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Massive retail development and hotel planned for old Toronto Film Studios site

Posted by Chris Bateman / May 14, 2013

toronto film studiosThe former Toronto Film Studios land on Eastern Avenue is ready for its next scene. A major new plan to redevelop the partially disused lands north of Lake Shore, unveiled today, envisions a sweeping new mixed-use development and a revitalized "hub of digital enterprise" on the existing 19.5-acre Revival 629 lot.

The renderings, which developers stress are preliminary, call for a total of 10 new low-rise buildings that will house new retail outlets, offices, a public plaza, and a hotel. There won't be any residential units, though. The Ontario Ministry of the Environment has deemed the brownfields site unsuitable for homes and condos.

toronto film studiosThis is the second attempt by SmartCentres to build something on the land in the last decade. When the Toronto Film Studios moved to a new location, now known as Pinewood Studios, in 2008 it left its old home vacant. The first proposal called for a major entertainment and retail centre, possibly including a WalMart, but it was rejected by the city and turned back again at the Ontario Municipal Board.

The disused property was briefly used as a makeshift detention centre during the 2010 G20 summit.

"There were a lot of comments that we've taken away, and we've learned," says Ornella Richichi, the developer in charge of the project.

toronto film studiosThe renderings show a relatively low-key development with plenty of sweeteners for local residents. A new separated bike path is drawn connecting Eastern Ave. to the Martin Goodman Trail, a "respite area" off the south side of the property will include water for dogs and seating, and a public plaza at the centre of the site is imagined hosting outdoor movie screenings in the summer.

The existing studio buildings, now known as Revival 629, will be stay and be extensively retrofitted during the construction process. "We want to incorporate the studio into the rest of development, there's huge history here. It's that sexy movie thing ... we want to bring as much of that out to the community," continues Richichi.

A unique feature of Studio Centre is the above grade location of the majority of its 891 proposed parking spots. The soil below the site is considered so poor that underground excavation is almost entirely ruled out. Its location on the floodplain of the Don River also means most of the buildings must be built on land that's been raised by at least four feet.

toronto film studiosNo companies have officially expressed an interest in renting the hotel or retail outlets but developers expect the entire site to create around 1,200 jobs for "enterprising start-ups." They're keeping mum on the budget too, but Ornella Richichi says it will be "very large, it's going to be a huge investment."

If all goes according to plan, the Studio Centre final site plan will be filed with the city and scrutinized by planning staff. Nothing will be built before the designs have cleared the necessary approvals, a process that will likely take several years.

What do you think of these new plans for Toronto's former film studio lands? Are you pleased the Revival 629 studios will be sticking around? What would you like to see changed?

VITAL STATS (PRELIMINARY):

New buildings: 10
Tallest building: 9-storey office tower
Retail space: 15,235 square metres
Office and studio space: 44,795 sq. m.
Hotel space: 10,165 sq. m.
Parking: 891 spaces (all above grade.)

MORE IMAGES:toronto film studiosMap of the Studio Centre development.toronto film studiosThe proposed bike path off Larchmount Ave. connecting Eastern with Lake Shore, looking northwest.toronto film studiosThe public square developers hope will feature outdoor movie screenings.toronto film studiosA disused building currently on the site facing Eastern.toronto film studiosThe front of the Revival Studios building as it appears today.toronto film studiosDeveloper's renderings at today's Open House.

Chris Bateman is a staff writer at blogTO. Follow him on Twitter at @chrisbateman.

Images: Diamond and Schmitt Architects, Chris Bateman/blogTO

Discussion

48 Comments

Big Fuckin Mega Boat / May 14, 2013 at 02:42 pm
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Queue the NIMBYs.
Sounds Good / May 14, 2013 at 02:52 pm
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I'm at Eastern/Broadview and very much welcome this idea.
It will work well with the new development plans for the Weston Bakery site.

Good to see Eastern become more developed like this.
leslievillain replying to a comment from Big Fuckin Mega Boat / May 14, 2013 at 02:54 pm
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YIMBY's more like. Pretty sure we will all be pretty happy about this development
cosmosuave / May 14, 2013 at 02:58 pm
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What no ferris wheel?
leslevillian2 / May 14, 2013 at 03:10 pm
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I say YIMBY as well. And, speaking as someone who was very active in keeping out the last proposal, I think most people in Leslieville will be very pleased with this proposal.
Jean-Guy / May 14, 2013 at 03:11 pm
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Where will they store all the G20 protesters?
Allurban / May 14, 2013 at 03:11 pm
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Wow, that is huge development ... will it be welcomed in the area? What are the transit plans? (Though the area does have good highway connections it will definitely need improved transit)
dave / May 14, 2013 at 03:19 pm
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in the casino.
Sean / May 14, 2013 at 03:22 pm
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Finally, a sane idea.
leslievillain replying to a comment from Allurban / May 14, 2013 at 03:23 pm
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There is a 72a and b bus that passes along there on route between union and pape. the drl, should it ever come to fruition as most have pictured it, hits that spot. also the lakeshore has an exit just south of this space.
ravi / May 14, 2013 at 03:26 pm
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NIMBY's in that area are usually more concerned with the height of the buildings being built and keeping historical properties intact but at the same time maturing the areas aesthetics, not changing it.

From what I've seen so far, all of that seems to be present here. Doubt the complainers will scream too loud.
Aaron / May 14, 2013 at 03:29 pm
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Oh boy, sweeping new development proposal #468!!

*Notes date, throws on pile with Ontario Place, DRL, Waterfront ice rink, Transit City, City of Toronto Museum, Mirvish proposal, Casino, Bike plan, pedestrian streets, GO electrification, Gardiner replacement, Exhibition grounds, Filmport, Ferry improvements, Avenues plan, Tower Renewal, portlands, BIXI expansion, John Street cultural corridor, Hearn redevelopment, Leafs win cup...*
Aaron replying to a comment from Allurban / May 14, 2013 at 03:34 pm
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Transit plans? You serious?
Tanya / May 14, 2013 at 03:37 pm
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Anyone who wants to keep Eastern as it is is just completely wrong. There is no room for differing opinions on this matter.

This is definitely a case of YIMBY over NIMBY.
Greg / May 14, 2013 at 03:44 pm
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What a welcome change this would be.
Sean / May 14, 2013 at 03:45 pm
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3 new connections to Lakeshore? Good luck with that.
Bob But Not Doug replying to a comment from leslievillain / May 14, 2013 at 03:54 pm
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The 72 busses are already crowded and unreliable, and most of the various condos going up on Carlaw haven't opened yet. I think this development looks great, but in typical Toronto fashion transit plans are not even close to keeping up with increased population densities. I live in the area and I'm already planning on walking from Queen to the Bloor line instead of taking the bus because traffic on Carlaw is going to be a nightmare.
J / May 14, 2013 at 04:39 pm
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It looks like a pretty low-density development. It'd be nice to see more office space in this area - maybe up some of the buildings from 2 storeys, to 6?
Max MacDonald / May 14, 2013 at 05:15 pm
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The film studio component appears to be tailed back, thanks to plans to demolish existing buildings on the southern flank of the property. I am concerned that they are not providing enough parking for tech trucks, picture vehicles, production vehicles, and all the cars being driven by directors and technicians working on site. It just doesn't look too terribly well thought out as yet.

On the other hand, the scale and density looks good and it's great that something is finally going to happen here. Still, the soil remediation issues are a bit unnerving. Safe enough to work there (even though film and TV gigs tend to involve long hours and long shoot days) but not safe enough to live there? Who drew that little line?
christos808 / May 14, 2013 at 05:30 pm
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Nice spot for a Costco.
christos808 / May 14, 2013 at 05:33 pm
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For those who complain about transit, please! It's a 5-minute walk to Queen street, which will have brand spanking new streetcars as of next year.
Craig / May 14, 2013 at 05:36 pm
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I think this is a smart commercial development, made by savvy developers. Its a win for the local residents, the film business, and toronto in general. I have had my studios in the area for 20 years, so I have seen a lot of reno, and not all of it good. We need a modern new location to place all the small motion and digital business's supplying to the film industry. Toronto is a major film production centre in North America, and its lost its commercial centre, which is now partially dispersed to Etobicoke. This combined with other Film Studios such a Harbourside, Toronto Film Studios, Revival, and Pinewood Studios Toronto, creates a centre, which pretty much epitomises the name Revival.
Haha / May 14, 2013 at 05:43 pm
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A new home for The Real Jerk?
risport / May 14, 2013 at 05:44 pm
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Better than nothing!!!. Presently an eye sore since the fire. Will NOT distract from the neighbourhood..or take away from business on Queen. A gem of space WAITING TO BE USED. As for TTC, a short walk to Leslie, where the new yards will be. Am sure there will be a stop there. As for the 72 and A buses, yes much improvements necessary, as I too a resident on Carlaw and already unreliable. They ALL come together, and then nothing...for a long time.
bolo / May 14, 2013 at 07:26 pm
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I live across the street. I don't think this article gives me enough information. I am really concerned about more retail off of queen.
dbcb / May 14, 2013 at 07:36 pm
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welcome development, but see no need for more box stores! Im still disappointed about the botch job at the Distillery - that was our chance as a city to have a bustling pedestrian district with outdoor excitement and patio for a culture that loves its summers. yet we get stuck with pretentious stores and patios that have to be cleared by 10 or 11pm. Id love to see a real pedestrian friendly area here - with the outdoor movie screening, pints on the patio till last call and culture!!!!! walmart, home depot, target - they all have their place...and we have them all. enough!
Will / May 14, 2013 at 08:15 pm
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I live about a block from this and I think it's a great idea. It's about time we have something like this in the area, the only other use suggested is a TTC yard, which I am not in favour of. If it cannot be used for housing, then make a smart, attractive retail area, with public walkways and connections to Lakeshore... it's a win/win for the neighbourhood.. places to shop and PLACES TO WORK... anyone who is against it, is against the neighbourhood IMHO
John / May 14, 2013 at 08:43 pm
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I don't know why my earlier comment has been deleted but here goes again. What this proposal needs is just a few minor tweaks to help the Leslieville neighborhood. Why are they only considering movies outdoors during the summer...how about a TIFF style facility to draw people from other parts of the city here. The open area should have a small stage allowing for musical, theatrical and film presentations outdoors as well. My concern is that there is still 151,000 square feet of retail being proposed with little information about who and what type of businesses they are looking for. It was also mentioned that a potential tenant might be a University or Community College who's programming is Film Business concentric to take up residence here. That would be a great addition to the hood. I think that this definitely needs to be ammended but it is nice to know that for those of us who fought this developer at the OMB last time that our voices have been heard and adjustments have been made.
Matt / May 14, 2013 at 09:02 pm
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And decades from now the land will STILL be contaminated.

Why not a plan for proper remediation so we can get truly "mixed use" development instead of a commercial ghetto that will be EMPTY at night?
Anne Arkey / May 14, 2013 at 09:44 pm
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We want a MONORAIL!!!
John / May 14, 2013 at 10:02 pm
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While the soil may be part of the issue there is also the fact that the water table here is extremely high so close to the lake. The area also has underground streams that feed into the lake.
If there is a campus as well as a theatre there is no reason for this to be empty in the evenings. Classes can be organized all day long as well as into the evening.

Concerts etc could be organized for the outdoor spaces.

There is potential in this proposal. We need to work with them at this point before they take the proposal to City Council.
Larry Pinzansky / May 14, 2013 at 10:47 pm
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If it's not fit for human habitation, then how's that work out for people working there 8-10 hours per day??!!
Larry Pinzansky / May 14, 2013 at 10:49 pm
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And, anyway, only mixed use ever makes sense. It will be an industrial ghetto if nobody lives there.
Philip / May 14, 2013 at 11:56 pm
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I got a little excited about this....until I got to the end of the article...

"Nothing will be built before the designs have cleared the necessary approvals, a process that will likely take several years."

Come on people! Years????? OTL
rapi / May 15, 2013 at 06:32 am
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nymby shnymby...more box like buidings for toronto, where's the ARCHITECTURE, people???
Cal Loucks / May 15, 2013 at 02:13 pm
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I attended the first open house last night. Smart Centres has listened some of the concerns to Our very active vibrant and intelligent community especially Design.obviously Influenced by such current Plaza concepts as the Don Mills Centre; they have incorporated bike paths, park, areas etc to make the site pretty. HOWEVER, to say that this is an operational film studio is completely deceptive to the public who may not understand how the industry works and how much property films require. I remind you of the opening credits of Warner Brother films which shows an arial footage of the huge studios and auxiliary buildings in LA. It gives you an idea of the kind do space film makers require.

Toronto Film Studios at 629 Eastern was a very successful studio, that would have continued to this day had Smart Centres not shut it down. While Toronto Film Studios was functioning we were able have several Film Productions with producers offices, production vehicles, technicians and administrators storage and actors all working on the lot. The film industry used Every square inch of the 629 Eastern to produce such movies as Cinderella Man, The Incredible Hulk, Max Payne, - the list of movies goes on and on and for years of production. If Smart Centres wants to get into the Film Business - because make no mistake it is a Multi Million Dollar business they need to commit to it, realize you can not make movies on the same property as a public shopping plaza with a Sobeys or a Best Buy or a Hotel.

What Smart Centres is proposing is a heavily proportioned Retail Plaza with above ground parking for 900 cars and Office space to accommodate Digital Communications (such as the Corus building which forced the closing of yet another successful Film Studio a few years back). Smart Centres proposal would reduce the number of operational studios; tearing down existing production offices and small workshop areas for Retail space. This effectively would eliminate all functional studio spaces for such significant auxiliary space needs such as the Art depart, wardrobe, special effects, Producers etc. Absolutely no area has been allotted for a Back lot for the working film vehicles which house such significant equipment as lighting, grip equipment, props, Actors in their trailers etc. this alone makes the studios totally unusable for any scale film except small one set studio tv shows such as Food shows etc.

Smart Centres needs to decide who they are on this property and what they want. it looks like a dressed up Big Plaza to me. Smart Centres wants the City of Toronto and the Province of Ontario to change the by-laws and the employment designation so they can put what ever they want on the property at whatever height they want and whenever they want to build it. I suggest that they need to go back to the drawing board because they are not fooling the Film industry. Toronto Film professionals make real movies - it's not glamorous it's industrial work that uses studio property to the maximum. I have yet to see a shopping mall proposed on a Ford Motor plant site or any other Industry type property.
I haven't even begun to talk about the traffic lights they propose on both the over used lakeshore and the traffic clogged Eastern Avenue.
Also a note about the photographs of "derelict buildings" - remember that the buildings on 629 Eastern are in the state they are because Smart Centres neglected them. Perhaps a simple ploy to turn the property into a slum so that the community would be desperate for any change. They had no interest in maintaining a presentable image to the neighbourhood for as long as the buildings have been closed. Please don't be fooled by this Dressed up Shopping Mall.
JBond / May 15, 2013 at 05:17 pm
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I wish they would build more office buildings for companies rather then shopping malls.
Simon Tarses replying to a comment from Cal Loucks / May 15, 2013 at 11:04 pm
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Agreed. What we need are more film studios, not less. We also need more space for industrial use, so that Toronto can have an economic base for all of the people living in the condos that are being built and for the future of Toronto and Ontario, as shown in this article (http://www.nowtoronto.com/news/story.cfm?content=191126). Besides, we already have enough malls, super centers, and the like to shop in anyway.

Jim L. replying to a comment from Cal Loucks / May 16, 2013 at 06:55 am
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Well said Cal. I agree completely.
Jarek Maliszewski replying to a comment from Cal Loucks / May 16, 2013 at 07:36 pm
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Hi Cal, Warner Bros intro shows their historic studios and that has nothing to do with space that movie industry requires today. People like Steve Jobs changed movie industry by designing powerful computers (Next) and pioneering digital movie industry (Pixar). These inventions eliminate the need for enormous move sets build of brick and mortar, decorations and accessory warehouses, storage space for recordings and miles of movie tape, chemical processing plants and heavy equipment that will move all of that stuff around. Just think how much space you needed for your VHS tapes, audio tapes and records in the 90's and realize that you can fit all of that on an SD drive the size of a finger nail. By the way - did you notice that the site was deemed unsustainable for residential use because it is too polluted for humans to live there? The chemicals used by the old movie industry did that long before any developer decided that they will invest in the cleanup. Smart Centres or Corus did not kill any move studios. Owners of the movie studios did when they closed them and put the land up for sale. So when you are looking for a target to blame for your sorrow - you missed. You cannot just stop the world from going forward because your memories paint a different picture for you. Developers employ people that have families and children to care for. Developers won't really decide that much what will happen on that site. People who will occupy the new space and open new businesses there will. Maybe your grand children will be among these people and change our future yet again by opening a revolutionary new enterprise there. If your nostalgia prevents you from letting go I have an advice for you: buy a coffin, lie in it and cry till you drown.
Cal Loucks / May 16, 2013 at 09:49 pm
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How sad and throughly uninformed you are about the industry and the activities around the 629 Eastern Ave site . Over the last four years the city's film industry has lost alot of mid range 15 to 80 million dollar projects because we were extremely short on studio space. It took time, but luckily there are entrepreneurs who are commited to this industry who have developed another studio just recently at 777 Kipling Ave.

Speaking personally, as you seem to want to take this to a personal level, I would hardly say my career has suffered from it. But Im one of the lucky ones. I have no nostagia for the film industry at all. I am throughly active in it and a reknowned Set Decorator in the Industry with such credits as Total Recall, Robocop, RED, The Incredible Hulk, Max Payne Resident Evil Aftermath 3D; the list spans over 20 years of Feature Films. A vast number of them "manufacured" on the 629 lot. You will also notice that I have specialized in Visual Effect heavy movies. I welcome and fully comprehend the film industry's advances in computer generated technology. I have worked with it all in my capacity as Set Decorator. You may be fascinated to know see how much supplimentary equipment is required to run 3 D cameras for movie production.
Movies are mades with tons of equipment and and a huge number of extremely talented people on large properties that allow for the flexiblity the movies scripts require. Take a look at Pinewoods lot sometime when a movie is in "full production".
For the forseeable future the movie industry is strong and Movies will continue to be made in Real Studios and Real Locations.

FYI Just to set the record straight because you have obviously not been involved in these issues long enough to understand it nor can you possibly work in the my industry...4 years ago, Smart Centres was a part owner of 629 Eastern Avenue - they shut down the property for 2 reasons that Film Producers would immediately choose the newly built studios on Commisioners Road and most importantly, they were hoping that they would get the OMB to change the zoning at 629 Eastern to allow Retail which is Smart Centres main bread and butter. That action failed but instead of reopening they vowed to never open the property up to studo use again.

MT Terminal 28 on the Queens Quay was a vibrant studio such films as Chicago, The Santa Claus, Don't Say a Word (sorry going way back for you) were filmed there- the city closed theproperty evicting the Stage management company and giving them less than 30 days notice. The land was immediately " donated" to Corus a sweet government deal. And hey, I'm happy Corus is in Toronto but waterfront property?

Those are the facts.
Jim L. replying to a comment from Jarek Maliszewski / May 17, 2013 at 11:11 am
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Also, just a point of clarification, it wasn't the film industry that polluted the soil on the 629 Eastern Ave site. The industries prior to it's arrival did. Companies with names such as Canada Metals etc.

The film industry made an excellent tenant of an otherwise unusable space. The industry grew and the neighbourhood flourished.

As Cal so aptly put, you obviously have no understanding of what the industry requires to function. Perhaps you should attempt to be better researched before you voice your opinions and sling mud.
Jarek Maliszewski replying to a comment from Jim L. / May 17, 2013 at 11:44 am
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Agreed, I clearly cannot argue with you on the technicalities of the movie production. That does not change my opinion on the new development on the subject site and what impact the developer had on movie industry. Someone sold the ownership in the site to smart centres and that someone must have been an owner. He also knew exactly to whom he is selling the land. So again - it was not the developer who shut down the production or moved it elsewhere. Blame the producers. You do not think that the space devoted to movie production is enough? Go to Smart Centres and pay the rent that would let them pay all their employees. They are not subsidized with our tax money like the movie industry is so they simply cannot afford to be a Santa Claus here. Interesting deal with Corus - I knew nothing about it. Lakefront property downtown Toronto donated, wow!. Looks like someone was playing Santa Claus indeed. I would like to find out more about movie production needs in TO. I am in development industry and who knows - maybe I know someone who would want to build more studio space.
Jane Graydon replying to a comment from Cal Loucks / May 17, 2013 at 07:51 pm
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Your comments are so educational, thanks so much for sharing all your knowledge. What I don't understand is why there is all this talk about 629 Eastern being shut down, I was working there 3 weeks ago in Studio 16 for a month. And it was remarkable how much space we needed for such a small single set production. We needed extras holding, wardrobe, makeup, a kitchen, 5 green rooms, 2 production offices, an eating area and 3 rooms for building and storing props. For a very small show. And we were cramped. So thank you for pointing out how much space is necessary for production. True we don't need massive libraries for canisters of film, but we still need space. While we were shooting they took the Toronto Film Studios sign down and replaced it with Revival. And there was talk about it having been bought by Mark Walberg. Or was that Walmart. My source's first language wasn't English.
Am I the only one here who thinks this is too small? / May 19, 2013 at 09:53 am
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This is crazy. West of the Don we are tearing the city to shreds trying to cram in taller and taller projects, and here, not a mile away from the Don are all these projects better suited for being in Oshawa beside the 401.

You want the East side to prosper? Put in a TON of well-thought out housing (ie includes family-sized condo units), triple the office space (above the podium), and have a Aura-like podium at the base be multiple stories of commercial retail.

If we don't do density with the large parcels of land left in the East, then it will take forever for the East side to fully coime into its own.
George / October 9, 2013 at 09:51 am
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replying to a comment from Cal Loucks you have answered your own point in that Toronto needs space for "alot of mid range 15 to 80 million dollar projects" and that's what this proposal looks like it provides.

replying to a comment from Jarek Maliszewski you are also correct some people simply need to have a good cry and move on.
Either they accept this small victory or forever stand in the way of others realizing their hopes.

Reasonable people would find a middle ground.
Michael Holloway / December 9, 2013 at 12:28 pm
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This thing is designed to draw car traffic to it in a 6km radius - availing it's business model of the infrastructure of the DVP and Lake Shore Boulevard.

This influx of new traffic will cause the Lake Shore and surrounding streets to become a barrier to connections to the neighbourhoods around it.

The Lower Don Recreation Trail is becoming a commute-way for cyclists - this development cuts it with intersections for car traffic 2 times. This development will set a precedent in this redevelopment precinct from The Don Roadway all the way over to Woodfield Road (midway between Greenwood and Coxwell). That the east west commute way destroyed.

On North/South connect-ability, the Port Lands and the old adjacent neighbourhoods to the north (as far up as you chose to imagine a cycle-friendly Complete Streets connected series of neighbourhoods) will be cut off from the south by this zoned 'Employment Area' if we let car-centric business models proceed with-in it.

The province says it wants the doubling of density to be accompanied by mixed residential/employment connected via multi-modal transportation models (walk, bike, mass transit and lastly in that mix the 'mono-mode' - cars with parking lots and on-street parking where wide sidewalks and bike lanes need to go.

This Smart Centres proposal does none of that. It's the old WalMart model of driving to impulse buying shopping opportunities in a Big Box retail environment.

The nods to Complete Streets in the drawings that only planners and advocates recognize - are at best, facsimiles of 'New Urbanism', 'liveable cities', and 'complete Streets'.


Michael Holloway
Cycle Toronto, @Ward30Bikes Captain
Leslieville, Toronto
Michael Holloway / December 9, 2013 at 12:36 pm
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[Administrator: I'm Re-posting because your comment widget offers no option to edit]

This "StudioCentre" by SmartCentres is designed to draw car traffic to it in a 6km radius - availing it's business model of the infrastructure of the DVP and Lake Shore Boulevard.

This influx of new traffic will cause the Lake Shore and surrounding streets to become a barrier to connections to the neighbourhoods around it.

The Lower Don Recreation Trail is becoming a commute-way for cyclists - this development cuts it with intersections for car traffic 2 times. This development will set a precedent in this redevelopment precinct from The Don Roadway all the way over to Woodfield Road (midway between Greenwood and Coxwell).

That's the East/West cycle commute-way destroyed.

On North/South connect-ability - the Port Lands and the old adjacent neighbourhoods to the north (as far up as you chose to imagine a cycle-friendly Complete Streets connected series of neighbourhoods) will be cut off from the south by this zoned 'Employment Area' if we let car-centric business models proceed with-in it.

The province says it wants the doubling of density to be accompanied by mixed residential/employment connected via multi-modal transportation models (walk, bike, mass transit) and lastly in that mix the 'mono-mode' - cars, because cars need parking lots and on-street parking - where wide sidewalks and bike lanes need to go.

This Smart Centres proposal does none of that. It's the old WalMart model of driving to impulse buying shopping opportunities in a Big Box retail environment.

The nods to Complete Streets in the drawings that only planners and advocates recognize - are at best, facsimiles of 'New Urbanism', 'liveable cities', and 'complete Streets'.


Michael Holloway
Cycle Toronto, @Ward30Bikes Captain
Leslieville, Toronto

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