Minutes from the 422-436 Roncesvalles & 76 Howard Park Community Meeting

Posted on October 31, 2016

On October 19th a community meeting was held to hear feedback from the community and give updates on the progress of 422-436 Roncesvalles & 76 Howard Park Ave.

Below is a copy of the handout that was distributed at the meeting, along with a description of what was discussed with each page.

Page 1: This diagram outlines the planning process for developments in the city, highlighting the fact that we are in the community consultation phase, which means meetings with the community members to gather feedback and input about the developer’s proposal.

Page 2: This picture shows the two lots that are joined together in this proposal in relationship to the surrounding neighbourhood, and the approximate site area, frontage, and lot depth.

Page 3: The Neighbourhoods page is meant to give an idea of what the City Planners mean when they use the Neighbourhood terminology, and what sorts of things we are looking to uphold and protect when new development happens.

Page 4: Similar to page 3, this page outlines the City Planning definition of Mixed Use Areas.

Page 5: Again, this page describes and gives examples of what the City considers a Mid-Rise Building.

Page 6: This describes the character of the Roncesvalles Ave Neighbourhood. This type and pattern of building is what the City is trying to maintain and keep balanced with incoming development.

Page 7: This page is not a model of the proposed development, but simply an example used to show the meanings of various planning concepts.

Page 8: A description of the ongoing Dundas and Roncesvalles Study, with outlines of its goals and potential areas of impact in the future.

Page 9: A breakdown of the proposed development, as it currently exists.

Page 10: A list of the issues that currently remain unresolved. In addition to this list a few concerns were raised at the meeting: the impact on Hewitt and Howard Park from laneway traffic flow, noise abatement with regards to the location of the exhaust fans and their proximity to residential properties, amount and location of short term bike parking on nearby streets, and a commitment to create a Construction Management Plan.

422-roncesvalles-community-consultation-abrgd

Minutes from the 422-436 Roncesvalles & 76 Howard Park Community Meeting

Posted on October 31, 2016

On October 19th a community meeting was held to hear feedback from the community and give updates on the progress of 422-436 Roncesvalles & 76 Howard Park Ave.

Below is a copy of the handout that was distributed at the meeting, along with a description of what was discussed with each page.

Page 1: This diagram outlines the planning process for developments in the city, highlighting the fact that we are in the community consultation phase, which means meetings with the community members to gather feedback and input about the developer’s proposal.

Page 2: This picture shows the two lots that are joined together in this proposal in relationship to the surrounding neighbourhood, and the approximate site area, frontage, and lot depth.

Page 3: The Neighbourhoods page is meant to give an idea of what the City Planners mean when they use the Neighbourhood terminology, and what sorts of things we are looking to uphold and protect when new development happens.

Page 4: Similar to page 3, this page outlines the City Planning definition of Mixed Use Areas.

Page 5: Again, this page describes and gives examples of what the City considers a Mid-Rise Building.

Page 6: This describes the character of the Roncesvalles Ave Neighbourhood. This type and pattern of building is what the City is trying to maintain and keep balanced with incoming development.

Page 7: This page is not a model of the proposed development, but simply an example used to show the meanings of various planning concepts.

Page 8: A description of the ongoing Dundas and Roncesvalles Study, with outlines of its goals and potential areas of impact in the future.

Page 9: A breakdown of the proposed development, as it currently exists.

Page 10: A list of the issues that currently remain unresolved. In addition to this list a few concerns were raised at the meeting: the impact on Hewitt and Howard Park from laneway traffic flow, noise abatement with regards to the location of the exhaust fans and their proximity to residential properties, amount and location of short term bike parking on nearby streets, and a commitment to create a Construction Management Plan.

422-roncesvalles-community-consultation-abrgd

6 Noble Street Pre-Application Community Meeting Minutes

Posted on July 4, 2016

Pre-Application Community Meeting: June 20, 2016

Toronto Public Library – Parkdale

Presentation from Developer 6 Noble Street Developments, click here:

Community comments/concerns with application:

  • Building height and density; building should reflect the character of the neighbourhood and integrate well into the surrounding housing. Current proposal (14 storeys + mechanical penthouse) is taller than the community is comfortable with
  • Overflow of parking into surrounding area
  • Increased traffic in neighbourhood
  • Adequate bicycle parking
  • Suggestions of a possible community run bike repair facility to be included in the building
  • Concerns about the price point of the units being built; the developer says it is seeking to build units that are affordable for the neighbourhood
  • Pedestrian crossing safety with consideration towards the Queen/Dufferin intersection
  • Capacity of TTC to deal with increased patronage
  • Concern about construction length, with developer estimating 18-24 month construction period
  • What are the effects going to be in the neighbourhood of three large buildings going up at once?

 

July 4, 2016

 

35 Wabash Avenue

Posted on June 23, 2016

Councillor Perks’ Office has been advised that the developer of 35 Wabash Avenue has appealed the rezoning application to the Ontario Municipal Board (OMB).

___

The Zoning Amendment application for 35 Wabash Avenue was heard at Toronto and East York Community Council (TEYCC) last Tuesday, June 14th, 2016. Many of your neighbours were present, some shared their concerns with the application.

 

The application proposes a 4-storey apartment building containing 60 residential units. There are 68 vehicle parking spaces proposed in one underground level.

 

The staff report :  http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2016.TE17.5

recommended that the application be approved, however, it recommended that the ‘bills’,  the final legal approval, be held until certain requirements were met- listed in Item #3.

 

  1.  Revise and re-submit the Functional Servicing Report to the satisfaction of the Executive Director, Engineering & Construction Services for review and acceptance.  The report will determine whether the municipal water, sanitary and storm sewer systems can support the proposed development and whether upgrades or improvements to the existing municipal infrastructure are required.

 

  1.  Enter into a financially secured development agreement for the construction of any improvements to the municipal infrastructure, should it be determined that upgrades are required to support this development, according to the functional servicing report accepted by the Executive Director, Engineering & Construction Services.

 
Councillor Perks amended the staff recommendations to include that the site plan requirements, Item #4 must also be approved prior to the issuance of the bills.

  1.  Removal of the windows on the east wall where the building abuts the property line.

 

  1.  Limiting window openings on the east and west elevations to approximately 40% of the wall area with the remainder to be clad to the satisfaction of the Chief Planner and Executive Director, City Planning.

 

iii.  Reducing the proportion of window to wall on the south side of the property to address a typical side-yard to rear-yard relationship, including limiting principal windows and the proportion of windows to wall, to be in the range of 25%.

 

  1. Submission of detailed plans showing the necessary soil volumes provided to ensure healthy tree growth.

 

  1. Appropriate depth of the rooftop planters at the edge of the roof.

 

  1.  The submission of a construction management plan which will also be to the satisfaction of the Ward Councillor.

 

The Community Council meeting is available on YouTube at the 39 minute mark at https://www.youtube.com/watch?v=5El9W4tnKVU .

 

Since the TEYCC meeting however, Councillor Perks’ Office has been advised that the developer of 35 Wabash Avenue has appealed the rezoning application to the Ontario Municipal Board (OMB).

 

The type of appeal is listed as: Application for an amendment to the Zoning By-law –  failed to make a decision on the application within 120 days.

 

The applicant will be requesting the OMB to approve their rezoning application. The earliest this application is likely to be heard by the OMB is early 2017.

 

At this time City Planning staff will begin preparing a Request for Directions which they will submit to Toronto and East York Community Council in the fall, the Report will seek approval from Council to participate at the OMB hearing.

 

Our office will provide further information as it becomes available.

 

35 Wabash Avenue – Final Staff Report to TEYCC

Posted on June 7, 2016

The Zoning Amendment application for 35 Wabash Avenue will be before Toronto and East York Community Council (TEYCC) on Tuesday, June 14th, 2016. The item will be discussed at 10 AM or as soon as possible thereafter.

The application proposes a 4-storey apartment building containing 60 residential units. There are 68 vehicle parking spaces proposed in one underground level.

Councillor Perks will be supporting City Planning Staff ‘s recommendation to approve this application.

The Final Staff Report is available on-line at http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2016.TE17.5

You can submit your comments or request to speak through Ellen Devlin, TEYCC Secretariat Contact, teycc@toronto.ca, 416-392-7033, 416-397-0111 (fax).

Please feel free to contact this office at any time if you have any questions about this or any city-related matter.

Liberty New Street- Public Works and Infrastructure Committee, April 25th, 2016

Posted on April 21, 2016

In 2008 City Council directed staff to undertake an Environmental Assessment (EA) to secure planning approvals for the design and implementation of a local, east-west street north of the railway corridor in the Liberty Village area.

A Municipal Class EA has been completed and the recommended plan includes a new east-west street, extending between Strachan Avenue and Dufferin Street. The new street would be located north of the Lake Shore West GO Transit rail corridor and would improve accessibility to and from Liberty Village and connectivity throughout. The Staff Report is available on-line at: http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2016.PW12.12

The Report will be at Public Works and Infrastructure Committee on Monday, April 25th, 2016.

You can submit your comments or request to speak in writing by mail, fax or e-mail to:

email: pwic@toronto.ca
phone: 416-397-4592
fax: 416-392-1879

Pre-Application Meeting for 57 Brock Avenue

Posted on April 8, 2016

Please share with your Neighbours:

Community Information Meeting – Pre-Application Meeting for  57 Brock Avenue

The developer of 57 Brock Avenue, Block Developments, will be holding a pre-application meeting to discuss their proposed plans for this site.

The meeting will be held on Thursday, April 21st, 6:30-8:30 PM, at the Parkdale Library Auditorium, 1303 Queen St W.

The developer is proposing a 7 storey residential condominium. Details will be available at the community meeting. Councillor Perks and City Planning staff will be in attendance. If you are unable to attend the meeting and are interested in providing comment and/or receiving more detailed information, please email our office at councillor_perks@toronto.ca.

58 Atlantic Avenue/25 Liberty Street Rezoning Application – Thursday, February 25

Posted on February 10, 2016

PLEASE SHARE WITH YOUR NEIGHBOURS
 
City Planning is holding a Public Consultation meeting to review the 58 Atlantic Avenue/25 Liberty Street Rezoning Application.
Details are as follows:
Date: Thursday, February 25, 2016
Time: 7 pm – 9 pm
Place: 43 Hanna Avenue (Toy Factory Lofts)
The application proposes to amend the Zoning By-law to permit a
12-storey office building with retail uses at the ground floor and 4 levels of underground parking. The application includes the retention of the building at 25 Liberty St.
 
A Rental House Demolition and Control Application is being reviewed concurrently.
 
You can view a copy of the Preliminary Report providing background Information at: http://www.toronto.ca/legdocs/mmis/2016/te/bgrd/backgroundfile-87100.pdf
 
If you are unable to attend the meeting, please forward your comments to Aviva Pelt, City Planner, apelt@toronto.ca and/or Councillor Gord Perks, councillor_perks@toronto.ca.58 Atlantic - Community Meeting Notice - February 25 2016-page-001
 

Minutes from 422-430 Roncesvalles and 76 Howard Park community meeting

Posted on January 25, 2016

City Planning are currently reviewing the application. Once their report is completed and public, our office will share with the community.

Application documents available on-line at:
http://app.toronto.ca/Develo…/associatedApplicationsList.do…

422- 436 Roncesvalles Ave & 76 Howard Park Ave
Community Meeting: January 11, 2016

Following the Presentation from City Planning and Presentation from Developer, the following comments/concerns were shared by community members.

• Building height: Building must support the character of the village
Midrise building is needed, this is taller than what city allows and it does
not respect the Character designation of the street
Townhomes are tall-4 storeys

• Can application be held while Dundas / Roncesvalles Planning Study is underway: no

• Too many units

• Shade-concern with impact of shade a building this size would create

• Privacy-overlook into Hewitt Avenue properties

• Setback-of both building and townhomes are a concern. The City needs to protect neighbourhoods setbacks and green space not shade and wind tunnels. Wind study can be requested.

• Landscape plan: trees

• Traffic flow- concern of cars travelling on Hewitt to exit from lane.- Planning: current application does not show lane continuing through to Hewitt,
TTC will be required to review for comments on streetcar flow, may require a right turn in – right turnout

• Parking units: Concern that the number of vehicles will exceed the spots available (99 units /75 spots) City standards: bike parking, visitor parking, auto share

• Mechanical noise: concern that noise from mechanical will impact on neighbours

• Community amenities: concern with impact of new neighbours, vehicles, dogs on Howard School lands

• Service access: solid waste will review application, city requires that service vehicles not reverse off of the site.

• Mature trees: 5 private trees may be impacted by this application

• There are access issues for properties on Roncesvalles- private issue, however, Planning will need evidence that all outstanding legal issues with neighbours are resolved

• Noise from demolition will continue for 1 ½ to 2 weeks

• There will be a Construction Management Plan to lay out a complaints process and management plan for build once an application is approved.

Community asked if they support application: NO,
if they feel that a few things need to be changed to move forward: NO.
Clear message from community that they do not support the application.

Councillor Perks does not support the application in its current form.

News Release – Toronto's Dowling and Dunn Avenue bridges to be removed on weekend

Posted on November 17, 2015

News Release

November 17, 2015

Toronto’s Dowling and Dunn Avenue bridges to be removed on weekend

The Dowling Avenue and Dunn Avenue bridges over the Metrolinx rail corridor will be removed during the weekend of November 21 and 22. As a result of the work, the bridges will not be available for traffic, including bicycles and pedestrians as well as vehicles.

A new temporary bridge at Dowling Avenue, which will only accommodate pedestrians and cyclists, will open in December. A new temporary bridge at Dunn Avenue will open to vehicles, pedestrians and cyclists in March.

Motorists in the area will need to use Jameson Avenue or Dufferin Street to access Lake Shore Boulevard West, and should allow extra time to get to and from their destinations during these closures.

This work is necessary because the two bridges are approaching the end of their service life. The project is part of the City Council-approved 2015 capital works program.

There will be several lane and ramp closures this weekend as a result of the work:

  • closure of ramps from the westbound Gardiner Expressway to Dunn Avenue and Jameson Avenue
  • closure of the ramp from Jameson Avenue to the westbound Gardiner Expressway
  • closure of the westbound right turn lane on Lake Shore Boulevard between Dunn and Jameson, and
  • closure of a westbound Gardiner Expressway lane, restricting westbound traffic to two lanes in the vicinity of the Dowling Avenue bridge.

All closures will take place from Friday, November 20 at 9 p.m. to Monday, November 23 at 5 a.m.

The intersection of Jameson Avenue and westbound Lakeshore Boulevard will be controlled by paid-duty police to allow motorists to make right turns onto Jameson Avenue and to allow construction traffic to access the ramp to Jameson Avenue.

In order to mitigate traffic congestion as a result of this closure, the City will implement timing changes to traffic signals to enhance traffic flow on nearby routes and will provide real-time traffic information on the City’s overhead signs.

Lakeshore West GO train service will be affected as a result of this work. More information is available at http://www.gotransit.com.

The City has a web-based map to help residents and visitors make their travel plans, available at http://www.toronto.ca/roadrestrictions. Information about the City’s planned capital construction work, which also affects roads, is available at http://www.toronto.ca/inview.

This work is part of the City’s comprehensive, co-ordinated strategy to rehabilitate and upgrade Toronto’s roads, transit and underground infrastructure for current and future needs.

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