Development
3018 & 3020 Yonge Street - Ontario Municipal Board Decision (Development)
July 9th
On July 3rd the Ontario Municipal Board arrived at the attached decision for 3018 & 3020 Yonge Street.
The decision permits a 12-storey building with a Gross Floor Area (GFA) of 15,807m2 and ... (more) a density of 6.3 times the lot area. The exact number of units and parking spaces will not be known until a site plan is submitted.
The developer is required to pay a Section 37 contribution of $75,000 for streetscape and/or other local improvements.
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3018 & 3020 Yonge Street - OMB Decision (PDF, 2.2 MB)Montgomery & Helendale - Official Plan Amendment & Zoning By-law Amendment Applications (Development)
April 8, 2008
Earlier today North York Community Council voted to uphold the report of the North York Planning Department to refuse these applications.
A special thanks to the Eglinton Park Residents' ... (more) Association (EPRA), the Lytton Park Residents' Organization (LPRO) and the Federation of North Toronto Residents' Associations (FoNTRA) for their efforts to date in fighting these proposals.
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Refusal Report (PDF, 3.1 MB)1066 Avenue Road - Final Report (Development)
February 20th, 2008
Attached below is the Final Report from the Planning Department regarding 1066 Avenue Road.
Final Report (PDF, 2.7 MB)Montgomery & Helendale - Planning Department Website (Development)
February 20, 2008
The North York Planning Department has created a web presence for the rezoning application at Montgomery & Duplex. The following website will provide you with up-to-date information on this ... (more) application:
http://www.toronto.ca/planning/north_york.htm
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1066 Avenue Road - Update (Development)
Feb 8th, 2008
Given some of the concerns and questions that have been posed to my office through various emails, phone calls and discussions, I would like to take this opportunity to clarify some elements of the ... (more) planning process, the role of the city, the councillor and the community.
The Planning Act requires the City to respond and evaluate development applications that require an Official Plan Amendment or a Zoning By-Law Change. When the City is evaluating an Official Plan Amendment, the city relies on the policies of the Official Plan to evaluate the impacts a potential development may have the community. Impacts are typically described as shadowing, privacy, traffic, density with respect to impact on infrastructure, built form, and intended use of the land within its context.
The Official Plan can be amended while the principals of the Plan are defended and remain intact.
From my discussions with ARECA, I am of the opinion that ARECA does not support Official Plan Amendments within areas of the city where there are Neighbourhood designations. While I appreciate and respect that position, that is not a position that the city planners or City Council can take without evaluating the application.
The city has evaluated the application and has found that the impacts of the proposed development can be accommodated with the overall policy context of the Official Plan and have made a recommendation that the Official Plan can be amended and the overall Official Plan will not be compromised. The city planners rationale can be reviewed at http://www.toronto.ca/legdocs/mmis/2008/ny/bgrd/backgroundfile-10245.pdf
I believe at the heart of the matter is a philosophical debate about whether or not the Official Plan should be amended and whether or not it is a policy document to guide development in the City or a document that should be considered binding.
I will respond to this by offering some practical considerations. The city cannot take the position that the Official Plan is binding. That argument is not defensible under the Planning Act or at the Ontario Municipal Board. The OMB has been established for the sole purpose to hear amendments to the Official Plan and Zoning By-Laws. Given that city staff support the application, if City Council were to deny the application it would not guarantee that any development would proceed without amendments to the Official Plan. If a proposed building required an elevator, the Official Plan would need to be amended.
If the developer were to appeal a decision by City Council to the OMB to deny the amendment, it would mean that the OMB would make the decision instead of the city. Furthermore, the city would have to spend $150,000.00 to find a planner and make arguments on a planning basis. The community would then decide if they wanted to be a "party" to the hearing, which would give the community full rights to participate and negotiate the final settlement and if so, would have to raise another $80,000 to $100,000 to make their case at the OMB. The arguments would need to be based on planning merits and not that the Official Plan is binding. I speak to this based on my recent experience.
Finally, I believe that City Council and not the OMB should have the autonomy to make planning decisions. Sometimes this means that the City will make decisions that not all members of the community agree with. I accept this as part of the process. I also take my obligation to the community and to our city very seriously.
I trust this email answers some of your concerns and if you have any questions, I am available at 416-392-4090.
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3018 & 3020 Yonge Street - OMB Decision (Development)
February 5th, 2008
On January 10th, 2008 the Ontario Municipal Board (OMB) reached a decision on the application for 3018 & 3020 Yonge Street. The original application consisted of a 16 storey building with 198 ... (more) condominium units, and a 6.4 times development coverage.
The OMB decision requires the building to be reduced in height from 16 stories to either 12 stories or the height of the adjacent building at 3000 Yonge (whichever is greater); the density not exceeding 6.3 times lot coverage. Further, the OMB is requiring the revised structure to comply with the angular plane on its west and south faces. Accordingly, the applicant will need to submit revised plans to the City to comply with these directives.
A copy of the decision is attached below.
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OMB Decision - 3018 & 3020 Yonge Street (PDF, 88 KB)3018 & 3020 Yonge Street - OMB Hearing (Development)
The hearing for 3018 & 3020 Yonge Street commenced on October 1,2007, and then continued on October 9,10,11 and 12.
The applicant presented their evidence first, with their two witnesses being an urban designer ... (more) and a planner. As expected, the theme of their case was that this was a good site for residential intensification, being 80 metres from a TTC station, and in an established area with abundant parks and other community facilities. Their evidence was that any shadow and other impacts on the neighbouring residential area, and across Yonge Street on the library and park, would not be significant in an urban environment. They also focused the case on various provincial policies promoting intensification and the efficient use of existing infrastructure.
The City also presented evidence from two witnesses, an urban designer and a planner. Although acknowledging that this was an appropriate site for residential intensification, our evidence focused on the Official Plan policies which require that such intensification occur in a way that does not detract from the stable residential neighbourhood, and the library and public open spaces. In particular, it was our evidence that any redevelopment should respect the angular plane provisions of the existing zoning bylaw, and that the proximity to the Lawrence TTC station, in itself, does not lend support to a 16 storey building at this location. We argued that the intensification policies could be met with a significantly lower building in terms of height and within the angular plane controls, and which would be a better fit in planning terms with the residential neighbourhood to the west.
On October 11,2007, the Board member held an extended evening session ( from approximately 4:00 p.m. to 8:00 p.m.) to hear evidence from the participants and residents. Approximately 14 persons spoke at this session, and they did a very credible job of presenting their concerns, which included the visual impact of the building, shadow impacts on the residences, park and library, parking and traffic concerns and precedent.
At the conclusion of the hearing, the Board member reserved his decision, and advised that he would be issuing a written decision as soon as he could. From past experience, this could mean anywhere from 1 to 3 months, depending on the member's hearing schedule.
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Montgomery-Helendale - Official Plan Admendment (Development)
On June 14, 2007 a group acting on behalf of the Conservatory Group came in to see Planning staff to discuss amending the Official Plan designation for the lands bounded by Roselawn Avenue, Duplex Avenue, Helendale Avenue and the ... (more) rear of 2388 to 2444 Yonge Street from Neighbourhoods to Apartment Neighbourhoods. Planning staff advised the proposal is, at best, premature as it would raise many policy implications and have far reaching impacts that would be better considered during the mandatory 5 year revisiting of the Official Plan.
An application to amend the Official Plan seeking to redesignate these lands from "Neighbourhoods" to "Apartment Neighbourhoods" was filed by Top of The Tree Developments Inc. on August 1, 2007. The only material submitted in support of the application was a one page covering letter.
Planning responded on August 31, 2007 that the application was incomplete and asked for further information and clarification. Lawyers for Top of the Tree responded on September 13, 2007 that it was their opinion the application was complete. They subsequently filed a request for Motion for Directions at the Ontario Municipal Board on September 27, 2007 to seek an OMB ruling on the completeness of the application as submitted.
The Board Hearing on the completeness of the application was conducted on October 25, 2007. The OMB ruled on November 6, 2007 (Order No. 2897) that the application as submitted was complete as the City has not yet amended it's Official Plan to outline fully the requirements of a complete application.
The file has now been assigned to Planning staff who will be preparing a Preliminary Report on the application in the new year.
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RIOCAN Decision July 4, 2007 (RIOCAN)
Please see the attached file further details.
Confidential Information & Recommendations (PDF, 1.6 MB)Avenue Road Study (Development)
On May 1st, City Planning staff and Councillor Stintz held a public meeting in the community to review the Avenue Study that has been initiated for Avenue Road, from Lawrence Avenue to Wilson Avenue.
Please open the ... (more) following link for more details about the study and how you can be involved.
http://city-dev.toronto.ca/planning/avenue_road.htm
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Notice of Motion - Traffic Report for RioCan Project (RIOCAN)
On Tuesday May 1st, Community Council approved a Motion moved by Councillor Stintz to ask Transportation staff to prepare a report for the May 29th Community Council regarding traffic attenuation measures that were agreed to by ... (more) RioCan and the Ratepayer Associations. Please open the link below for a copy of the Notice of Motion.
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Notice of Motion - May 1 (PDF, 697 KB)3018-3020 Yonge Street (at Lawrence) OMB - update (Development)
On April 17, 2007 the Ontario Municipal Board heard preliminary evidenc for the development application located for 3018-3020 Yonge Street, just south of Lawrence. The application consists of a 16 storey building with 198 ... (more) condominium units, and a 6.4 times development coverage. The City is opposing the application.
The Board has set a 9 day hearing starting on October 1, 2007.
For more information, please open the web link below.
http://www.omb.gov.on.ca/ea-cgi/dtchttp.dll?OMB_ESTATUS_CASE_DETAIL:CASE_NO=PL060944&lang=eng
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Ontario Municipal Board Update - RIOCAN - April 13, 2007 (RIOCAN)
At its meeting held on February 5, 6, 7 and 8, 2007, City Council considered a report from the City Solicitor dated January 25, 2007, regarding an upcoming OMB prehearing. The directions given by Council included one which, in ... (more) accordance with normal practice, remained confidential as it authorised the City Solicitor to negotiate a settlement. The City Solicitor has now determined that Riocan has modified the proposed development in accordance with that direction and has therefore negotiated Minutes of Settlement with Riocan that will be presented to the OMB upon the commencement of the hearing on April 16, 2007.
Please open the attached Briefing Note and Minutes of Settlement for more information.
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OMB Update April (PDF, 2.6 MB) Minutes of Settlement (PDF, 1.1 MB)Bathurst Street and Douglas Avenue Intersection Improvements - Dec. 1 2006 (Development)
The City of Toronto, North York District, Technical Services, under Contract No. 06NY-23RD, awarded to Ferpac Paving Inc., will be constructing intersection improvements on Bathurst Street at Covington Road. Any questions ... (more) pertaining to this contract should be directed to Luis De Jesus, P. Eng. at (416) 395-6238.
Please open the attachment below for more details.
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Intersection Improvements on Bathurst St at Covington Rd & Douglas Ave (PDF, 1 MB)1066 Avenue Road - Re-development Application - November 29 (Development)
On November 16th, a formal application was made by Forum Developments to the City of Toronto to redevelop 1066 Avenue Road (former St. James Bond Church site) into a retirement residence. The application includes the following ... (more) details:
- 120 units (ranging in size from 400 sq. feet to 680 sq. feet)
- 7 storey building (23.5 metres)
- 17 below grade parking spaces (including 1 disabled spot)
- 4.0 times coverage and lot coverage of 58.5%
A public meeting will be held in the New Year, prior to the application going to Community Council. We will update the community on the details of this meeting.
* Please note that a decision will be made on this application only after public consultation and community input.
For further details on this application please contact Cathie Ferguson, City Planner, at 416-395-7117.
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Widening and Reconstruction of Bathurst Street from Shallmar Boulevard to Lawrence Avenue West - November 28, 2006 (Development)
Widening and Reconstruction of Bathurst Street from Shallmar Boulevard to Lawrence Avenue West.
Public Open House and Information Session
Widening and Reconstruction of Bathurst Street (PDF, 4.8 MB)UPDATE - RIOCAN development application at the OMB (RIOCAN)
On October 10th, the Ontario Municipal Board (OMB) held a pre-hearing to review the relevant issues pertaining to the RIOCAN development application on Avenue Rd. As a result of this meeting, a number of dates have been scheduled ... (more) in order for the OMB to make a decision.
- a three week OMB hearing has been scheduled, starting on Monday April 16, 2007, through Friday May 4, 2007, including.
- An evening meeting will be held on the evening of Wednesday April 25/07 starting at 7:00 pm (In this regard the OMB has directed that members of the public who wish to attend this evening session must, in advance of the hearing, provide me with a statement outlining their issues, opinions and the reasons for those opinions - they can be mailed to Mr. Stephen Bradley at Metro Hall, Legal Services Division, 26th floor, 55 John Street, Toronto M5V 3C6);
- There will also be a further prehearing before the OMB on Tuesday, February 20, 2007 at the OMB offices at 655 Bay Street 16th floor.
* This schedule will provide the City Solicitor with sufficient time to defend the community against this application.
We will keep this website updated with the latest information on this important community issue.
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City Council opposes RIOCAN development application on Avenue Road - Sept 27 (RIOCAN)
After a full morning session debate about the RIOCAN development application on Avenue Road, City Council overwhelmingly supported Community Council’s recommendation to oppose the application (attach). The City Solicitor and an ... (more) outside planner will now be attending the Ontario Municipal Board (OMB) to defend the community against this application.
There will be a preliminary hearing at the OMB on October 10th. Please open the following website link for details: http://www.omb.gov.on.ca/ea-cgi/dtchttp.dll?OMB_ESTATUS_CASE_DETAIL:CASE_NO=PL060411&lang=eng
I would like to take this opportunity to thank all of the residents who took the time to express their opinion about the application and those who attended the meeting. I would also like to acknowledge the Resident Association members from BPRO, NARRA, Old Orchard Grove and SARA who dedicated so much of their time to assist us in this effort.
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City Council Vote - RIOCAN (PDF, 261 KB)Avenue Road Resurfacing - Aug 9, 2006 (Development)
Attached is the latest update on road resurfacing and streetscape improvements on Avenue Road between Lawrence Avenue to Wilson Avenue. The work is scheduled to begin on August 16, 2006.
Streetscape Improvements on Avenue Road (PDF, 1.3 MB)Avenue Road Resurfacing Project Update (Development)
Avenue Road from Lawrence Avenue to Wilson Avenue will be undergoing road, sidewalk and boulevard improvements this Summer/Fall in order to help revitilize the area.
The project will begin in July and end in November in ... (more) order to limit the impact on businesses during the December shopping season.
This project is a coordinated effort with other City of Toronto Departments and Utility companies.
Attached is the notice that was circulated to the community.
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Avenue Road Resurfacing - Public Notice (PDF, 1.2 MB)Avenue Rd and Duplex Watermain EA - Preferred Route (Development)
The City of Toronto has initiated a Class Environmental Assessment (EA) for the replacement of a watermain constructed on Avenue Road and Duplex Avenue from the High Level Pumping Station at Rathnelly Avenue and McMaster Avenue to ... (more) Chamber 3 at Jedburgh Road and Lawrence Avenue.
For more information please open the link below
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Watermain EA (PDF, 319 KB)RIOCAN Development Application - Update (RIOCAN)
On Friday May 19th, RIOCAN appealed their residential application for 1717 Avenue Road to the Ontario Municipal Board (OMB). City planning staff were working on a report to be tabled and debated at Community Council which would ... (more) have provided a democratic forum for deputations and comment from you and your neighbours, however the appeal to the OMB will minimize the community's input.
I will be meeting with City planning staff later this week to discuss next steps. We have no further information at this time. We will update our website regularly with the latest news on this issue.
OMB hearings usually take place approximately 3 to 4 months after the appeal date, so we are expecting a battle in the Fall.
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3018 - 3020 Yonge - Toyota Property (Development)
I wanted to take a moment to update you on the status of the application for 3018 and 3020 Yonge Street, which is the site currently occupied by the Toyota Dealership. The current application is for a 16-storey building with a ... (more) height and density that exceeds the current Official Plan and zoning by-laws. I have told the applicant that I cannot support their application.
Recently, Planning staff met with the applicant to discuss their application. Planning staff have advised the applicant that the current plans are not supportable due to the height of the building, massing, setback, and negative impact on the community. The staff are preparing to write a negative staff report to Community Council on the application but staff have not confirmed the date the report will be at Community Council.
I will advise the community when the report is expected to come to Community Council and I will support staff recommendation that the application be denied.
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Avenue Road Resurfacing Q and A (Development)
As a result of a public meeting held on April 4, 2006 to discuss the Avenue Road resurfacing and streetscape improvements between Lawrence Avenue to Wilson, several questions were raised by residents and businesses.
For ... (more) more information on these questions and answers as well as the construction notice, please open the following attachments.
Work will begin this Spring and is scheduled to be completed by the Fall of this year.
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Construction Notice (PDF, 90 KB) Avenue Road Resurfacing Q and A (PDF, 678 KB) Avenue Road Resurfacing Supplementary Q and A (PDF, 559 KB)Avenue Road Resurfacing & Streetscape Improvement Presentation (Development)
April 6th, 2006
Avenue Road Resurfacing & Streetscape Improvement Presentation (MS Word, 368 KB)Avenue Road Resurfacing & Streetscape Improvements (Development)
April 4th, 2006
Beginning in May 2006 and continuing through to November 2006, the City of Toronto will be carrying out road resurfacing and streetscape improvements on Avenue Road, from Lawrence Avenue to Wilson ... (more) Avenue. The project will also include curb and sidewalk replacement, boulevard improvements, tree planting and upgrades to some of the existing traffic control plants.
Public consultation is important for the successful implementation of this project. Councillor Karen Stintz and the City of Toronto staff invite you to attend a Public Open House and Information Session to view displays on the proposed road design and to find out more about the construction phase.
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Public Open House & Information Session (Unknown document type, 49 KB)Avenue Road - Avenue Study (Development)
In the spring of 2005, I had requested that the City of Toronto conduct an Avenue Study for Avenue Road between Wilson Ave. and Lawrence Ave.
Funding was approved for this project this year and the process will start this ... (more) spring. Avenue studies involve local residents, businesses and other stakeholders and will set out the mix of uses, heights, setbacks and other zoning standards, along with priorities for investment that may enhance open spaces, street amenities and community services.
The preliminary report can be attained by opening the link below.
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Avenue Study - Avenue Rd (PDF, 2.4 MB)224 Lytton - OMB decision (Development)
On January 4, 5 and 6 the Ontario Municipal Board (OMB)reviewed the redevelopment and severance application for 224 Lytton Boulevard. Several parties were present at the hearing, including the applicant, a lawyer representing the ... (more) local residents, a City of Toronto lawyer representing the Committee of Adjustment (CofA), planners and several residents including Councillor Stintz.
On February 9th, the OMB issued its decision to approve the application. I was extremely disappointed with this decision considering the time and energy used to defend the Committee of Adjustment.
I would like to acknowledge the local residents who donated their time and money at the Committee of adjustment and at the OMB to fight this application.
A copy of the Notice of Motion requesting City representation can be found by opening the link below.
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Notice of Motion - 224 Lytton (PDF, 424 KB)RIOCAN Development Application Meeting - Feb 15 (RIOCAN)
On Feb 15th, over 300 local residents attended a public meeting held by Councillor Stintz to discuss the resubmitted application from RIOCAN for their site located at 1717 Avenue Road. An overwhelming majority of residents have ... (more) voiced their opposition to this proposal and Councillor Stintz will be opposing this application when it is debated at a Community Council meeting in the Spring. (date has not been confirmed)
Attached is the Briefing Note and the powerpoint presentation that was provided at the meeting.
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Briefing Note (PDF, 751 KB) Powerpoint Presentation (Unknown document type, 2.3 MB)
