Planning and Development

Developments

1439 Bloor Street West and 80 Perth Avenue

The proposal is for 12 Storey Residential condo with retail at grade and connection to the rail path at the south end of the site. Planning is waiting for the applicant to revise their drawings based on the comments they have received back.

311 Brock Avenue

The purpose of the application was to demolish the existing vacant church and to permit the construction of a 6-unit three-storey residential townhouse development with front third floor terraces and no resident parking. The Committee of Adjustment hearing took place on March 30, 2011, however, no decision was made and the matter was deferred. The application was not in a form that the Members were able to deal with seeing that the applicants were asking for a variance to exempt the development from having to comply with the By-law should the property be divided into individual lots at some point in the future. They were essentially asking the members of the Committee to approve a development without knowing whether the town homes would be condominium owned or freehold. Once they figure out how they wish to proceed then they will have to amend their application. If they want to go ‘freehold’ they will need to apply to sever the land and provide a minor variance application for each townhouse lot. If they want to go ‘condo’ they will likely have to file an application with Community Planning for a rezoning with a condo application.

The Committee of Adjustment Agenda (File No. A1043/10TEY ) can be found at:

http://www.toronto.ca/planning/pdf/cofa_tey_agenda_30mar11.pdf

1359 Dupont Street

The developer for this site has proposed the redevelopment of the existing motor vehicle repair shop site for seven three-storey townhomes on the southwest corner of Dupont Street and St. Clarens Avenue. They need an exemption from the Part Lot Control provisions of the Planning Act in order to permit the creation of seven separate townhouse lots from that one lot. The lifting of Part Lot Control is considered appropriate for the orderly development of the lands and will facilitate the development. Furthermore, a garage at the rear of each unit accessed by a common element driveway off the public laneway to the south of the site will provide parking. The application is required to provide legal access to the individual townhouse units and to ensure ongoing shared ownership and maintenance of all the common elements. City Council adopted this item on February 7^th, 2011.

More information on the case can be found here:

http://www.toronto.ca/legdocs/mmis/2011/te/bgrd/backgroundfile-34508.pdf

29-51 Florence Street

Approval for 34 townhouses with parking located at underground. Zoning has been approved and the site plan application is currently on hold.

2 Gladstone Avenue

The application for 2 Gladstone Avenue proposes an eight-storey (55 unit) mixed use building with setbacks along Queen Street West and at the north end of the building. It will also contain approximately two storeys of mechanical penthouses stacked on top of the building. The current design is deemed appropriate for the site by Planning staff. It also responds to the concerns expressed about the previous proposal for the site. Two of the major initial issues with this project were that the land was zoned industrial not residential and that the height proposed was not allowed by the zoning by-law. Two community meetings were held regarding this project. Some of the attendees’ concerns included: height, shadow impacts, heritage relation, impact on further development on Queen Street West, traffic impacts, adequacy of local parkland, size of retail units, parking and building design. A Notice of Approval of Conditions was issued and the applicant fulfilling conditions Statement of Approval was issued on December 20, 2010. The condominium is under construction with the cladding being currently installed. It is expected that the project will be finished in the next six to seven months with occupancy taking place in October of this year.

Additional information can be found at:

http://www.toronto.ca/legdocs/mmis/2009/cc/bgrd/backgroundfile-18656.pdf

8-14 Gladstone Avenue

The developer submitted a rezoning application for a new mixed use, 8 storey (86 unit) building with retail at-grade, parking with 80 spaces, and 52 bike parking spaces with 13 visitor spaces. Unlike the project at 2 Gladstone Avenue which is being built by the same developer, this building will incorporate the mechanical in the top two storeys with residential units wrapped around it on three sides. The development will include a widened laneway for pedestrians and vehicles which will also house an entrance for 2 Gladstone Avenue so as to lessen the congestion on Gladstone Avenue. The application requires changes to the zoning from industrial to residential and retail, and increases in height and density. The Site Plan for this development also still needs to be approved. The developer submitted all of the necessary reports/studies and a Notification of Complete Application was issued on March 9, 2011. The application is currently being circulated and is Under Review. A community meeting was held on April 20, 2011 and was attended by community members, Streetcar Developments and City Planners. The main concerns that were raised included the height transition going north on Gladstonve Ave, the precedence that this building will set for the surrounding area, the effects that the building’s shadows will have on adjacent buildings and availability of family sized units available in the building.

The Preliminary Report can be found at: (http://www.toronto.ca/legdocs/mmis/2011/te/bgrd/backgroundfile-37256.pdf)

1401 Dupont Street

This property is located on the site of the former manufacturing operations of the American Standard Company. The entire site originally comprised of 1401 Dupont St., 800 Lansdowne Ave. and 812 Lansdowne Ave., is an 8-acre property bounded on the north by Dupont Street, on the east by Lansdowne Ave., on the south by Lappin Ave. and on the west by the rail line. Four of the original factory buildings have now been converted into “live-work” residences with the remaining buildings having been demolished. The two buildings located at the north-east corner of the site made up Phase I of the development project. Currently, a Site Plan Amendment Application has been submitted for this site which seeks to consolidate the garbage area and improve pedestrian connections and landscaping.

800 Lansdowne Avenue

This property is located on the site of the former manufacturing operations of the American Standard Company. The entire site originally comprised of 1401 Dupont St., 800 Lansdowne Ave. and 812 Lansdowne Ave., is an 8-acre property bounded on the north by Dupont Street, on the east by Lansdowne Ave., on the south by Lappin Ave. and on the west by the rail line. Four of the original factory buildings have now been converted into “live-work” residences with the remaining buildings having been demolished. The two buildings located at the south-east corner of the site made up Phase II of the development project. Currently, a Site Plan Amendment Application has been submitted for this site which seeks to consolidate the garbage area and improve pedestrian connections and landscaping.

812 Lansdowne Avenue

This property is located on the site of the former manufacturing operations of the American Standard Company. It was formerly part of 800 Lansdowne Ave and is Phase III of the development. The developer originally applied for Official Plan Amendments and Zoning Amendments to allow it to build structures having a maximum height of 46 meters. The City rejected the application and thus it was appealed to the OMB. The proposal, which has been approved at the OMB includes a 14-storey (303 unit) tower and a 13-storey (297 unit) tower as well as improved site landscaping. The Site Plan Application continues to be reviewed by City staff. Furthermore, two Site Plan Amendment Applications have been submitted for 800 Lansdowne Ave. and 1401 Dupont St. which will seek to consolidate the garbage area and improve pedestrian connections and landscaping.

The OMB Decision Order can be found at:

http://www.omb.gov.on.ca/english/eDecisions/eDecisions.html, with OMB case No. PL030172 #0924

830 Lansdowne Avenue

The developer proposes to redevelop the property into a new mixed use development which includes both commercial and residential uses. They plan to retain the existing building at the corner of Dupont St. and Lansdowne Ave. for commercial purposes and hope to build 562 residential units. The dwellings would mostly be contained in two 26-storey towers (73 meters and 75 meters plus mechanical penthouses) located on the western and northern portion of the property which is currently vacant. It is proposed that 723 parking spaces be provided to serve the development with 601 of those being located below grade. The site is designated Regeneration Area in the City’s Official Plan which allows the proposed mixed use. However, amendments to the OP are required since the Regeneration Areas policies of the OP require that a secondary plan be prepared to establish a framework for new development and revitalization. Staff are proposing to add the subject lands to the Davenport Village Secondary Plan through an amendment to the OP since the former GE lands to the north (of which this site was formerly a part) are already in the process of being redeveloped under this particular Plan. Furthermore, the zoning for the site does not permit mixed uses. Therefore, an amendment to the Zoning-By-law is required to permit the proposed mixed-use development. A community consultation meeting was held on March 21, 2011 where area residents were able to voice their questions and concerns regarding the project. On March 22^nd, the preliminary report went to the Community Council meeting. Currently, the zoning issues are being considered and the applicant will be submitting a site plan application in the near future.

The Preliminary Report can be found at:

http://www.toronto.ca/legdocs/mmis/2011/te/bgrd/backgroundfile-36439.pdf

1093 Queen Street West

The development application for 1093 Queen St. W. is currently before the Ontario Municipal Board (OMB). The developer proposed to build a 9-storey (88 unit) building with a 2-storey podium adjacent to the historic library on Queen Street West, and a 4-storey portion at the northeast corner to reflect the Great Hall on the east side of Dovercourt Road. Non-residential uses will occupy the ground and second floors. The proposed development did not comply with the Zoning By-law with respect to height, overall density and residential density among other requirements. Two community consultation meetings were held in 2007 and 2008 at the early stages of this application. Some concerns included: height, lack of integration with heritage buildings, traffic impacts, increased pedestrian traffic, and the provision of public parking. The fact that the City of Toronto did not amend the Zoning by-law led the developer to appeal to the OMB. However, due to a deteriorating economic climate the developer was not able to proceed with the hearing even though Planning staff recommended that City Council support a Zoning By-Law amendment. The appeal is now on hold and can be brought back at the request of the developer or the City of Toronto.

More information can be found at:

http://www.toronto.ca/legdocs/mmis/2009/te/bgrd/backgroundfile-17820.pdf

For more information on the proceedings, please see the OMB website at: http://www.omb.gov.on.ca/english/eStatus/eStatus.html, with OMB Case No. PL080993

11 Sylvan and 48 Havelock (The Sylvan Apartments)

This development site dates back to 2003 and has been a very contentious one. In 2004 and 2005, the developer (JDC Property Management) filed the necessary Official Plan Amendment, Zoning By-Law and Site Plan application to redevelop the property. The proposal was to demolish the existing structure which contained 16 rental units and construct a 4 storey structure containing 50 condominium stacked townhouses along with 61 underground parking spaces. City staff recommended that the redevelopment of the site be refused thus JDC appealed to the OMB. On January 2007, JDC revised their proposal to include only 45 stacked townhouses and rental replacement in an effort to settle with the City and prevent a long hearing. On March 7, 2007 it was accepted by City Council. According to the Board, the proposed development satisfies the OP’s policies on intensification. In order for JDC to be issued the demolition permit that they want, they still need to provide replacement rental housing, sign the Heritage Easement Agreement, provide a letter of credit for how part of the building will be conserved and a revised site plan for the 40 condominium units. At this point, it is not clear why the developer is stalling the process.

Background information can be found at:

http://www.toronto.ca/legdocs/2005/agendas/committees/te/te050705/it042.pdf

The OMB Decision Order can be found at:

http://www.omb.gov.on.ca/english/eDecisions/eDecisions.html, with OMB case No. PL060046 #2801

40 Westmoreland Avenue

The Planning Department is waiting for revised plans from the applicant. The application is for conversion of the church into 17 units.

243 Perth Avenue

The applicant plans to redevelop the existing church building and adjacent parking lot. The church conversion will contain 23 residential dwelling units. They plan to construct a 15.67 meter building that will contain 14 residential units with an underground parking garage which will contain 16 parking spaces. The two structures will only be attached at the parking level, below grade. The buildings will have separate entrances, accessible from Perth Avenue. A community consultation meeting was held on April 28^th and was attended by Councillor Bailão, the project developers and community residents. The purpose of the meeting was to provide the community residents an opportunity to voice their questions and concerns regarding the, before an application is made to the City. Some of the main concerns included: the size of the units, the unit price-points, the new building height and design and sun obstruction caused by the new building.

1150 Queen St. W. (The Drake Hotel)

The owners of the Drake Hotel have submitted a Site Plan Approval Application to construct a new 4-storey addition to the east side of the existing Drake Hotel. The addition is to be constructed on 1140, 1142 and 1144 Queen St. W. which will become part of the hotel.