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As most of you are aware, there are a number of large development proposals in the works for the Leaside area, requiring zoning amendments and/or official plan amendments. Each of these developments as currently proposed raise some serious concerns about appropriateness, including building sizes and heights, traffic, views, shadowing and light etc. There are required public consultation meetings for two of these projects in the next ten days. Please consider attending to find out more, to ask questions and voice your concerns.

The Bayview and Soudan proposal is for a very large building 9-storey building in a mixed use neighbourhood of 2 and 3 storey buildings and will be a precedent in the area. It also backs on a residential area to the west of Bayview comprised of two storey homes.

The Sunnybrook Plaza proposal consists of a very large building with two towers of 19 and 13 storeys – far higher than the midrise development envisioned for that location. It raises serious concerns for neighbours, including views, shadowing, and traffic as well as major changes to the character of the neighbourhood.

Public Consultation for 701-702 Soudan Ave., 1674-1684 Bayview Ave. and 720 Hillsdale Ave.

Date:  April 22, 2015
Time:  7.00 p.m. to 9.00 p.m.
Place:  Mount Pleasant Library, 599 Mount Pleasant Avenue


Proposal for an official plan amendment and zoning by-law amendment to allow for a proposed 9 storey mixed use building with retail on the ground floor and residential above (a total of 174 units) and 243 car parking spots in 3 levels of underground parking. 35 rental units are proposed to be replaced as part of the project. You can view a copy of the Preliminary Report providing background information at: http://www.toronto.ca/legdocs/mmis/2015/te/bgrd/backgroundfile-75643.pdf

Public Consultation for 660 Eglinton Ave. E. (Sunnybrook Plaza)

Date:  Tuesday, April 28, 2015
Time:  7.00 p.m. to 9.00 p.m.
Place:  William Lea Room, Leaside Memorial Gardens


The application proposes to amend the former Town of Leaside Zoning By-law No. 1916 to permit a 19-storey (66 metre) and a 13-storey (50 metre) apartment building with retail at grade (2,316 m2). The two buildings would contain a total of 426 dwelling units and 420 parking spaces with 397 located in a 2-level below grade garage and 23 surface spaces. A continuous driveway is proposed along the northern boundary of the site providing access to Eglinton Avenue East and Bayview Avenue. The existing commercial plaza would be demolished.You can view a copy of the Preliminary Report providing background information at: http://www.toronto.ca/legdocs/mmis/2015/ny/bgrd/backgroundfile-75197.pdf

Sunnybrook Plaza Transportation Study

RioCan, the owners of Sunnybrook Plaza on the northeast corner of Eglinton and Bayview are proposing a mixed use development for that site. The development would have retail at grade and, in the current initial proposal, two residential condominium towers of 13 and 19 storeys. As part of the proposal, which requires rezoning, the developer is required to study and report on the traffic impact. The study, by BA Group is available and can be downloaded.

SunnybrookPlazaTrafficStudy2014-12-22 Final (PDF)

Further to the re-zoning application for a Costco warehouse store on Overlea Boulevard the city is now considering a second but related application for re-zoning of public lands on the north side of Thorncliffe Park Drive (adjacent to the Don ravine lands) to provide 124 parking spaces. City Panning staff are considering the application (neither of them have been approved).

A Community Consultation meeting will provide information about the application and receive comments. The meeting will also provide an update on the rezoning application for the proposed Costco Warehouse Membership Club at 42-46 Overlea Boulevard.

Date: Monday March 30
Time: 7.00pm
Place: William Lea Room (Memorial Community Gardens)

Re.: Aircraft noise and emissions

17 February 2015

Dear Minister Raitt:

The Leaside Property Owners’ Association Inc. would like to thank you for your support and assistance to the Toronto Aviation Noise Group (T.A.N.G.) in addressing two issues of significant importance to our community, overhead airplane noise and emissions. We are particularly appreciative of your personal initiative and facilitation over the last three years.

We are very encouraged by the detailed information collected by technical expert Captain David Inch in his supplementary report to your Ministry, and his proposals for mitigating those matters. The information in Captain Inch’s report is valuable to all in the airline industry, and we hope that his proposals can be implemented in the near future, to the benefit of us all!

We also recognize the important roles, in pursuing and seeking solutions, of our MP John Carmichael, and support from our MPP, Premier Kathleen Wynne, and Councillor Jon Burnside., who are copied in this letter. Leasiders have much for which to thank you all.

We look forward to moving forward constructively and cooperatively with you, and thank you again.

Yours truly,

Carol Burtin Fripp and Geoff Kettel,
Co-Presidents, LPOA

Lisa Raitt, MP, Minister of Transport

cc: John Carmichael, MP
cc: Premier Kathleen Wynne
cc: Councillor Jon Burnside

WHO ARE WE? A broad consensus of residents and multiple ratepayer associations from midtown Toronto neighbourhoods negatively affected by the highly concentrated arrivals route at Pearson International Airport. The new flight path was unfairly implemented in February 2012 by Nav Canada without effective consultation that included affected communities and their elected representatives.

WHAT ARE WE EXPERIENCING? A disproportionate amount of excessive noise from whining, low flying aircraft that represents approximately 40 percent of all arrivals at Pearson’s 24 hour operation. Sleep disruption and other accompanying health risks are presenting themselves and are of great concern.

WHAT ARE WE ASKING FOR? T.A.N.G. is committed to achieving an amended airspace design which takes a more balanced, community sensitive approach to safe flight traffic for Toronto residents.

WHAT HAVE WE DONE? Over the last three years T.A.N.G. has engaged with local, provincial and federal politicians, made representations at the Community Environmental Noise Advisory Committee, met with Toronto’s Chief Medical Officer, undertaken extensive research on why and how Nav Canada created this intolerable flight path, attempted to engage with Nav Canada and, most importantly, made two submissions to the Honourable Lisa Raitt, MP, Minister of Transport in which we have proposed solutions.

Our most recent submission to the Minister, dated November, 2014 was prepared for us by an active airline captain with 35 years’ experience. Captain Inch believes that the current flight path, and others at Pearson, not only cause much more aviation noise than is necessary but also burn more fuel and extend flight times. His submission, prepared on behalf of T.A.N.G. for the Minister of Transport, proposes detailed solutions to the unacceptable noise under which we live, many kilometres from the airport. These solutions focus on an arrivals profile which keeps aircraf higher and also an amendment to the path which reduces the time over residential areas and follows a shorter approach to Pearson. Because of the time and cost savings involved these solutions are proving to be of interest to airlines and other air industry professionals. Captain Inch has now had discussions with Transport Canada staff and representatives from Nav Canada on these proposals. These discussions have been facilitated by MP John Carmichael, Don Valley West and the Minister’s office. We
have recently been informed by the Minister that “our submissions will be considered as a part of our evaluation process.”

We are confident that, with this submission to the Minister, we have been able to demonstrate clearly that there are innovative and effective solutions to the noise problem created three years ago by Nav Canada. We look to the Minister to ensure that the work now underway results in the implementation, in a timely manner, of these or other viable proposals for relief from aircraft noise.

The submission can be read in full on our website, listed under the Inch Report

Please add your voice to ours by emailing the Minister with your concerns: lisa.raitt.c1@parl.gc.ca

February 17, 2015

North York Community Council
North York Civic Centre
Main floor, 5100 Yonge St.
Toronto, ON M2N 5V7

Att: Francine Adamo, Committee Clerk

Re: NY 4.19 Preliminary Report – Zoning By-law Amendment Application – 660 Eglinton Avenue East (Ward 26)

Dear Councillor Augimeri and Members of North York Council,

The Leaside Property Owners’ Association provides this correspondence to express its preliminary comments on the above noted application for a ZBA to permit a 19 storey (66 metres) and a 13 storey (50 metres) apartment building with retail at grade (2,316 sq.m.) on this site. The two buildings would contain a total of 426 dwelling units and 420 parking spaces with 397 spaces located in a 2-level below grade parking garage and 23 surface spaces.

The lands are currently designated Mixed Use, and further to recommendations from the City of Toronto’s Eglinton Connects Plan, Council approved a special policy area under the OP in 2014. However this has been appealed to the OMB by the applicant.

Some of our preliminary comments are:

  • The Eglinton Connects Plan recently assessed this site as being suitable for mid-rise, NOT HI-RISE development. There is no justification for hi-rise development in this area. Bayview and Eglinton will be served by a station on the Eglinton LRT but there is no higher order transit contemplated on Bayview, and no transit hub.
  • The proposed development does not conform with the Official Plan policies for Mixed Use, with the recently approved special area policies; nor does it meet the requirements of the zoning by-law; however the application seeks approval of only a ZBA.
  • The massing, density and height of the proposed development is excessive, and precedent setting, and lacks appropriate transition to the existing mid and low rise development which includes a stable residential community immediately north and east.
  • While the land use designation is Mixed Use, the proposed mix is heavily weighted to residential, rather than commercial. As such there are significant potential implications of the development on the need for services such as schools and medical facilities. Currently there is a lack of capacity in existing schools for any additional school children to be generated by the project.
  • The amount of traffic generated by the project is a concern, despite the premise of the application being proximity to the Eglinton Crosstown LRT.   Good planning of the public realm and streetscape, and building in from the beginning a strong role for active transportation (walking, biking) are essential. For example bicycle parking should be fully at ground level (not underground parking) so that bicycling may be readily employed by residents and visitors.
  • The proposal includes a roadway around the rear of the project, creating a potential by-pass of the Bayview/Eglinton intersection, quickly attracting flow-through traffic. Also as a private road it would not be regulated or traffic rules enforced by the city.
  • The heritage significance of the site as the first shopping plaza in Ontario needs to be assessed.

It is recommended that:

  • Council defer proceeding with the rezoning application until an official plan amendment application has been submitted.
  • The notice for the community consultation meeting should be given to landowners and residents in North Leaside from Glenvale Avenue (Ward 26) and Broadway (ward 25) to Parkhurst Boulevard (Ward 26) and Soudan Avenue (Ward 22) and from Hanna Road (Ward 26) to Wales Avenue (Ward 22).
  • The applicant be required to submit a heritage impact assessment for the development

The LPOA appreciates your consideration of our comments.

Yours truly,

Geoff Kettel and Carol Burtin Fripp

February 17, 2015
Toronto and East York Community Council
2nd floor, West Tower, City Hall
100 Queen St. W.
Toronto, ON M5H 2N2
Att: Ros Dyers, Committee Clerk

Re: TE 4.39 Preliminary Report – 701-713 Soudan Avenue, 1674-1684 Bayview
Avenue and 720 Hillsdale Avenue East – Official Plan Amendment and Zoning
By-law Amendment Applications (Ward 22)

Dear Councillor Layton and Members of Toronto and East York Community Council,

The Leaside Property Owners’ Association provides this correspondence to make
several key comments about the above noted application for an OPA and a ZBA to
permit the construction of a nine storey residential building with 172 units,
including 35 rental units to be replaced, and 243 vehicular parking spaces, plus
ground floor retail. The development would involve demolition of a multi-unit
rental building and nine house form structures containing an additional 6 rental, 5
owner-occupied and a commercial unit. The FSI would be 3.98. The existing OP
designation is Neighbourhood, although this part of Bayview is within an “Avenue”.

  •  The block-long nine-storey development proposal represents excessive
    height and massive over-development of the site. The proposed building is
    monolithic, extending the full length of the Soudan-Hillsdale block, and is
    way out of scale in the context of the existing low and mid-rise development
    on the west side and the low rise commercial on the east side of Bayview.
    • The future commercial health of both sides of Bayview is a major concern
    and priority for the LPOA; we suggest that the future retail uses in the
    building, and their configuration, be given careful planning consideration,
    including undertaking consultation with the new South Bayview-Leaside BIA.
  • The loss of “permanent” affordable rental units to be replaced by nonpermanent
    (10 year term) rental is a concern.
  • We note that the site’s location on the TEY side of Bayview, which is the
    boundary with the North York planning district requires that TEY planning
    staff involve North York in reviewing the application, and that the Leaside
    community be informed about the consultation process.
    The LPOA requests that TEYCC recommend to City Council:
  •  that notice for the community consultation be extended beyond the
    required 120 metres, to include an appropriate area east of Bayview

The LPOA appreciates your consideration of our comments.

Yours truly,

Geoff Kettel and Carol Burtin-Fripp

Proposed massive development at 146-150 Laird


Architect’s rendering of proposed development. Click to access preliminary planning report and more info on City of Toronto website.

VIVA Retirement Communities has applied to create a major development at 146-150 Laird Drive, across from the Smart Centre mall, on a very large site which includes the two three-storey office/retail buildings south of McRae, as well as the Golden Griddle restaurant and its parking lot. One of the existing office buildings is the old Durant Motors building, a listed heritage property.

Several hundred very concerned Leasiders filled the William Lea Room at the official meeting held by the City’s Planning Department on February 9.

The developer seeks to build an 8-storey rental retirement building with 175 units, and a seven-storey seniors’ condominium with 109 units, connected by a three-storey bridge. Such heights are two and a half times the height permitted by current zoning.

Massive is the term that comes to mind.

As you can imagine, it was a lively meeting.

Attendees criticized the application in strong terms. The proposed heights would plunge Randolph Road’s back yards and houses into deep shade for most of the day, year-long, exacerbated by insufficient setback between the proposed buildings and the homes immediately behind. [click to continue…]

Angry residents demand stop to Laird project

Angry residents demand stop to Laird project – South Bayview Bulldog, Monday, Feb. 9, 2015

William Lea Room, Leaside Memorial Community Gardens
1073 Millwood Rd.
The City is holding a Community Consultation meeting where you can learn more about this application, ask questions and share your comments.

The LPOA has some serious concerns about this proposal and its impact on Leaside and we strongly encourage you to attend the meeting on February 9.


This application proposes to amend the Zoning By-law to permit a phased development with an eight-storey rental retirement building (Phase 1) with 175 units and a seven-storey condominium for seniors (Phase 2) with 109 units. The overall development would have 284 units with a Floor Space Index of approximately 3.45 and 183 spaces provided in an underground parking garage.

Preliminary Report and drawings are available here: http://www1.toronto.ca/wps/portal/contentonly?vgnextoid=df52ebd6a5b3b410VgnVCM10000071d60f89RCRD&vgnextchannel=490452cc66061410VgnVCM10000071d60f89RCRD
We strongly encourage you to read it to get an idea of the scale of this development and the concerns already identified.

The proposed buildings are 31.8M and 30.8M in height (to the top of mechanical units) and the current zoning allows for 12.2M. [click to continue…]