Mark your calendars! The LPOA is hosting a mayoral debate on Tuesday, October 7 at 7:30 p.m. at the William Lea Room at the Leaside Arena. Olivia Chow, and John Tory will be attending, and Doug Ford has been invited, but has not yet responded. (Watch this space for updates)
Mark your calendars! The LPOA is hosting a mayoral debate on Tuesday, October 21 at 7:30 p.m. at the William Lea Room at the Leaside Arena. The candidates for Ward 26 will be attending: Jon Burnside, John Parker, David Sparrow, and Ishrath Velshi.
We’ve added a municipal election information page as a service to Leaside residents! Please note that the LPOA is non-partisan and does not in any way endorse particular candidates; we are providing contact information and will be providing short statements from each of the candidates as a service. Check back soon for updates!
August 6, 2014
North York Community Council
North York Civic Centre Main floor, 5100 Yonge St. Toronto, ON M2N 5V7
Att: Francine Adamo, Committee Clerk
Re: NY 34.80 220 McRae Drive and 327-329 Sutherland Drive: Zoning By-Law Amendment Application – Final Report
Dear Councillor Augimeri and Members of Community Council
The Leaside Property Owners’ Association provides this correspondence in strong opposition to the staff report recommendation to approve the zoning by-law amendment application for this property in its current form. The current revised ZBA application consists of an 8 unit condominium townhouse development on McRae Drive, with rear access from a private lane, and one single detached house on Sutherland Drive.
This application generated extensive opposition by residents at the community meeting: held in January 2014. The LPOA in its comments dated Feb 4th 2014 (attached) recommended that the City demand that the proposed development be substantially re- designed and down-sized, and be brought into conformity with the character of the area, and with City planning guidelines.
The current application has made minimal changes, such as the change from two semi- detached to one single detached house on Sutherland and overall density has been reduced slightly from 1.6 to 1.48 FSI. but the key concerns of the height, massing and transition have not been addressed.
- The townhouse complex is far too tall and would set another precedent for the next infill development.
- In form and massing it’s really an apartment building; not townhouses.
- The townhouse complex continues to present as 4 storeys, due to its 13m. roof height and above grade first floor, not as 3 storeys (which would be 11m.) as described by the staff report.
- It should not exceed the height of the TH development at Randolph and McRae – 3 storeys max, ground floor at grade.
- Roof top patios create privacy issues for the neighbours particularly on the north
- The single detached house on Sutherland Drive would be massive compared to the existing houses on Sutherland, yet occupies a grossly substandard lot, and ignores all transition rules to existing housing:
- Proposed FSI 86%; permitted FSI 45%
- Proposed lot coverage 47%; permitted lot coverage 35%
- Non compliance with existing Leaside zoning by-law for front and rear yard setbacks, and height.
The LPOA requests that
- the North York Community Council recommend to City Council that the ZBA including proposed lot plan be refused.
The LPOA appreciates your consideration of our comments. Yours truly,
For Geoff Kettel and Carol Burtin-Fripp
Attachment: LPOA comments Feb 4 2014
c.c. Allen Appleby, Director, Community Planning, North York District
August 6, 2014
Chair, Planning and Growth Management Committee c/o Nancy Martins
10th floor, West Tower, City Hall
100 Queen Street West Toronto, ON M5H 2N2 email: firstname.lastname@example.org
Re: PG35.3 Eglinton Connects Planning Study – Phase 1 (Part 2)
The Leaside Property Owners’ Association provides this correspondence to express the following comments about the above noted report:
- The proposal for re-zoning the stretch of Eglinton between Sutherland Drive and Laird Drive to permit heights of 22.5M (north side) and 25.5M (south side) relates to allowable buildings of approx. 7 storeys on the north side, and 8 storeys on the south side). We are concerned that these may have negative impacts on the single detached houses fronting on Donlea Drive north of Eglinton Avenue
- The proposed design guidelines fail to properly incorporate the findings from the Eglinton Connects Volume 1 (Heritage) study, merely referring the reader to the report.
In light of this we request:
- •That PGMC recommend to City Council that another round of community consultation be arranged through the local councillor and report back to PGMC in 2015.
The LPOA appreciates your consideration of our comments. Yours truly,
Geoff Kettel for
Geoff Kettel and Carol Burtin-Fripp
Watermain Work at Bayview and Eglinton Avenues Starting the Week of July 21, 2014
What: Crews will be working on watermain construction on the east side of the intersection of Bayview Avenue and Eglinton Avenue East.
Why: Headwalls are required to be in place prior to the arrival of tunnel boring machines at each of the stations and emergency exit building locations. Construction of the headwalls requires utilities to be moved safely out of the way before work begins. Depending on site conditions, gas, hydro, water mains, sewers, traffic street lighting and telephone lines may be relocated to allow for the construction of headwalls.
When: Starting as early as Tuesday, July 22, 2014 and for approximately two to three weeks, crews will be working within the roadway at the intersection of Bayview Avenue and Eglinton Avenue East.
Where: During stage one, crews will occupy the westbound left-turn lane and the centre eastbound lane on Eglinton Avenue East as a work zone for approximately one week. The work zone will be approximately the length of the Eglinton east side median.
During stage two, crews will occupy the right-turn lane and the westbound curb lane as a work zone for approximately one week, and will extend from the east side of the intersection to east of the right-turn lane.
The work zone will be separated from the right-of-way with traffic cones.
Gas Line Relocation for Headwall Construction of Bayview Station Starting the Week of July 21, 2014
What: Enbridge will be relocating gas lines for the construction of the Crosstown tunnel and future Bayview Station.
Why: Headwalls are required to be in place prior to the arrival of tunnel boring machines at each of the stations and emergency exit building locations. Construction of the headwalls requires utilities to be moved safely out of the way before work begins. Depending on site conditions, gas, hydro, watermains, sewers, traffic street lighting and telephone lines may be relocated to allow for the construction of headwalls.
When: Starting on Monday, July 21, 2014, crews will begin to occupy a section of the roadway on Roehampton Avenue. The work zone will continue to shift as crews trench and install the new gas lines. Each road will be affected independently. It is expected the entire work will be completed in several months. Some work may be rescheduled due to weather conditions and unforeseen circumstances.
Where: Various side streets will experience rolling lane restrictions and short-term closures for installing new gas lines. The following roads will be affected in this order:
- Roehampton Avenue
- Bruce Park Avenue
- Eglinton Avenue
- Hoyle Avenue
- Soudan Avenue
For more information about this gas line relocation work, please contact Enbridge by phone at 1-855-884-5112.
On Wednesday July 23rd, join the campaign to help tie pink ribbons along Bayview Avenue, and on neighbourhood hydro poles, in commemoration of last week’s tragic accident. Organizers are hoping that many Leaside dads and children will participate.
Come to the northeast corner of Bayview and Millwood at 2pm and join us. All are welcome.
The Thomas G. Elgie House has a distinguished past. But does it have a future? Right now this is a live question.
The Elgie farmhouse and its large landscaped lot is threatened with major change. A developer has purchased the property and intends to subdivide the lot (the largest in Leaside) into three, demolish the back part of the original house, move the front part forward on the lot, add a major addition behind, demolish the north and south side later additions, and construct two new houses, one on each side of the moved heritage house. The proposed re-development would require severance of the existing lot into three; and numerous zoning bylaw variances involving massing, coverage and setbacks. The City has rejected the proposals at each stage, but now the developer has appealed to the Ontario Municipal Board. And that’s where we need your help.
The case involves a designated heritage property, the Thomas G. Elgie House and the City has agreed to have a heritage staff person there to defend their decision to reject the development on heritage grounds. However there are also planning issues. The neighbours together with the Leaside Property Owners’ Association (LPOA), have opposed the development, on the grounds that this proposal represents over-development of the lot and loss of the cultural heritage character, both buildings and landscape. The LPOA has agreed to be represented as a Party and to hire a Planner to be an expert witness. The City has agreed to share the costs of hiring a Planner, but that is where you come in.
We need your support to attend the hearing beginning on July 23, 2014 and to assist with the costs of hiring a planning expert. Please consider attending the hearing on Wednesday, July 23 at 10 a.m., 655 Bay St. Suite 1600, and making a donation to the LPOA to support the costs of hiring a planner.
Facts about Eglinton Connects
City Planning has received comments, questions, and phone calls from residents and concerned citizens about Eglinton Connects. The nature of some of these calls is concerning, as several of them reference misleading or incorrect information. For more than 2 years, the Planning Study Team has worked to involve you in the process and keep you informed about goings-on and how you can get involved. Today, we are writing you to make sure you have the right information.
Below are some of the common questions City Planning has received in the last two days regarding Eglinton Connects. As always, more information is available at www.toronto.ca/eglinton.
What components of the Eglinton Connects Planning Study are before Council July 8-9?
Official Plan Amendments and Site and Area Specific Policies are before Council today or tomorrow. These amendments set the tone for further study in the Focus Areas, set out where laneways will be required over the long term through new development, and propose changes to land use designations. The full Staff report is available here. This information was previously sent to you via an e-update from the Study Team on June 16, 2014.
The streetscape plan (the plan for how the street will look, how it will function, the width of sidewalks, street trees, bike lanes, etc) was passed unanimously by Council on May 6, 2014.
Through Eglinton Connects, will all of Eglinton Avenue have only 1 travel lane in each direction?
No. The corridor is 19km long and for 11km the LRT will be underground. For this portion (roughly from Black Creek Drive to Brentcliffe Road), an Environmental Assessment was conducted as part of Eglinton Connects, and it was approved at Council on May 6, 2014. This Environmental Assessment generally tailored the street to the local conditions, but most of the future roadway will be four lanes, with turn lanes at selected intersections. However, a 3 lane cross section was approved for about 1.5km of the corridor, roughly between Avenue Road and Mount Pleasant. This means one lane in each direction for continuous traffic flow, plus centre lane for turning movements as well as permanent parking in indented bays. For more information on this, download the Staff Report, or visit the ‘Questions’ section of the website (Materials > Questions > Transportation Study FAQs).
Are houses going to be expropriated to create laneways?
No. New laneways or laneway widenings will occur only through redevelopment and will be placed within the 7.5m. setback distance between a future building fronting Eglinton and their rear property line. The intention of laneways is to create a great street on Eglinton by providing a place for loading and servicing to take place at the back of the building, rather than the front.
Are laneways intended to act as arterials for Eglinton or otherwise accommodate through traffic?
No. Laneways will be designed for local servicing and access only.
Are houses to be demolished to encourage new development?
No. However, on 2 properties (6 Sanderstead Avenue, and 9 Croham Road), an Official Plan Amendment is being put forth as a ‘test’ or ‘demonstration’ that would allow for a developer to purchase the home (if the owner is willing to sell), and use the home for a laneway, landscaping, or parking. This would allow the property fronting on Eglinton Avenue to be built taller closer to Eglinton, and transition down in scale to the neighbourhood in behind.
Links to all Staff Reports and Committee or Council Decisions are on the website under Materials > Staff Reports.
Thank you once again for your involvement and participation in the Study. Stay tuned for more updates regarding zoning, which should be coming shortly.
July 8, 2014
The Committee of Adjustment,
North York Civic Centre,
5100 Yonge Street,
North York, Ont., M2N 5V7.
Re: 206 Hanna Road,
File No. A440/14NY.
Att: Mr. Dan Antonacci,
Manager & Deputy Secretary Treasurer North District Panel.
Dear Mr. Antonacci,
The Leaside Property Owners’ Association provides this correspondence to express our strong opposition to this application for minor variances. This application involves demolition of a one and half storey (dormers) detached house and replacement with a new two storey detached home with integrated garage. The existing house is a good example of only a few “Modern” style homes built in the 1940’s (another is located at the corner of Hanna and Parkhurst). The home is located at a very prominent corner property (Hanna Road/Parklea Drive intersection) within the area included in the Leaside Heritage Conservation District nomination. The application therefore represents the loss of a significant Leaside character home at a prominent location on the access road to Leaside High School. The 15 requested variances (8 when duplications are considered) amount to an over-development of a very prominent lot:
- Proposed Floor Space Index (FSI) of 0.654 times the area of the lot WHEREAS a maximum FSI of 0.60 times the area of the lot is permitted. This represents 10.9% over the permitted FSI. This is not a minor variance.
- Proposed lot coverage of 40% of the lot area WHEREAS a maximum of 35% of the lot area is permitted. Any variance to coverage represents an over building of the site since the permitted coverage is set greater than the permitted FSI. This is not a minor variance.
- Proposed building height of 8.84m WHEREAS a minimum of 8.5m is permitted. This variance will disrupt the uniform height of the street which is below the permitted height.
- Proposed front yard soft landscaping area of 45.2% whereas 75% is required. This represents 39.7% over the permitted and is contrary to the environmental objectives of the city
- Proposed side yard soft landscaping area of 55.9% whereas 75% is required. This represents 25.5% over the permitted and is contrary to the environmental objectives of the city
- Proposed north side yard setback of 0.53M whereas 1.2M is required. Any variance to side yards next to the neighbour represents a loss of amenity to the neighbour. This is not a minor variance.
- Proposed south side yard setback of 0.45M whereas 1.2M is required. This represents a loss to the public realm on a prominent corner and access to the High School.
- Proposed parking space of 2.72M whereas 3.2M is required