3194-3206 Dundas St West: LPAT appeal

Posted on May 13, 2021

I wanted to give you an important update on the development proposal at 3194-3206 Dundas St West. I have been informed by the City Clerk’s Office and our Planning Department that earlier this week the proponent appealed their application to the Local Planning Appeals Tribunal (LPAT), formerly known as the OMB.

As you may remember in December 2019 a pre-application meeting was held for this potential development site, with a formal application being submitted in June 2020.  Following the preliminary report, community consultation, and comments from City Staff, the proponent submitted new plans in December 2020.  While this update addressed some of the City’s issues, major outstanding concerns remain, including the massing of the building and proximity to neighbouring properties.  These concerns have yet to be addressed by the proponent.

City Planning Staff are still open to finding a solution with the applicant, and discussions can continue up until the hearing. Should the applicant and the City fail to reach an agreement prior to the hearing, a negative staff report will be sent to Council, directing City Legal to fight this case at the LPAT. While the scheduling of a hearing is at the discretion of the LPAT, due to the slowdown at the beginning of the pandemic, we are finding most cases are being heard a full year after an appeal is made. 

As always, we will let you know of further information as it becomes available.  Should you have any questions, please do not hesitate to contact my office.

Best regards,

Gord 

 

Information on Official Plan and Rezoning application: 2 Howard Park Avenue

Posted on May 13, 2021

An Official Plan and Rezoning application has been filed for 2 Howard Park Avenue (at Dundas St West). The Application proposes a 10-storey flat-ironed shaped mixed-use building, including 377 square metres of grade-related retail, 128 residential units, 40 below-grade parking spaces, 116 long-term bicycle parking spaces, and 13 short-term bicycle parking spaces.

Planning staff are in the process of determining if the application is complete.

A preliminary report on the zoning by-law amendment application will be submitted to Community Council and a community consultation will take place in the near future.

Councillor Perks’ Office will continue to update the community as information becomes available.

Information submitted  to the City by the applicant to date is available under ‘supporting Documents’ on the City’s Application Information Centre at http://app.toronto.ca/AIC/index.do

 

 

 

 

*REMINDER* 2-24 Temple Ave. – Community Consultation Meeting on April 28.

Posted on April 22, 2021

A rezoning application for property located at 2-24 Temple Avenue proposes a 16-storey residential building with 273 dwelling units.

The site is currently occupied by 5 detached houses and 4 semi-detached houses, which are proposed to be demolished to accommodate the proposed development. The existing houses contain 22 rental housing dwelling units and 5 dwelling rooms, comprising 5 dwelling rooms with affordable rents, 14 units with affordable rents, 3 units with mid-range rents, and 5 units with high-end units.

April 28th, Virtual Community Consultation Meeting

City Planning is holding a Virtual Community Consultation Meeting on a Proposed Zoning Bylaw Amendment application for property located at 2-24 Tempe Avenue.

The Virtual Community meeting will take place on Wednesday, April 28th, 2021 from 6 – 7:30 PM.

The meeting will be an opportunity to learn more about this application, ask questions and share your comments. Your feedback will help inform the City’s evaluation of the proposed development.

How to participate:
A link to the meeting is available online at www.toronto.ca/cpconsultations. Participants will be able to join the meeting either by phone or online as of 5:45 PM on the day of the meeting.

Note: Participants by phone will not be able to ask live questions during the meeting. Submit your comments in advance by contacting the City Planning Staff or the Councillor’s Office.

If you are unable to attend the meeting, please forward your comments to Thomas Rees, City Planner, @toronto.ca and Councillor Perks’ Office, councillor_perks@toronto.ca .

April 21st, Preliminary Report at Toronto East York Community Council

The Preliminary Planning Report on 2-24 Temple Avenue was heard at Toronto East York Community Council on April 21, 2021.

The report with background information is available to review at: http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2021.TE24.26

Due to the pandemic, Civic buildings are closed to the public and meetings of the Toronto and East York Community Council are currently being conducted by electronic means. If you wish to register to speak to this item at Toronto and East York Community council, or submit written comment, please email teycc@toronto.ca. Registered speakers will be provided with instructions on connecting to the meeting.

2-24 temple (002)

1375 Queen St West will be at TEYCC on April 21st

Posted on April 15, 2021

The April 21st, 2021, Toronto and East York Community Council will be reviewing the 1375 Queen Street West – Zoning By-law Amendment Application – Request for Direction Report.

The report recommends that City Council direct the City Solicitor, together with appropriate staff, to attend the Local Planning Appeal Tribunal (LPAT) hearing to oppose the Zoning By-law Amendment Application for 1375 Queen Street West in its current form.

http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2021.TE24.16

This application, currently under appeal at LPAT, located at the S/E corner of Queen St West and Close Avenue proposes an 8-storey mixed-use building with retail space on the ground floor.

The full report is available on-line at https://www.toronto.ca/legdocs/mmis/2021/te/bgrd/backgroundfile-165492.pdf

The report lists staff concerns with this application including the built form, massing and design of the proposal, Other issues to be resolved include addressing the transportation and traffic impacts that will be created by this development, including the provision of appropriate parking and loading space, and the inclusion of outdoor amenity space for future residents.

I will be supporting the staff recommendation. I ask that you review the details of the report and share your questions and comments with my office: councillor_perks@toronto.ca , 416-392-7919.

The items is scheduled for April 21st, 2021 at or soon after 11 AM.

Due to the pandemic, Civic buildings are closed to the public and meetings of the Toronto and East York Community Council are currently being conducted by electronic means. If you wish to register to speak to this item at Toronto and East York Community council, or submit written comment, please email teycc@toronto.ca. Registered speakers will be provided with instructions on connecting to the meeting.

TEYCC will also be streamed live online at www.youtube.com/TorontoCityCouncilLive

406-410 Keele Street: New rezoning application

Posted on April 15, 2021

A new rezoning application for property located at 406-410 Keele Street has been submitted to the City.  

The site previously was approved for a 5 storey, 30 unit apartment building.  While the property owners are now applying for a building with the same height and massing as before, the following changes are being proposed:

– The number of dwelling units have increased from 30 to 64

– The overall residential gross floor area has increased from 4,222 square metres to 4,471 square metres

– Common indoor amenity space is now proposed in the form of a room on the first floor with kitchen and washroom

– Common outdoor amenity space is now proposed in the form of a dog relief area, a roof top terrace with storage room, and a terrace off the indoor amenity space

– The floor area above the 5th floor has increased

– The number of parking spaces has increased from 31 to 32

– A type ‘C’ loading space is now proposed

– curb-side garbage pick-up is no longer being proposed

Due to the number of changes being proposed and the considerable addition to the number of units, City Planning have requested the developers submit this new zoning application.

April 21 Preliminary Report at Toronto East York Community Council

The Preliminary Planning Report on 406-410 Keele Street will be heard at Toronto East York Community Council on April 21, 2021.

The report with background information is available to review at: http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2021.TE24.25

Due to the pandemic, Civic buildings are closed to the public and meetings of the Toronto and East York Community Council are currently being conducted by electronic means. If you wish to register to speak to this item at Toronto and East York Community council, or submit written comment, please email teycc@toronto.ca. Registered speakers will be provided with instructions on connecting to the meeting.

The community consultation meeting on this application is expected to take place the last week of May.

Should you have any questions or comments, please forward your message to Catherine Jung, City Planner, Catherine.Jung@toronto.ca and our office at councillor_perks@toronto.ca .

Office of Councillor Gord Perks

Ward 4, Parkdale-High Park

2-24 Temple Avenue –Rezoning Application

Posted on April 15, 2021

A rezoning application for property located at 2-24 Temple Avenue proposes a 16-storey residential building with 273 dwelling units.

The site is currently occupied by 5 detached houses and 4 semi-detached houses, which are proposed to be demolished to accommodate the proposed development. The existing houses contain 22 rental housing dwelling units and 5 dwelling rooms, comprising 5 dwelling rooms with affordable rents, 14 units with affordable rents, 3 units with mid-range rents, and 5 units with high-end units.

April 21st, Preliminary Report at Toronto East York Community Council

The Preliminary Planning Report on 2-24 Temple Avenue will be heard at Toronto East York Community Council on April 21, 2021.

The report with background information is available to review at: http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2021.TE24.26

Due to the pandemic, Civic buildings are closed to the public and meetings of the Toronto and East York Community Council are currently being conducted by electronic means. If you wish to register to speak to this item at Toronto and East York Community council, or submit written comment, please email teycc@toronto.ca. Registered speakers will be provided with instructions on connecting to the meeting.

April 28th, Virtual Community Consultation Meeting

City Planning is holding a Virtual Community Consultation Meeting on a Proposed Zoning Bylaw Amendment application for property located at 2-24 Tempe Avenue.

The Virtual Community meeting will take place on Wednesday, April 28th, 2021 from 6 – 7:30 PM.

The meeting will be an opportunity to learn more about this application, ask questions and share your comments. Your feedback will help inform the City’s evaluation of the proposed development.

How to participate:
A link to the meeting is available online at www.toronto.ca/cpconsultations. Participants will be able to join the meeting either by phone or online as of 5:45 PM on the day of the meeting.

Note: Participants by phone will not be able to ask live questions during the meeting. Submit your comments in advance by contacting the City Planning Staff or the Councillor’s Office.

If you are unable to attend the meeting, please forward your comments to Thomas Rees, City Planner, @toronto.ca and Councillor Perks’ Office, councillor_perks@toronto.ca .

2-24 temple (002)

An Update on 1540-1550 Bloor Street West development application

Posted on April 1, 2021

The April 8, 2021 City Council Meeting will be reviewing a Staff Report titled 1540-1550 Bloor Street West – Zoning Amendment – Request for Direction for Local Planning Appeal Tribunal Hearing.

http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2021.CC31.10

The application was originally submitted in 2019 proposing a 25-storey mixed-use building with commercial uses on the ground floor and residential uses above at the N/W corner of Bloor and Dundas Sts West.

The application is currently under appeal at the Local Planning Appeal Tribunal (LPAT).

In December 2020, City Council directed the City Solicitor, together with City Planning staff and other appropriate staff to attend the Local Planning Appeal Tribunal (LPAT) hearing to oppose the Zoning By-law Amendment at 1540-1550 Bloor Street West in its current form.

This Staff Report at Council is in response to a Revised Proposal submitted by the applicant in March 2021. The revised proposal includes increasing the height of the building from 25 to 27 stories, while decreasing the tower floorplates on upper floor, amongst other changes.

The Revised Proposal is available online at the City’s Application Information Centre.

The Staff Report that summaries changes to the proposal is available on p 4

https://www.toronto.ca/legdocs/mmis/2021/cc/bgrd/backgroundfile-165280.pdf

Some of the information on this file is subject to solicitor-client privilege and is confidential.

My office will provide links to and share any public information as it becomes available.

Gord

West Queen West Planning Policy Update

Posted on March 25, 2021

I am writing to update you on the West Queen West Planning Policy, adopted by City Council in October 2020 following many years of study by City planning staff and community members.

The outcome of the study is to provide policy to one of Toronto’s most important and historic main streets intended to:

    • guide the height, form and characteristics of new development to ensure it responds appropriately to the existing and planned context of the study and adjacent areas;
    • assist in the conservation of the cultural heritage value and function of Queen St as a commercial main street; and
    • provide appropriate transition to adjacent low-rise neighbourhoods.

The Staff report is available on line at: http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2020.TE14.5

The approved West Queen West Planning policy has been appealed to the Local Planning Appeal Tribunal (LPAT), formerly called the Ontario Municipal Board (OMB).

A Case Management conference by video has been scheduled for 10 AM on April 27, 2021.

The purpose of the Case Management Conference is to identify parties and participants, provide procedural directions, and to potentially fix a date and place for the hearing and estimate its length.

A City Solicitor will attend the conference to defend the West Queen West Planning study and planning policy.

The attached LPAT Notice details the requirements for those who wish to participate in the Case Management Conference. The Conference will take place via video conference software and a link to the conference is provided..

I have heard from many of you during the course of the Planning study. Your informed comments have been a crucial part of this process.

If you wish to have your concerns heard by the LPAT, you should file a request form to be a “participant” 10 days in advance of the the April 27 video Case Management Conference. Instructions can be found at the bottom page 3 of the attached notice. Participants will receive updates leading up to the hearing, and will be permitted to submit written correspondence to be considered by the Tribunal as part of the hearing. Deadlines for submitting that written statement will be set out in a procedural order that will be approved by the Tribunal following the CMC.

If you are interested in attending the LPAT Conference but have questions or concerns, please feel free to contact my office for assistance councillor_perks@toronto.ca.

My office will continue to update the community as new information becomes available.

1521 Queen Street West at Toronto East York Community Council

Posted on February 18, 2021

On Wednesday, February 24, 2021, Toronto and East York Community Council (TEYCC) will be reviewing Staff Report: TE23.26 1521 Queen Street West- Zoning By-law Amendment Application – Request for Direction.

This application, originally submitted to the city in November 2019 was appealed to the Local Planning Appeal Tribunal (LPAT) in November 2020. It proposes an 8-storey building with 78 new residential units, approximately 300 square metres of retail space on the ground floor, and 3 car-share spaces with no other vehicle parking.

The Report to TEYCC recommends that the City Solicitor, together with City Planning staff, and other appropriate City staff, attend the Local Planning Appeal Tribunal (LPAT) hearing in opposition to the proposed development.  The report identifies significant concerns with the built form, massing and design of the proposal. Further, issues on rental housing replacement transportation and traffic impacts and the inclusion of amenity space for future residents need to be resolved.

The full report is available on-line at http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2021.TE23.26

I will be supporting the staff recommendation. I ask that you review the details of the report and share your questions and comments with my office: councillor_perks@toronto.ca , 416-392-7919.

Due to the pandemic, Civic buildings are closed to the public and meetings of the Toronto and East York Community Council are currently being conducted by electronic means. If you wish to register to speak to this item at Toronto and East York Community council, or submit written comment, please email teycc@toronto.ca. Registered speakers will be provided with instructions on connecting to the meeting.

TEYCC will also be streamed live online at www.youtube.com/TorontoCityCouncilLive

1358-1360 and 1354-1356 Queen Street West and 8-10, 12 and 14 Brock Avenue

Posted on February 18, 2021

The Preliminary Staff Report on the rezoning application of 1358-1360 and 1354-1356 Queen Street West and 8-10, 12 and 14 Brock Avenue will be considered at Toronto and East York Community Council on Wednesday, February 24, 2021.

http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2021.TE23.39

The application proposes to amend the Official Plan and Zoning By-law to permit a new nine-storey mixed use building which would include 117 new residential dwelling units, 538.8 square metres of commercial space on the ground floor and 91.2 square metres for a proposed community space. The application propose to include 38 resident parking spaces and 0 visitor parking spaces. A total of 118 bicycle parking spaces are also proposed. Information on the application is available on-line at the City’s Application Information Centre, http://app.toronto.ca/AIC/index.do .

The Preliminary Staff Report provides information and identifies a preliminary set of issues regarding the application and recommends a community consultation meeting. City Planning staff will notify neighbouring residents when a meeting date and virtual format is secured. As we did for the pre-application meeting in September, 2020, my office will provide general notice throughout Ward 4.

Please feel free to contact my office or City Planner Patrick Miller, Patrick.Miller@toronto.ca ,

to share your comments on this application.

To depute on this item on Wednesday, February 24th, 2021 at Toronto East York Community Council (TEYCC), please contact TEYCC clerk at email: teycc@toronto.ca, phone: 416-392-7033, fax: 416-397-0111.

TEYCC will also be streamed live online at www.youtube.com/TorontoCityCouncilLive

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