|
December 1, 2011
This section answers some of the more frequently asked questions.
The need to change
1. Why can’t the church just stay as it is?
2. What alternatives did the congregation consider?
The proposed building
3. What will the new building be like?
4. How did you determine the size?
5. Will there be parking?
6. Will the building be energy efficient?
Landscaping
7. Will there be any green space?
Welcoming the community
8. How will this building benefit our neighbourhood?
9. How will the building affect traffic on Ranleigh?
10. How does the church contribute to our community?
11. What happened to the nursery school?
Housing for seniors
12. Why seniors’ housing?
13. Who do you consider a senior?
14. What will a senior’s housing unit be like?
15. What services will be available to residents?
16. What role will Bedford Park United Church play in the seniors’ residence?
17. Will the units be rented or sold?
18.Wat is a "life-lease"?
19. Is there a waiting list for a housing unit?
Timeline
20. What stage is the proposal at?
21. What studies have been done?
22. Who has Bedford Park United discussed this proposal with?
23. When will construction begin?
Getting involved
24. How can I share my views on the proposal?
25. How can I further this project?
26. How can I find out more?
The need to change
1. Why can’t the church just stay as it is?
Founded in 1921, Bedford Park United Church once had more than 1,000 members. Now, the membership is fewer than 50 members.
With the smaller membership, the congregation can’t afford to maintain the building’s heating, electrical and plumbing systems. These systems are outdated, and the costs of maintaining them have increased significantly over time. For example, the cost of heating the building during the winter has spiraled to more than $3,000 a month. The cost of repairs is ever-increasing.
The building also requires significant people hours, and there are accessibility challenges with the current structure.
By 2004, it had become clear that the building required major restorative work that the congregation simply could not afford. And to make the building ecologically efficient, major restorative work would be required. The congregation realized it couldn’t keep the status quo. It had to make a change.
2. What alternatives did the congregation consider?
In 2004, the congregation struck a committee to look into different options for the church.
After exploring various ideas, by 2005 the committee had determined that there were two viable options.
Option #1: Return the property to The United Church of Canada. The United Church would likely sell it to a developer, who might build a condominium or townhouse development. The developer’s objective would be to turn a profit.
The United Church of Canada would use the money from the sale of the property for mission work. The Bedford Park congregation would join another congregation.
Option #2: Continue as a congregation in a new building that better meets the needs of the community.
The Bedford Park United Church congregation had a difficult decision to make. The second option was definitely the more challenging. But with courage and optimism, it chose to continue as a congregation and develop the site to respond to some of the neighbourhood’s most pressing needs, including the need for seniors’ housing.
The proposed building
3. What will the new building be like?
The main floor of the proposed building will contain five residential units, a chapel and space where community groups can meet. The upper three floors will be seniors’ housing units. Below the main floor will be two levels of underground parking.
The proposed building's exterior will blend in with local homes. Step-backs on the upper floors will reduce the overview of the neighbouring houses. The proposed building will be farther than 15 meters from the curb.
4. How did you determine the size?
Bedford Park United Church’s Building Committee considered different sizes and combinations of housing units and community space so as to ensure that the property would be financially sustainable. Our plan meets that objective with a size, scale and style that fits in with the rest of the neighbourhood.
5. Will there be parking?
There will be 46 parking spaces on two levels of underground parking. It’s expected that the parking will be ample for residents, visitors and building users.
6. Will the building be energy efficient?
Unlike the existing church, the new building will be ecologically sound. Plans call for solar panels and green roof.
Landscaping
7. Will there be any green space?
The front yard will be landscaped with a patio and greenery. The west half will be set back 20.2 feet and the eastern half set back will be 30.5 feet. The side yard setbacks demonstrate variations requested by City staff, while the north yard setback will be 24.6 feet.
There is a common outdoor amenity area for use by residents of the complex including a sidewalk around the building.
Welcoming the community
8. How will this building benefit our neighbourhood?
Our neighbourhood needs a place where community groups can meet. The main floor of the new building will offer a chapel for Bedford Park United Church and other congregations to meet. The multipurpose chapel space will be available for community use at all other times. There will be several smaller meeting venues available as well as an office for SPRINT (Senior Persons Resources in North Toronto). Underground parking will be available to those attending community meetings thereby reducing impact on the street.
9. How will the building affect traffic on Ranleigh?
The proposed building is not expected to significantly increase traffic on the block. Many seniors prefer taking the TTC. Seniors who drive tend to head out in the off-hours, when traffic is lighter. Our plan largely maintains existing curb space for parking as well as underground spaces for those who live in and use the building.
Consistent with the City of Toronto’s policy to reduce the use of cars, Bedford Park United will research the possibility of providing parking spaces for a car-sharing initiative, such as AutoShare or Zipcar.
Traffic problems are a neighbourhood concern. Our local counsellor, Jaye Robinson, is working on a solution to traffic issues in and around Bedford Park School. You can contact her by email at
This e-mail address is being protected from spambots. You need JavaScript enabled to view it
or by phone at (416) 395-6408.
10. How does the church contribute to our community?
Although the congregation is small, Bedford Park United Church is active and an asset to your neighbourhood. For example, for many years it has:
* provided meals and Christmas gifts to Youth Without Shelter;
* offered a small food bank for local individuals in need;
* provided affordable meeting space for 20 neighbourhood groups and two additional congregations;
* given pastoral care to the sick, the bereaved and those experiencing other serious problems; and
* conducted worship services.
11. What happened to the nursery school?
Unfortunately, concerns expressed by neighbours and City Planning Staff have led to the removal of space for the nursery school. The demand that we reduce the height of the building and cut down on the number of uses in the building, as well as onging concerns about traffic congestion at pick-up and drop-off times made this decision sadly necessary.
Housing for seniors
12. Why seniors’ housing?
SPRINT (Senior Persons Resources in North Toronto) informed Bedford Park United of the crucial need for seniors’ housing in the neighbourhood. The proposal responds to that need by providing 60 housing units for seniors.
Thousands of seniors call our neighbourhood home. In the area bounded by the 401, Bloor, Bathurst and Bayview there are 40,000 people over the age of 65, half of whom are older than 75.
Many of these seniors want to stay in the neighbourhood but who can no longer manage their own house or negotiate the stairs in their apartment building. These seniors have few housing alternatives. If you have a parent or older friend living in the community, you know how difficult it is to find appropriate senior housing.
In our neighbourhood, there are also families who would like their aging parents to live nearby – not in Mississauga or downtown, but around the corner or down the street. They want their children to know their grandparents and to be able to visit them more frequently.
The Parents’ Group at Bedford Park Public School has voiced another need. Some of the children enrolled in the school have little contact with older adults. The school would like to explore opportunities for sharing their choir performances with the seniors. The teachers envision beginning readers having the opportunity to read to seniors.
13. Who do you consider a senior?
The building’s not-for-profit corporation, Bedford Park Seniors Residence Corporation, formed under the auspices of The United Church of Canada, will use the commonly accepted definition of a senior: an individual who is 65 years old or older.
14. What will a senior’s housing unit be like?
Each of the 60 units will be designed to facilitate “aging in place.” Since mobility challenges can develop during the aging process, each unit will have non-slip surfaces, and the doorways will be wide enough for a walker or wheelchair to easily pass through. To address the visual challenges that can accompany aging, there will be bright lighting, and contrasting colours will define the doorways and floor areas.
There will be three sizes of units: bachelor, one-bedroom, one-bedroom plus den, two-bedroom and one three-bedroom. The building will have common areas where residents can meet.
15. What services will be available to residents?
SPRINT (Senior Persons Resources in North Toronto) will offer the services that enable seniors to live independently. On an as-needed basis, SPRINT staff will provide assistance with household chores, personal care, transportation and other tasks. Other services can be provided privately.
16. What role will Bedford Park United Church play in the seniors’ residence?
While Bedford Park United will continue in the new building, it will not have any administrative responsibilities for the seniors’ units.
The building’s not-for-profit corporation, Bedford Park Seniors Residence Corporation, formed under the auspices of The United Church of Canada, will be responsible for the operations of the facility. It’s anticipated that an experienced and professional property management firm will be engaged to manage the day-to-day issues, such as maintenance, repairs and snow removal.
Bedford Park United Church will continue to pay for costs relating to its use of space in the building.
17. Will the units be rented or sold?
The vast majority of the units will be sold at market value through a “life lease” contract.
The building’s not-for-profit corporation, formed under the auspices of The United Church of Canada, may be able to subsidize the rental of a small number of units for seniors who otherwise couldn’t afford adequate housing.
Life-Lease
18. What is a “Life-Lease”?
A "life-lease" offers, in exchange for a capital payment, the right to occupy a specific unit. It allows you or your heirs to receive the value back when you no longer wish to live in the unit.
A life-lease is a contract. It outlines not only the purchase price and deposit schedule, but details such as:
* whether pets are allowed;
* the process that will be used to re-sell the unit when you no longer wish to live in it; and
* how monthly operating fees will be established.
More than a hundred seniors' groups across Canada have used life-lease contracts to finance buildings that non-profit groups have initiated.
Canada Mortgage and Housing Corporation coined "life-lease", and the term has caused some confusion. A life-lease is, in fact, not a lease as defined by the Tenant Protection Act or the Condominiium Act, and it is not related to life expectancy.
19. Is there a waiting list for a housing unit?
Bedford Park United Church is compiling a list of seniors who have expressed an interest in moving into the new building. If you might be interested in a senior’s apartment, please click on “Expression of Interest Form” or phone the church at (416) 485-8046.
Timeline
20. What stage is the proposal at?
The Bedford Park congregation has been looking at options for the property since 2005, when it realized it could no longer afford to maintain the church building. Robert Reimers Architect Ltd. has proposed a design for the building. In the fall of 2008, the church forwarded an application for municipal approvals, including rezoning to the City of Toronto.
Bedford Park United then collected feedback from members of the community. As well, it arranged for all of the necessary studies to be conducted. Using this feedback, the church amended its plans and resubmitted them in November 2011 for approval by the City of Toronto.
21. What studies have been done?
As part of the City of Toronto submission process, a Parking Study was done, which concluded that the two levels of underground parking will be sufficient. A further Parking Study focusing on traffic concerns was also done. A Noxious Substances/Spills Study has also been conducted; no environmental issues were identified. As well, an arborist has filed a report.
Other studies were:
* Conceptual Landscaping Plan,
* Storm Water Plan,
* Grading Analysis, and
* Service Connection Report.
22. Who has Bedford Park United discussed this proposal with?
To gather feedback on the project, Bedford Park United Church held a meeting with its immediate neighbours on February 9, 2009, and the larger community on March 5, 2009.
It has also discussed the proposal with other groups and individuals, including:
* the community groups that currently rent space in the church,
* the Bedford Park Residents’ Organization,
* the Parent Council of Bedford Park Public School,
* Toronto City Planning Department,
* Kathleen Wynne, MPP of Don Valley West,
* Cliff Jenkins, former City Councillor for Don Valley West,
* Jaye Robinson, present City Councillor for Don Valley West,
* Gerri Gershon, School Trustee, and
* Rob Oliphant, former MP for Don Valley West
City Planning organized a community consultation on February 15, 2011. As a result of that meeting, a Neighbours Working Group was formed which met twice - in May and June 2011.
23. When will construction begin?
It’s anticipated that construction will begin in 2012, and that the new building will be ready in 2014.
The construction tender will specify safety as a top priority. When the new building is being constructed, Bedford Park United will communicate with the school and residents on how to maximize safety.
Getting involved
24. How can I share my views on the proposal?
Bedford Park United Church welcomes your views and ideas. Please phone the church at (416) 485-8046 and leave a message. A volunteer will return your call. Or, you can email the church at
This e-mail address is being protected from spambots. You need JavaScript enabled to view it
or write the church at 3230 Yonge Street, Suite 1011, Toronto, Ontario M4N 3P6.
25. How can I further this project?
There are several ways to demonstrate your support for this proposal.
* If you may be interested in a senior’s apartment, click on the “Expression of Interest Form” and add your name to the waiting list.
* Contact Jaye Robinson, the new City Councillor for Don Valley West, and express your support for the project. You can email Ms. Robinson at
This e-mail address is being protected from spambots. You need JavaScript enabled to view it
; write her at 100 Queen St. W., Suite A12, Toronto, Ontario M5H 2N2; or phone her at (416) 395-6408.
* Share your enthusiasm with your friends and neighbours!
26. How can I find out more?
Bedford Park United Church is committed to keeping community members informed about the progress of this proposal. There are five ways you can learn more:
1) Phone the church. Call (416) 485-8046 and leave a message. A volunteer will return your call and answer your questions with the information available at the time.
2) Check your mailbox . The project’s newsletter, News from 100 Ranleigh Ave., will supply periodic updates.
3) Join our email list. Email the church at
This e-mail address is being protected from spambots. You need JavaScript enabled to view it
and ask to have your email address added to the distribution list for project updates.
5) Continue to visit the website. Information on recent developments will be posted in the “News” section.
|
