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Opening up membership

For almost 75 years, our constitution has stated that only owners of property are eligible for membership, or to be elected to the Board, preventing people who live in a Leaside property as tenants from being more officially involved.

There are enthusiastic non-owner residents in our community with expertise whom we do not want to exclude from becoming Directors. Most ratepayer organizations in Toronto include both owners and tenants as members, and report that they are stronger for it.

At our recent AGM, our proposal to change membership criteria was approved by a vote of members. A new name reflecting this change is being considered. We are confident that removing the division between Leaside residents who own real property and Leaside residents who do nor own real property will prove to have been the right way to go forward.

For more details, please see the article by Carol Burtin Fripp, Co-President, in the December issue of Leaside Life magazine.

Please see below for information from the City of Toronto about a community consultation for the planning application for 922 Millwood Road. Please also see below for the input from the Association about this application.

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The City is holding a Community Consultation meeting where you can learn more about this application, ask questions and share your comments.

Date: Tuesday, December 3, 2019
Time: 6:30 p.m. – 8:30 p.m.
Place: 182 Bessborough Drive (St. Anselm Catholic School – Library)

Proposal

The application proposes to amend the Official Plan and the applicable zoning by-laws to permit the development of a five-storey residential building containing 35 dwelling units with a gross floor area of approximately 3,261 square metres. A total of 29 resident parking spaces are proposed within two levels of underground parking.

The development would be accessed via Krawchuk Lane, a rear public lane to the north of the property connecting to Randolph Road. You can view a copy of the Preliminary Report providing background information at:
https://www.toronto.ca/legdocs/mmis/2019/ny/bgrd/backgroundfile-136980.pdf

To speak to the planner directly, contact Simona Rasanu at (416) 395-7687
or Simona.Rasanu@toronto.ca. You may mail your comments to the planner
at North York District, 5100 Yonge St, ground floor, Toronto, ON, M2N 5V7.

You may also contact Councillor Jaye Robinson, Ward 15, at (416) 395-6408
or councillor_robinson@toronto.ca.

Notice to correspondents:

Information will be collected in accordance with the Municipal Freedom of Information and Protection of Privacy Act. With the exception of personal information, all comments will become part of the public record. Our public meeting locations are wheelchair/mobility device accessible. Other
reasonable accommodation or assistive services for persons with disabilities may be provided with adequate notice. Please contact Simona Rasanu at (416) 395-7687 or Simona.Rasanu@toronto.ca with your request. The City of Toronto is committed to taking the necessary steps to ensure compliance with the Accessibility for Ontarians with Disabilities Act, 2005.

For more information visit our website at: http://www.toronto.ca/planning/developmentapplications

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Leaside Property Owners Association Incorporated
1601 Bayview Avenue, P.O. Box 43582
Toronto ON M4G 3B0

September 14, 2019

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

Re: NY8.7 Preliminary Report – Official Plan and Zoning By-law Amendment Application – 922 Millwood Road (Ward 15)
(Planning Application Number: 19 183673 NNY 15 OZ)

Dear Chair Councillor James Pasternak and Members, North York Community Council,

The Leaside Property Owners’ Association submits the following comments with respect to the above noted Official Plan and Zoning By-law Amendment application.

The Development Application

“This application proposes to amend the Official Plan, City of Toronto Zoning By-law No. 569-2013 and the former Leaside Zoning By-law No. 1916 for the property at 922 Millwood Road to permit the development of a five-storey residential building with a height of 16.5 metres (excluding mechanical penthouse) or 21.5 metres (including mechanical penthouse) containing 35 dwelling units with a gross floor area of approximately 3,261 square metres and a floor space index of 3.48 times the area of the lot. Vehicle access to the underground garage would be via a single driveway off Krawchuk Lane, a rear public lane to the north of the property connecting to Randolph Road. A total of 29 resident parking spaces would be provided on two levels of underground parking, and three visitor surface parking spaces are proposed off Krawchuk Lane for a total of 32 vehicle parking spaces. The development also proposes 36 bicycle parking spaces; a total of 32 long-term spaces would be in the underground garage and four short-term spaces would be at the rear of the building”. (Preliminary Report, p. 2).

General Comment

Given the existence of a 4 storey residential building to the east, and 4 and 5 storey residential buildings to the south, a multi-family residential building on the subject site would be in keeping with the Official Plan’s Neighbourhoods’ policies. However the scale and density of the proposed development is excessive, given the size of the subject lot (936.23m2),

Detailed Comments

1. Official Plan

The site is designated Neighbourhoods on Map 17 of the Official Plan.

Neighbourhoods are considered physically stable areas comprised of residential uses in lower scale buildings up to four storeys. The proposal to amend the Neighbourhoods policies via a Site Specific Area Policy (SASP) and to permit a five storey building on the subject site lacks justification and would create a precedent setting change to the cap of four storeys Once an exception is made for more than 4 storeys in the Neighbourhoods designation, developers will use the exception as the new base and soon seek additional storeys “as of right”.

LPOA has recently experienced this type of height creep elsewhere in the community. It is appreciated that there is a five storey residential building nearby, however, it dates from 1988 and was approved under an earlier planning regime, and should not be used to justify a general increase in the four storey cap. In addition one would have expected that the number of storeys would decrease further away from the Avenue (Laird Drive), representing transition to the two storey format west of Randolph Road.

2. Zoning

a) The proposed density (FSI) of 3.48 is excessive being much more in keeping with a tall building in a Mixed Use or Apartment Neighbourhood designated area than a building of the proposed height in a Neighbourhood designated area.

b) The disclosed lot coverage ratio of 0.72 proposed for the subject site would appear to be an error given the minimal setbacks being proposed. Zero set backs are proposed for the west, south and east building frontages, and a setback of only between 1.64 and 1.84 metres along property’s northern boundary.

c) The proposed zero setback on the east side adjacent to 928 Millwood presents an architectural challenge for the proposed building to “fit” into the streetscape character presented by 928. The current design proposal does not appear to be in sympathy with the 928 façade.

d) Three visitor parking spaces would appear questionable given the number of units proposed.

3. Other Comments

a) Krawchuk Lane has a width of 6.0 metres and is one-way east bound at least where it meets Southvale Drive. Is the lane adequate to support the number of proposed units as well as the number of units to the east already dependent on it?

b) Given that it is proposed to cover most of the site with building, what provision is being made for snow removal and storage?

c) The façade of the proposed building is “boxish” and is out of keeping in design and materiality with the nearby multi-family residential buildings.

d) The site has a long prior use history as a dry-cleaning establishment, and as such is (or was) heavily contaminated; our experience of development on other contaminated sites in the area is that despite remediation efforts, contamination is persistent, and careful attention needs to be paid to testing and monitoring during construction.

Recommendations:

In summary the LPOA has significant concerns about the massing, density and architectural design for this project.

The LPOA recommends:
* That the City refuse the request for a SASP, i.e. maintain the current four storey cap for lands designated “Neighbourhoods” in the Official Plan.
* That the massing and density of the proposed development be reduced to appropriately reflect the size and context of the site.
* That the building be designed to be in sympathy with the streetscape and Leaside context.

922 Millwood Rd - CCM
922 Millwood LPOA Comments Prel. Report Sept 2019

Resolution re: membership

The following resolution has been endorsed by the Board of Directors of the Leaside Property Owners’ Association and will be submitted to the membership for action at the Annual General Meeting (Monday, November 4, 7pm, Trace Manes Park Community Centre):

RESOLUTION

WHEREAS the Constitution of the Leaside Property Owners’ Association (“Association”) grants certain rights to Leaside residents who own property, such as voting at Association meetings and running for the Board of Directors (“Board”), and withholds these from Leaside residents who do not own property;

WHEREAS the Board established a committee to consider whether to maintain this distinction;

WHEREAS the committee considered this issue and advised abolishing this distinction on the following grounds:

  • Although property ownership may have once been the ultimate marker of membership in a community and the goal to which all people should aspire, this view was becoming increasingly inaccurate in an era of escalating property values and growing societal acceptance of alternative arrangements, such as tenancy and multi-generational living, as mature housing choices;
  • The Committee received input that there are Leaside residents who wish to participate fully in the Association but cannot do so, such as people residing in a house in a spouse’s name for liability reasons (e.g. business-owners) or tax reasons (e.g. US citizens), people living with elderly parents whose names are on title, recently separated people, and long-term tenants;
  • There is broad alignment in the interests of people who own and who do not own property in relation to the substantive objects of the Association;

AND WHEREAS the Board accepted the above advice and voted to endorse proposed amendments to the Constitution and to submit them to the Association for action at its 2019 Annual General Meeting;

RESOLVED, that the Association amend its Constitution as follows:

1. In Article I (Name and Area Served), change “Leaside Property Owners’ Association” to “Leaside Residents Association”, and delete “owning residential property and”;

2. In Article II (Objects), change “property owners” to “residents” (all occurrences).

3. Replace Article III (Membership, Fees, Assessment) as follows:

“Article III: Membership

Section 1: Members. Membership in the Association is open to: (a) any Leaside resident; and (b) any other person who meets eligibility criteria established by the Board from time to time.

Section 2: Voting Associates. A Member who is a Leaside resident may become a Voting Associate upon payment of a fee as determined by the Board from time to time.

Section 3: Honorary Members. The Board may grant the status of Honorary Member in recognition of a person’s contribution to the Association and/or the community served by the Association. An Honorary Member need not be a Member of the Association.”

4. In Article VIII (Meetings), section 3, insert the following at the start of the section: “Members, Voting Associates, and Honorary Members may attend the Annual Meeting and any Special Meeting of the Association. Voting Associates may vote at the Annual Meeting and any Special Meeting of the Association.”

5. Change “Active Member” to “Voting Associate” (all occurrences);

AND RESOLVED, that the Association authorize the Board to take all necessary measures to give effect to the above provisions and to substitute a different name for “Leaside Residents Association” if it cannot be used for legal or other reasons.

Notice of 2019 AGM

Courtesy of Toronto Public Library

The LPOA’s 2019 Annual General Meeting takes place on Monday, November 4th at 7:00pm at Trace Manes Park Community Centre (Tennis Lounge), 110 Rumsey Road.

Agenda items include:

  • Update from Councillor Jaye Robinson after one year as our municipal representative
  • Update from the Association’s Board of Directors on current initiatives
  • Opportunity to raise issues that are important to you
  • Constitutional changes relating to the Association’s name and definitions of membership that will make us more inclusive (text to be posted on the website next week)
  • Association business: minutes from last year’s AGM (posted on the website), election of Board of Directors for the coming year

At the meeting you can purchase or renew your membership for 2020. The fee is $30 (cash or cheque). Thank you to everyone who has done this so far! If you can’t make the meeting, please look at the right-hand panel of our website for instructions to pay online (Paypal) or by post.

Thank you also to those who are helping sponsor the costs of holding and publicizing the meeting:

2018 AGM minutes

The draft minutes of the 2018 AGM will be presented for approval at the 2019 AGM (Monday, November 4, 7pm, Trace Manes Community Centre):

Minutes of the Annual General Meeting of the Leaside Property Owners’ Association

Held Monday December 10, 2018 in the William Lea Room of Leaside Memorial Community Gardens

Directors present: Carol Burtin Fripp, Geoff Kettel, Frank Schimpl, Paul Green, Helen Koyama, Doug Obright, John Lea, Agnes Vermes, Robin Rix

Regrets: Andrea Villiers, Jonathan Colombo

  1. Co-President Carol Burtin Fripp welcomed everyone, reviewed the agenda and thanked our 4 sponsors: Patrick Rocca, Bonnie Byford Realty, Sherree Cerqua and Charlene Kalia.
  2. Geoff Kettel provided a report on the past year’s events and issues. This included a Powerpoint presentation created by and previously given by Connor Turnbull, Co-Chair, Leaside Matters at the National Trust of Canada conference in Fredericton NB, in October 2018. He also reported on activity in regard to 660 Eglinton Avenue East (Sunnybrook Plaza) and 815-845 Eglinton Avenue East (RioCan). The audience registered its appreciation for the work of Connor Turnbull as she leaves Leaside and returns to the U.S..
  3. Secretary Paul Green read a summary of the 2017 minutes and called for a vote in favour of acceptance. The motion to accept was from Agnes Vermes and seconded by Jim Heller. The vote carried.
  4. Frank Schimpl read the Treasurer’s report. A motion to approve was made by Roger Steer And seconded by Marilyn ?(private citizen). A motion to change the membership year to a common annual date coinciding with our fiscal year (January 1-December 31) was made by Doug Obright and seconded by David Hill. Carried.
  5. John Lea presented nominations for Board members for the 2019 year. The nominations were: Carol Burton Fripp, Geoff Kettel, Frank Schimpl, Paul Green, Jonathan Columbo, Helen Koyama, John Lea, Doug Obright, Agnes Vermes, Robin Rix and Andrea Villiers. The motion to accept was made by Barrry Schneider and seconded by Glenn Asano. Carried.
    A further motion was made to define a quorum as a simple majority of Directors. The motion was made by Carol Minik and seconded by Roger Steer.
  6. Councillor Jaye Robinson addressed the meeting. She concentrated on development issues and TDSB issues such as school capacity in light of the increased density coming our way due to the rental and condo developments along Eglinton Avenue. She also fielded answers to a number of questions from the attendees.
  7. Carol Burtin Fripp requested an adjournment of the business part of the meeting. The motion was made by David Hill and seconded by Gerry Turrin. Carried.
  8. Gene Chartier, the LPOA’s Traffic Consultant made a Powerpoint presentation on the various options we can consider to help address the traffic congestion and pedestrian and cyclist safety issues. Lots of questions from the attendees.
  9. Geoff Kettel thanked everyone for attending and reminded people to renew their memberships and keep abreast of issues via reading Leaside Life.
Minutes of the 2018 Annual General Meeting of the Leaside Property Owners’ Association

53 Division Open House

Toronto Police 53 Division, which provides policing service for Leaside, is holding its annual open house:

  • Saturday, October 12, 2019
  • 11am-3pm
  • 75 Eglinton Ave W
Poster for 53 Division Annual Open House

Photo of Don Valley West candidates meeting (September 23, 2019)Thank you to all who attended yesterday’s debate for candidates in the Don Valley West federal electoral district! Election day is Monday, October 21, 2019.

Candidates’ meeting

The LPOA is holding a debate for federal election candidates in Don Valley West:

Candidates at the debate are:

  • Amanda Kistindey, Green
  • Laurel MacDowell, New Democratic
  • Rob Oliphant, Liberal
  • Ian Prittie, People’s Party
  • Yvonne Robertson, Conservative

All Leasiders are welcome. Hear the candidates on the issues that matter to you! There will be an opportunity for written questions.

The City of Toronto is hosting a public open house meeting to discuss Laird in Focus and the RioCan Leaside Centre development proposal (815-845 Eglinton Ave E).

  • Tuesday, September 17
  • 5pm-8pm (you can attend at any time)
  • Leaside United Church, 822 Millwood Road

All Leasiders are encouraged to attend, learn, and provide feedback.

LairdinFocus_PublicNotice_Sept2019

 

The Leaside Property Owners’ Association has taken up the cause of neighbours on McRae Drive opposite Trace Manes Park who are opposing a box-style replacement home at 158 McRae. In an appeal to residents on Friday, August 23,  Co-Presidents Geoff Kettel and Carol Burtin Fripp say that the out-of-character box will spoil the look of the street and dwarf its neighbours. In recent years large box homes have made inroads into streets in south Leaside, Bennington Heights and elsewhere.

 

“Do you ever marvel at the view across McRae Drive from the playground at Trace Manes Park – soon to be revitalized as the Georgia Walsh playground – to the row of houses making up the block from Crandall to Field? These seven houses in Revival style are all the same, yet all different. This iconic Leaside streetscape is threatened by the proposed teardown of just one of the houses – 158 McRae Drive – and its replacement with a large modern box with flat roof. The new home, if approved by the Committee of Adjustment on Thursday, August 29, will be wider, higher, anddeeper than any of the other homes on the block. It will dwarf the adjacent homes and simply not ‘fit’, as seen in the drawing attached to the application. The application for this new house and the variances to the zoning by-law that it requires will be heard at the North York Committee of Adjustment on Thursday, August 29, at 9.30am. If like the Leaside Property Owners Association you are concerned about this, please contact the LPOA at info@lpoa.ca.”