that led some forecasters to cement, or even move up, their predictions that the Bank of Canada would raise its benchmark interest rate, possibly as early as this month. Continue reading ..

Your Tenant Secretly Wants to Buy Your Home 

“What’s going on with the rental market? There is nothing to rent. Everything is either leased or has 3 offers . . . or super expensive!!!”

“Went in with $150 over asking with extra months up front. Married couple. What more do you want? They had 10 offers on the place.”

“The listing agent informed me that we were the highest offer but the landlord decided to go with another one.” 

That’s a snippet of what we’ve been hearing lately. In short, the Toronto rental market is insane. The Toronto Star recently ran a story about average rent in Toronto passing the $2,000/month mark, an 11% increase year-over-year. But the average rent of a condo in Toronto has been above $2,000/month since July 2016, so it’s not really the price that’s the problem. It’s that supply is being pinched and demand is rising. This being the case, tenants are looking at other possible options and one of them is doing whatever it takes to pay their own mortgage and build equity instead of paying rent. Continue reading ..

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Photo: Ashley Fisher/Flickr

Here’s how many first-time buyers are opting for condos across major Canadian markets

Many first time buyers in Canada’s biggest cities are settling for less square footage when entering the housing market, but a new study from Genworth Canada tracks just how many are opting for condos over detached homes and townhouses.

According to the residential mortgage insurer’s 2017 First-Time Homeownership Study published this week, first-time homebuyers in the nation’s hottest markets are resorting to more affordable condominiums over detached homes and townhouses. Continue reading ..

Condos are king in the Greater Toronto Area and Heres why 

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Records continue to fall in the nation’s hottest housing market.

Condo sales were up 79% year-over-year in February and far outstripped home sales for low-rise units.

“In the GTA in February, there were more than twice as many new condo apartments sold (as) low-rise units,” the Building Industry and Land Development Association (BILD) said in its latest report. “Altus Group recorded 3,542 sales of condo apartments in stacked townhouses and mid and high-rise buildings, and 1,541 sales of new detached and semi houses and low-rise townhomes.”
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