Redevelopment of Cloverdale Mall

For Generations to Come

Reimag­ined as a gate­way to the city from the west, Cloverdale Mall Rede­vel­op­ment crafts an inno­v­a­tive, dynam­ic, and sus­tain­able mixed-use com­mu­ni­ty, with a strong sense of iden­ti­ty for Eto­bi­coke. By refo­cus­ing the site as a rein­vig­o­rat­ed des­ti­na­tion for pub­lic ameni­ties, retail, arts, cul­ture, res­i­dences, and ful­some pub­lic realm, the project designs Cloverdale for gen­er­a­tions to come.

Address­ing the chal­lenges fac­ing many sub­ur­ban malls of its kind, our pro­pos­al engages in sus­tain­able, long-term solu­tions, offer­ing expe­ri­ence-focused retail ameni­ties com­plete­ly inte­grat­ed into a vibrant mixed-use com­mu­ni­ty orga­nized around robust new streets, squares, and parks.

Refo­cus­ing the retail expe­ri­ence in the cen­tre of the site with con­nec­tiv­i­ty of green and com­mu­ni­ty ameni­ty.

Our approach to large-scale sub­ur­ban inten­si­fi­ca­tion is dri­ven by a cura­tion of designed, mul­ti-scaled expe­ri­ences which begin with the pedes­tri­an and are orga­nized by four pri­ma­ry oper­a­tions: refo­cus­ing the neigh­bor­hood retail expe­ri­ence, cre­at­ing a new ful­some pub­lic realm, build­ing a com­plete mixed-use com­mu­ni­ty, and achiev­ing excel­lence in sus­tain­able com­mu­ni­ty design. GPA approached these goals by spear­head­ing the design of the mas­ter plan to both com­ple­ment and lever­age the antic­i­pat­ed growth of Eto­bi­coke in the future, charged by its prox­im­i­ty to the city’s urban and region­al expan­sion.

The pub­lic con­sul­ta­tion process for this project set a new prece­dent for pub­lic involve­ment in rede­vel­op­ment design. Cloverdale Com­mon was cre­at­ed and staffed by Toron­to Met­ro­pol­i­tan Uni­ver­si­ty Urban Plan­ning Ambas­sadors to solic­it feed­back and engage in con­ver­sa­tions with the com­mu­ni­ty.

Cloverdale mall site.

Over­all, Cloverdale Com­mon result­ed in over 15,000 com­mu­ni­ty con­ver­sa­tions that were ini­ti­at­ed, pri­or to any sub­mis­sion to the city. This hands-on approach to con­sul­ta­tion is indica­tive of the main design man­date of this project that inte­grat­ed the arts, cul­ture, health, and well­ness into its design.

The 4,000 square-foot “Cloverdale Com­mon” opened 1.5 years pri­or to the devel­op­ment appli­ca­tion seek­ing feed­back from the pub­lic and cre­at­ing a new mod­el for pub­lic con­sul­ta­tion and engage­ment.

“Our view of Cloverdale is that long-term there is going to be a need for ser­vice-based retail on the site, despite some of the changes we are see­ing in retail. It has always act­ed as that gro­cery anchored ser­vice base – food, phar­ma­cy, bank loca­tion that peo­ple will always need going for­ward.” Last year, Ralph Gian­none, prin­ci­pal of Gian­none Pet­ri­cone Asso­ciates, and the project archi­tect, said feed­back from the com­mu­ni­ty was key. “It’s very easy for us to start draw­ing, but we’ve actu­al­ly been held back specif­i­cal­ly so we can glean from the com­mu­ni­ty.” Paul Bark­er, Toron­to SUN.

The pub­lic realm cre­at­ed by the new plan address­es the unique, inhos­pitable edges of the site, which include the high­way ramp, major indus­tri­al lands, and the mall col­lec­tor lane. East Mall is rein­tro­duced as a green­way along which new parks are locat­ed to act as buffers and ‘green bridges’ to stitch new bonds between the exist­ing and pro­posed neigh­bor­hoods. The ‘high street,’ Cloverdale Square, the neigh­bor­hood park, the mar­ket build­ing, a com­mu­ni­ty ameni­ty, the edge trail, and a green prom­e­nade togeth­er define the mixed-use design to cre­ate a “Vil­lage on the Park” that instills a sense of place, and gen­tly tran­si­tions the sub­ur­ban land­scape to the qua­si-urban for­mat.

The curv­ing, main retail street extends from the East Mall Cres­cent to the Park Mews, pro­vid­ing sceno­graph­ic, street-lev­el retail expe­ri­ences. Wide pedes­tri­an side­walks, canopies, and con­trolled cross­walks ensure acces­si­bil­i­ty for all ages. Cloverdale Square is envi­sioned to be a cov­ered and inti­mate pedes­tri­an-focused retail zone, that serves as a cen­tral gath­er­ing and meet­ing space. Events and fes­ti­vals are pro­ject­ed to take place on the site as open-air, but weath­er pro­tect­ed expe­ri­ences.

“Pub­lic and green space are designed to be mul­ti-gen­er­a­tional and weave assertive­ly into and from the sur­round­ing Eto­bi­coke neigh­bor­hood.”

Green space is para­mount to the design and con­cept of the devel­op­ment, facil­i­tat­ed by the pro­posed neigh­bor­hood park along the East Mall, at the cen­ter of the com­mu­ni­ty. The park is envi­sioned for all-sea­son activ­i­ties, with active and pas­sive pro­gram­ming led by the com­mu­ni­ty. It also engages an active Green Edge Trail added along High­way 427. The pro­posed mar­ket build­ing anchors the south side of the park, pro­vid­ing large indoor com­mu­nal seat­ing areas, as well as a cov­ered seat­ing area that spills out onto the park. In con­junc­tion, des­ig­nat­ed space for com­mu­ni­ty ameni­ties is reserved on the park, with the oppor­tu­ni­ty to pro­vide arts and cul­ture pro­gram­ming that is com­ple­men­tary to the new, near­by Eto­bi­coke Civic Cen­tre.

Strong pedes­tri­an and cycling con­nec­tions through the site link the edge trail and Cloverdale Square.

Offer­ing a con­cen­tra­tion of ameni­ties for inter-gen­er­a­tional use, the mixed pro­gram­ming of high, mid, and low-rise build­ings cre­ates a diverse sky­line with res­i­den­tial oppor­tu­ni­ties for vary­ing indi­vid­ual and fam­i­ly needs. The rede­vel­op­ment of Cloverdale at once pre­serves the beloved cul­tur­al sig­nif­i­cance of the site, while accom­mo­dat­ing con­tem­po­rary and inno­v­a­tive shifts in its built form. It projects a new­found vision root­ed in com­mu­ni­ty by empha­siz­ing the con­nec­tion between the pri­vate and pub­lic realms.

“As a com­mu­ni­ty asset, we want to rede­vel­op Cloverdale Mall with a focus on what makes it great now – the com­mu­ni­ty meet­ing places – and enhance that func­tion with an inte­gra­tion of pub­lic ameni­ties, a mix of uses, and multi­gen­er­a­tional green spaces designed to weave assertive­ly into and from the sur­round­ing Eto­bi­coke neigh­bour­hood.” Ralph Gian­none

Project Facts

  • Client

    QuadReal Prop­er­ty Group — Mas­ter Plan
    QuadReal Prop­er­ty Group and Mat­tamy Homes —
    Cloverdale Tri­an­gle

  • Location

    Eto­bi­coke, Toron­to, Ontario

  • Size

    32 acre site, 5870 res­i­den­tial units, 188,000 sq.ft of retail

  • Status

    Site Plan Appli­ca­tion — OPA/ZBA/DPOS

  • Sub-Consultant Team

    Mas­ter­plan Sub-Con­­sul­­tants:

    Plan­ning — Urban Strate­gies

    Mobility/ Trans­porta­tion — BA Group

    Civ­il — Stan­tec

    Ener­gy & Sus­tain­abil­i­ty — Urban Equa­tion

    Land­scape — Janet Rosen­berg & Stu­dio

    Wind & Air Qual­i­ty — RWDI

    Noise & Vibra­tion — HGC

    Audio Tech­nol­o­gy — Avi­a­tion Con­sult­ing

    Struc­tur­al — RJC

    Cloverdale Tri­an­gle Sub-Con­­sul­­tants:

    Mechan­i­cal & Elec­tri­cal — Smith & Ander­son

    Cost­ing — Turn­er & Townsend

    Geot­ech­ni­cal — McIn­tosh Per­ry

  • Renderings

    Office In Search Of