This is the last of a three-part series on the proposal to build a Cultural Hub in Weston.

Read Part 1 here and Part 2 here.

The story so far:

A Cultural Hub has been proposed for Weston.
Disused podium space at 33 King Street will be refurbished by developer, Rockport and leased to community groups at cost.
26 artist live / work spaces will be attached to the 33 King Street podium
The old GO parking lot has been sold to developers Rockport
Rockport will donate $2 million to the cost of construction
Rockport gets to build a 30-storey 350-unit rental building (subject to approval)
The City will waive $13.3 million in developer charges
Artscape will contribute $2 million to the project and will lease the spaces for 50 years.

There is no shortage of apartment buildings in Weston. — There is no shortage of rental apartment buildings in Weston.

We are being told by almost everyone involved in this project that the only way for Weston to get money for its Cultural Hub is to allow the developer to build a 30-storey rental apartment on the site. The project is being framed as a ‘Wychwood Barns for Weston’. Let’s take a look at the two projects and see how they compare.

Wychwood Barns vs Weston Cultural Hub

Cost to build:
Wychwood: $19 million Weston: $10 million

Tied to construction of high rise rental building:
Wychwood: No Weston: Yes

City Financial Support:
Wychwood: $4.5 million Weston: $0

Developer Charges Waived
Wychwood: Yes Weston: Yes

Province and Federal Contribution:
Wychwood: $5.3 million Weston: $0

Artscape Contribution:
Wychwood: $9.2 million Weston: $2 million

Parkland Included:
Wychwood: Yes Weston: No

Landscaping Included:
Wychwood: Yes Weston: Yes

Farmers Market Space:
Wychwood: Yes Weston: Yes

Heritage District Status:
Wychwood: Yes Weston: No

So there you have it. Although the City seems to be generously waiving $13.3 million in developer fees, according to Councillor Joe Mihevc developer fees were waived for the Wychwood project too. Incidentally, Councillor Mihevc thinks the Weston Hub plan is ‘terrific’ but hadn’t realized that there was a rental tower as part of the deal. He said it’s up to the parties involved to hammer out the best deal they can for Weston. He did speak well of developers Rockport saying they are based in his ward and are ‘good people’.

The Wychwood project received generous grants from Artscape, the City, the Province and the Federal Government while Weston, a Priority Neighbourhood is told that this is the only deal that can be obtained. Wychwood got a community hub without developer involvement while Weston’s hub is tied to a rental tower that will be the tallest in the area.

Weston residents are confronting some difficult decisions. There is a temptation to accept any form of development because change is felt to be better than the status quo. It is long understood that one reason for Weston’s decline was an excess of cheaply constructed and rather tall rental buildings. For years, Weston was a dumping ground for high-rise buildings, each one built to minimum standards and plunked down with the blessing of the City government of the day. City Planner Jennifer Keesmaat candidly acknowledged this at the meeting held recently but at the same time telling us that the current understanding with the developer is the best that can be done.

In the developer’s original apartment proposal, there was no podium, too wide a base and 18 storeys (perhaps the architect didn’t read the City’s Tall Building Guidelines). The developer was sent back for a redo and returned with the exactly the same rental space (300,000 square feet) and same number of apartments (350) only this time on 30 floors. The argument being that since Weston has lots of tall buildings, another one won’t hurt. At the information meeting, developer Jack Winberg was adamant that the building must be a rental and not a condo. With lots of rental units available in Weston at bargain basement prices, the community has no guarantee that this building will not become another low-income project (not that there’s anything wrong with low income housing, however Weston does more than its fair share to accommodate that sector of society).

The old GO Station parking lot, existing rental tower and unused podium.

There are no easy answers to improving a priority neighbourhood. Improvement requires encouraging a variety of housing types, support for businesses, improved transportation links and infrastructure that add to the fabric of a community along with strong citizen involvement. Most of all it requires money from all levels of government that isn’t tied to developers on a take it or leave it basis.

Yet another rental building in Weston will cement our reputation as a low income dumping ground as the temptation to fill the building with TCHC tenants will inevitably win out. This is not to denigrate people who need help with their accommodation but shouldn’t we try to achieve a balance of housing types in all areas of Toronto.

Finally…

Here is a quote from a paper written in 2009 by Former Chief Planner Paul Bedford that got the ball rolling in Weston.

given the relocation of GO train parking to the new station at Weston Road and Lawrence Avenue, embrace the opportunity to develop a town square concept forming the heart and central meeting place in Weston on John Street

re-use a portion of the vacant concourse area to the west of 33 King to incorporate an indoor component of the farmers market with outdoor stalls adjacent and on the west side close to parking

consider introducing a mix of functions into the podium of 33-35 King such as recreation, community centre, artist studio lofts, non-profit offices similar in concept to the Wychwood Barns along with a park and community gardens on east side of parking lot and on the green covered rail corridor deck with possible bike lanes

Bottom Line:

Some questions seem to be needing answers:

Why is there real money from all levels of government for a project in Wychwood yet none for a Priority Neighbourhood like Weston?
Why did Artscape contribute so much more for Wychwood Barns than its proposed contribution for Weston’s Cultural Hub?
Why is the Weston project tied to the construction of a new rental building when a project costing double was achieved without one?
Who owns the podium and parking garage at 33 King street and what is their interest / involvement / contribution?
How can Weston absorb yet another rental tower when we already have 32?
Should Artscape accept donations from developers?
What is being done about Weston’s long awaited Heritage Status?

Make no mistake; this project is a done deal unless people demand answers to these troubling questions. Yes, a lot of work has gone into this development proposal. Many city employees have spent a long time sorting out the details along with Weston Residents’ Association, Artscape, Councillor Nunziata and the developer. That doesn’t make it a worthy project as there are far too many unknowns.

Incidentally, Mayor John Tory will be speaking at Weston Memorial Jr. P.S. next Tuesday, June 2nd at 6:30. He may wish to hear what Weston residents think of this proposal.

This is the first of a three-part series on the proposal to build a cultural Hub in Weston.

The idea of an artistic community sparking gentrification is an old one, well documented in many cities. The idea is that artists move into a run-down community, attracted by low rents. They enrich the area causing young professionals to move in, attracted by the cool vibe. Demand boosts property values and the area revives and gentrifies. Unfortunately, the artists are then priced out of the area and begin the process elsewhere.

Brewing for quite a few years has been the idea of a Cultural Hub that will spark an upturn in Weston’s fortunes. Like many good ideas it has several parents but a few individuals have been key in pushing the ideas along. More on that tomorrow.

Artscape is a ‘not for profit urban development organization’. It specializes in partnerships with the City of Toronto and (sometimes) developers to convert vacant or underused properties into cultural hubs. These are places where artists can live in subsidized live / work studios and at the same time, cultural organizations can rent space at a reduced cost.

Toronto City Council recently endorsed the plans to have our very own Cultural Hub in Weston. Let’s look at an Artscape project that is seen as a model for Weston.

Wychwood Barns

Wychwood Barns is in the affluent Bracondale or Hillcrest community of Toronto. It was built in 1913 as a streetcar maintenance and storage facility. After it was abandoned and sold to the city for one dollar, plans were made for its demolition. Councillor Joe Mihevc initiated the idea of re-purposing this heritage building. As always with such ideas, the process was long, involved and controversial but eventually with funding of $19 million the new Wychwood Barns Community Centre, including a greenhouse, beach volleyball court, leash free zone for dogs, artists’ housing, offices and green space emerged in 2011.

The old Barn building that originally stored street cars.

Inside the main building. There is community rental and office space upstairs.

The Children’s Art Studio. One of the community organizations using a subsidized space.

There is a well-attended year-round farmers market every Saturday that focuses on organic and sustainable produce. A waiting list of vendors applying to operate there is needed because of demand.

Outdoor Farmers Market stalls on Saturday May 23.

As mentioned, the project cost $19 million and was funded entirely by Artscape, the Federal Government, the Provincial Government, and the City of Toronto. Not one penny of developer money was needed for the project. The area around Wychwood is quite affluent with many streets of million dollar plus homes and but a single apartment building nearby.

The lone apartment building near Wychwood Barns. — The lone apartment building past Wychwood’s grounds and across the road at 580 Christie. As a co-ownership building, it cannot be converted into condos in order to preserve the rare affordable housing it provides for the area.

The impression of Wychwood Barns is one of purposeful activity. The place is a magnet for the area and affluence seems to be the order of the day. It is well attended with hordes of upwardly mobile young professionals, many with children in strollers. Outdoor market stalls sell what you might expect but also esoterica such as fancy mushrooms, sheep yogurt and hemp drinks (all organic of course). There is an art gallery, crafts stalls and even a theatre group engaging in loud, enthusiastic rehearsals in the main barn.

Could something like this work in Weston?

Tomorrow: Artscape’s plans for a Cultural Hub in Weston.

Tag: Joe Mihevc

Weston Cultural Hub – The Issues Part 3