Bringing in the new doesn’t get rid of the old
Stepping onto the Bessarion Subway Station platform, you will notice that compared to Dundas Station, it’s sparkling clean. The floor under your feet is not covered with dirt and the escalator handles are smooth rather than rough. But unlike Dundas, there is practically no one in sight.
The Sheppard line was open to the public in November 2002 and was one of the first steps in revitalizing the community of Willowdale.
Since then, many plots of land surrounding the subway line have become locations for building projects. Those with something already standing were most likely renovated.
One of the biggest projects that have sprouted from Willowdale’s facelift, is something currently taking place along Hwy. 401 and Sheppard Avenue.
This land used to be home to a large Canadian Tire distribution centre and retail store. Both were built in the 1960’s on old farmland and in 1999, Canadian Tire wanted to move to a better location. They finally sold the land to Concord Adex, a company based in Vancouver.
The project currently in place is called Concord Park Place. The group behind it all is the same one building the CityPlace project down by the Lakeshore. This project is worth approximately $2 billion, the most investment one in North York history.
In 2007, they began demolishing the centre and retail store. By the next year, they had already begun constructing the first four buildings ranging from 12-28 floors. There are still 24 towers that are still being proposed. When all construction is complete, the 45-acre of land will be home to 5000 units.
If each unit had families of two to four people, that is 10,000 to 20,000 individuals moving into a neighbourhood of 16,000. This neighbourhood being Bayview Village.
“I’ve been here my whole life and it’s definitely changed. It’s gotten a lot nosier, I’ll tell you that,” says Mary Smithson, a 59 year-old native to the Village.
This project is supposed to create a community of it’s own but it is hard to see it as one when it takes up Bayview Village’s lower half. By doing this, they are disrupting a community that frankly, wants to be left alone.
“Redevelopment is one of this community’s biggest concerns…With the recent Sheppard line, it’s only gotten worse,” says Jane Kerper, an ex-president of the Bayview Village Association.
The residents in the Bayview Village area are a close knit group. They share what is on their minds and are open to each other about practically everything.
At an all-candidates meeting in October, many residents came together and spoke out about what they saw as a concern. The Park Place project was brought up twice and during those times, the audience seemed to shout in agreement.
Peter, who would not give his last name, posed the question first and referred to it as “a very serious problem”. He even heard a rumour that every suite would be given a monthly Metropass.
George Smitherman and Joe Pantalone, then candidates in the Toronto 2010 mayoral election, were not sure but both said that it is near impossible; there were just way too many people.
David Shiner, the city councillor of Ward 24 for the past 19 years, is perfectly in step with the residents. This could be why he has remained undefeated.
“I will oppose any unnecessary developments…I cut that [Sheppard] development in half and had the new road by Ikea paid for by the developer’s expense,” Shiner says referring to the total amount that the company received from the government.
It seems as if the whole community is in full agreement on this matter but the meeting consisted of 90 per cent of the attendees being 50 and over. What about the rest of the community that was not present? The young ones with families and people of the generation X?
“They’re going to have a new community centre, two new schools and definitely put up a few trains to help with the traffic congestions…We’ve got the new Sheppard line that will be much more utilized once the condos are up,” says Eugene Loo, a man in his mid-twenties who has lived in Willowdale for 17 years.
Loo does not think it is a problem at all. In fact, he thinks the increase of residents will bring attention to a lot of problems and things that they lack.
“I don’t remember the last time I was at a community centre. They don’t have Wi-Fi, they don’t have couches, they don’t have good food there,” says Loo.
Willowdale only has two community centres that support the surrounding area, Cummer Park Community Centre being one of them.; so this development project may work in their favour. But there are some who say solving one problem does not take care of the others.
“Having one more community centre won’t solve anything. It really just gives more people a reason to move up here. I’m retiring soon, I want to retire in peace,” says Smithson.
Although a part of the problem seems to be the actual project, it seems there is another problem in the community of Willowdale, a disconnect between the old and the young.
“I’d say we respect each other but we both have different views. It would depend on the community but I moved here not too long ago and wouldn’t call it home just yet,” says 18 year-old Terry Jung who likes the project.
When asked about the traffic, Jung says it’s normal because the population is going to keep going up and couples are always going to start families.
“Willowdale is a prosperous community so it has nothing to do with the finances. I think they want to maintain what they have and they’re afraid with so many people coming in, that might disappear,” says Jung.
Betty Shelley grew up in Willowdale, raised her family there and she plans to die there. She has seen the community go through a lot over the years but not all of it has been bad.
“We used to be much smaller…Change isn’t always a bad thing but I know how some of my neighbours feel. They’re used to things the way they are but time doesn’t stand still so why should we?” says Shelley.
If Shelley had her way, she would probably join Smithson in her rants but she is realistic.
With the construction comes facilities that the community has always lacked and this can be seen as a compromise. But Bob Nihiddi, who grew up in the ward, says it does not solve anything.
“If the community in the ward is already lacking in community centres, who are we to put another 5000 families there…There is a community centre being built there but does that help the existing people?...It doesn’t improve the current situation,” says Nihiddi.
Jason Hackworth, an urban planning professor at the University of Toronto, is not surprised with the dispute.
I think with almost all proposed developments, there has always been some disagreement,” says Hackworth. But while a large group is against the project, it’s no use if the community does not agree on one thing.
“What’ll happen to their kids when they want to move out?...The condo’s right there so everyone should be happy,” says Jung.
With the condo’s being constructed, this would mean everyone is still together and parents do not have to worry about their children moving to another district. But they seem to be stuck in the present.
“I’m worried about what’s going to happen now. None of us thought it would turn out so big but you’ve got to admit, 5000 families? That’s just too much,” says Smithson.
Hackworth compares Toronto to what happened in New York City a few years ago. The “Big Apple” started expanding but did not realize they had over built. Before they knew it, there were more buildings than the population could fill and more being approved. But the secret is to find a balance.
“As intrusive as a building is, it’s still more housing per capita…Houses take more energy and are more spread out,” says Hackworth.
He believes that condominiums are a great option but it is up to the developers to incorporate it properly into suburban living. In other words, there is a right and wrong way to do it.
“Many condo’s that are going up are isolated from commercial buildings. The problem is that they usually aren’t linked…There has to be a better use of diversity like a grocery downstairs, transit, etc,” says Hackworth.
The developers have thought of this but instead of incorporating it into the buildings, they have decided to build around it. There is already a McDonalds, Starbucks, Canadian Tire, banks and an Ikea. But this is not what condo living is about.
“Big developments like Ikea are surrounded by a box parking lot, they aren’t that great for walking,” says Hackworth. “Box” is a term used to describe large spaces devoted to parking. Sometimes, it even takes 10 minutes to walk through one of them to get from your car to the destination. So won’t walking from your condo be further?
“They probably will have to drive because it isn’t integrated, increasing traffic,” says Hackworth.
Although the professor does not live anywhere near Willowdale, he seems to have found a solution. Whether or not the developers and Shiner have though of it, we will have to wait and see.
Giving a fitting example, Hackworth pointed out the condominiums around the Bay and Yonge Street area. Many of them have grocery stores, coffee shops and other essentials right on the ground floor; or at least an underground path.
As of right now, the project seems to be going full swing. As time passes, the towers will be even closer to being finished. It looks like the residents nearby will have to adjust to what is in store. The most they can do is reach out to the developers on using the ground space of the proposed towers to be used as commercials space so the traffic will be more controlled.
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