26 Ernest Avenue
This is a Zoning By-law amendment application that proposes 79, 3-storey townhouses, 3-bedroom units on three blocks on the north side of Ernest Ave adjacent to the Metrolinx rail corridor. The proposed height of the townhouses is 12 metres with a total gross floor area of 11,835 square metres and a density of 1.64 times the area of the lot. A total of 100 residential parking spaces are proposed, 92 of which would be located in one level of underground parking and 8 visitor spaces would be located at grade along the privately owned Elsie Lane extension. City Council approved this application in February 2016. As part of this development, land is being retained by the City for the purpose of expanding the West Toronto Railpath. City Planning staff are currently working with the developer on Site Plan Approval so that construction can begin.
- The Final Report can be found at: http://www.toronto.ca/legdocs/mmis/2016/te/bgrd/backgroundfile-87082.pdf
299 Campbell Avenue
This is an Official Plan and Zoning By-law amendment application that proposes a 12-storey, 47 metre high (including mechanical penthouse), mixed use building comprised of 215 residential units, 930 square metres of library/community facility space and 269 square metres of non-residential floor area at 299 Campbell Avenue. This project includes 6 live/work units, 5 bachelor units, 45 one-bedroom units, 153 two-bedroom units and 6 three + bedroom. There are 214 parking spaces and 168 bicycle parking spaces located in four levels of underground parking. The Official Plan Amendment to permit residential on the site was brought into force by the Ontario Municipal Board in an order dated June 22, 2015.
- The Final Report can be found at: http://www.toronto.ca/legdocs/mmis/2015/te/bgrd/backgroundfile-85138.pdf
440 Dufferin Street
This is an Employment Lands Conversion and Re-zoning Application. The City refused the initial application in August 2014. The applicant subsequently appealed the City's decision to the Ontario Municipal Board (OMB). Through mediation, the applicant, the City, and Active 18 have reached a settlement for the property at 440 Dufferin Street. The OMB approved the settlement in June 2015. The approved plan is for 3 buildings on the site. The southerly building is 12-storeys and the two others are 8-storeys. All the buildings are set back from the Dufferin St property line, and their upper floors are stepped back to minimize their impact. A total of 369 residential units, including 38 3-bedroom units and 81 2-bedroom units, along with 281 parking spaces will be provided on the site. As part the settlement a new 8-storey, 5,550 square meter, light industrial work building will be constructed at the north end of the site, preserving the gross floor area of the employment lands currently on the site. The first two floors of the employment building will be leased to the City at below market rates for 25 years to support a new manufacturing incubator program, with the goal of providing affordable urban manufacturing space for both established and early stage manufacturers. The settlement was approved by City Council in June 2015.
- The Final Report (with previous decision history) can be found at: http://www.toronto.ca/legdocs/mmis/2015/cc/bgrd/backgroundfile-81336.pdf
1183 Dufferin Street
This as an Official Plan and Zoning By-law amendment to convert an existing place of worship to 14 loft units including a rear 4 storey addition, with 11 parking spaces located in the basement garage. It was approved by City Council at its meeting of June 14, 2015 as Official Plan Amendment No. 103 and Site Specific By-Law 554-2014. Currently the applicant is finalizing a heritage Easement Agreement, and completing a Site Plan Approval process that should be completed shortly.
- The Final Report can be found at: http://www.toronto.ca/legdocs/mmis/2014/te/bgrd/backgroundfile-68579.pdf
1544 Dundas Street West
This as an Official Plan and Zoning By-law amendment that proposes an 8-storey mixed-use building. The property is designated Mixed Use Areas and is shown as an Avenue on Map 2 in the Official Plan. The total proposed gross floor area is 6,872 square metres, with 606 square metres of non-residential space and 6,266 square metres of residential gross floor area. The total density is 3.85 times the area of the lot. 95 residential units are proposed including 6 studios, 66 one-bedroom units and 23 two-bedroom units. Parking is located below grade with access from Sheridan Avenue and Awde Street to the rear of the building. There are 61 parking spaces in total, which include 6 visitor spaces. A public parking lot is also being provided, which accommodate 23 vehicles. This application was approved by City Council in June 2013 and Site Plan Approval has been finalized. Construction on the site has also been completed.
- The Final Report can be found: http://www.toronto.ca/legdocs/mmis/2013/te/bgrd/backgroundfile-57717.pdf
1120 Dupont Street
This is a Committee of Adjustment application for a 6 storey (6884 square meter) self-storage warehouse which has gone through both the Zoning review process as well as the Committee of Adjustments approval process. The application was heard on September 9, 2015 by the Committee of Adjustment, but was denied. At the end of September 2015, the applicant appealed the decision to the OMB. An OMB hearing has been scheduled for June 1, 2, and 3, 2016.
- The Committee of Adjustment decision can be found on page 3: http://www1.toronto.ca/City%20Of%20Toronto/City%20Planning/Developing%20Toronto/Files/pdf/C/C_of_A_TEY_Decisions_September_9_2015.pdf
1136 Dupont Street
This is an Official Plan and Zoning By-law amendment application to legalize 18 residential units located on a site in an Employment Area, which does not permit residential uses. It was previously refused by the Committee of Adjustment and also determined by the recent City's Municipal Comprehensive Review of Employment Lands that it should remain as an Employment Area. This decision was not appealed by the owner. City Planning will by bringing a report to City on its position on the rezoning application in the near future.
995 and 997 Lansdowne Avenue
- 995 Lansdowne Avenue
This is a Zoning By-law amendment application to rezone the property at 995 Lansdowne Avenue from Industrial to Residential in order to permit an 8-unit apartment building with 3 parking spaces. The applicant has constructed a two-storey addition and made interior alterations to the existing non-conforming detached dwelling. This project includes 4 one-bedroom + den units, and 4 two-bedroom units. The proposed units range in size from approximately 72 square metres to 86 square metres. City Council approved this application in August 2016 and Site Plan Approval has been finalized. Construction on the site is currently under way.
- The Final Report can be found at: http://www.toronto.ca/legdocs/mmis/2014/te/bgrd/backgroundfile-72148.pdf
- 997 Lansdowne Avenue
This is a Zoning By-law amendment application to rezone the property at 997 Lansdowne Avenue from Industrial to Residential in order to permit an 8-unit apartment building with 2 parking spaces. The applicant has constructed a two-storey addition and made interior alterations to the existing mixed-use building. This project includes 1 one-bedroom + den unit, and 7 two-bedroom units. The proposed units range in size from approximately 66 square metres to 82 square metres. City Council approved this application in August 2016 and Site Plan Approval has been finalized. Construction on the site is currently under way.
- The Final Report can be found at: http://www.toronto.ca/legdocs/mmis/2014/te/bgrd/backgroundfile-72169.pdf
11 Peel Avenue
This is an Official Plan and Zoning By-law to permit 434 residential units (31,103 square metres), 4,288 square metres of retail space, and 1,897 square metres of non-residential, non-retail space in a building ranging in height from 4 to 20 storeys (13.5 to 62 metres) at 11 Peel Avenue. This project includes 2 studio units, 218 one-bedroom units, 194 two-bedroom units and 20 three-bedroom units. The non-residential, retail uses on the site include a proposed grocery store and additional retail spaces located at the south end of the site with access from the laneway or Queen St. West. 356 parking spaces are located underground on the site. A total of 344 bicycle parking spaces are proposed, 262 for residents, 65 for visitors and 17 for the non-residential uses on the site. As part of the Section 37 agreement for this application, a new park is to be on the western edge of the site, which will be integrated into the soon to extended West Toronto Rail Path. City Planning Staff are currently working with the developer on a Site Plan Amendment and construction on the site is nearing completion.
- The Preliminary Report can be found at: http://www.toronto.ca/legdocs/mmis/2012/pg/bgrd/backgroundfile-44965.pdf
- The Municipal Comprehensive Review can be found at: http://www.toronto.ca/legdocs/mmis/2012/pg/bgrd/backgroundfile-51493.pdf http://www.toronto.ca/legdocs/mmis/2012/pg/bgrd/backgroundfile-51834.pdf
138 St. Helen’s Avenue
This is a Zoning By-law amendment application that proposes a nine-storey mixed-use building with 86 residential units (7,975 square metres), and 1,913 square metres of non-residential space at 138 St Helen's Avenue. The total proposed density is 2.7 times the area of the lot. The proposal also includes grade-related townhouse units facing St. Helen's and publicly accessible connections through the site to the park to the south. The project includes 3 studio units, 38 one-bedroom units, 40 two-bedroom units and 5 three-bedroom units. A total of 95 parking spaces are proposed: 77 for residents and 18 for visitors. This proposal also includes 96 bike parking spaces, including 73 spaces for residents and 23 spaces for visitors. City Council approved this application in October 2013. City Planning Staff are currently working with the developer on Site Plan Approval.
- The Final Report can be found at: http://www.toronto.ca/legdocs/mmis/2013/te/bgrd/backgroundfile-60649.pdf
99 Sudbury Street
The original Zoning By-law amendment application proposed a 26-storey mixed-use building containing a hotel, event space, ancillary retail, and residential uses at 99 Sudbury St. At a community meeting in early 2014, residents raised several concerns. In response, City Planning and I worked with a group of area residents and the developer in an attempt to address some of the issues. After a series of meetings and taking the working group's feedback into account, the developer submitted a revised application in December, 2015. The revised application shifted the proposed building westward, reduced the podium height from 22.5 metres to 19.8 metres, increased the sidewalk space from 6.4 to 8 metres, reduced the size of the event space from 1,000 to 515 square metres, reduced the number of hotel rooms from 157 to 101, and the number of residential units from 209 to 190. The revised application also integrated the extension of the West Toronto Railpath. The original proposed 26-storey height remained the same. This revised application is currently being reviewed by City Planning staff. This resubmission is currently being reviewed by City Planning staff.
- The Preliminary Report can be found at: http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2014.TE33.54
1093 Queen Street
This is a Zoning By-law amendment for a 9-storey mixed use building. The application was appealed to the Ontario Municipal Board (OMB) by the applicant on July 23, 2008 on the grounds that the City did not make a decision on the application within 120 days. On March 27, 2009, the Ontario Municipal Board adjourned the hearing related to this site at the request of the applicant, and agreed that the matters could be brought back to the OMB at the request of either party. The application was put on hold by the applicant. On June 19, 2012, the applicant submitted revised drawings to the City. The OMB scheduled a 1-day hearing for the application, with a date set for November 5, 2012. The November 5, 2012 OMB hearing date was treated as a pre-hearing meeting before the OMB. The OMB has set aside 3 days for a hearing, beginning February 19, 2013. The proposal is for a nine-storey mixed-use building located on the southwest corner of Queen Street West and Dovercourt Road. The building podium is 4 storeys along Dovercourt Road, to reflect the scale of the Great Hall on the east side of Dovercourt Road and 2 storeys along Queen Street West to reflect the scale of the Carnegie Library immediately to the west of the site. The tower portion of the building is set back substantially from Queen Street West and the single family dwellings along the west side of Dovercourt Road, south of the site. Non-residential uses will occupy the ground and second floors of the building. The lobby for the 88 unit residential portion of the building is located off Dovercourt Road, allowing for active uses to occupy the entire Queen Street frontage. Access to loading and below grade parking for 102 parking spaces is from the public laneway that runs from Dovercourt Road along the south edge of the site. On January 22nd, 2013 a Directions Report recommending that the City work with the developer at the OMB was approved. Site Plan Approval has been finalized and construction on the site is currently under way.
- The Direction Report can be found at: http://www.toronto.ca/legdocs/mmis/2013/te/bgrd/backgroundfile-54046.pdf
- More OMB information can be found at: http://www.omb.gov.on.ca/english/eStatus/eStatus.html http://www.omb.gov.on.ca/english/eStatus/eStatus.html
362 Wallace Avenue
This as an Official Plan and Zoning By-law amendment that proposes 167 new residential dwelling units as stacked townhouses. In addition, adjacent to the pathway and as a buffer to the pathway and train track, the applicant proposes to build 20 non-residential condominium units, a new public road, and extension to Macaulay Avenue and new community facility at 362 Wallace Ave. The unit breakdown at this development is: 32 one-bedroom units, 116 two-bedroom units, and 19 three + bedroom units. The site will also contain 179 below grade residential parking spaces, 22 of which will be reserved for visitors. The non-residential units will have 40 parking spaces. There will be 19 on-street parking spaces on the new Sousa Mendes Street. In terms of bike parking, there will be 100 for residents, 28 for visitors and 2 for the non-residential units. Construction of the residential units is now complete. This subdivision was approved at the Planning and Growth Management Committee in November 2013. Construction of the non-residential units and community centre is currently underway.
- The Preliminary Report can be found at: http://www.toronto.ca/legdocs/mmis/2012/pg/bgrd/backgroundfile-43438.pdf
- The Municipal Comprehensive Review can be found at: http://www.toronto.ca/legdocs/mmis/2012/pg/bgrd/backgroundfile-51493.pdf http://www.toronto.ca/legdocs/mmis/2012/pg/bgrd/backgroundfile-51834.pdf
- The Draft Plan of Subdivision Application can be found at: http://www.toronto.ca/legdocs/mmis/2013/pg/bgrd/backgroundfile-64046.pdf
1006 Bloor St. West
The Paradise Theatre's application for final approval (Site Plan Approval) was received on July, 2014, and is in the final stages of review by City Planning and Heritage Preservation Services staff. The proposal consists of a new second-floor addition of approximately 150 square metres and renovation of the existing space for use as a cinema and restaurant. I have been working with all parties and local residents to ensure that the rich heritage of the site is preserved. The owner is in the process of obtaining a Notice of Approval with Conditions (NOAC), which will allow him to obtain the necessary building permits to begin the renovation/construction work. Work is expected to begin this summer.
998 College Street
This is a Zoning by-law amendment application that proposes an 8 storey mid-rise building containing 54 residential units. The building will contain, 39 one-bedroom units, and 15 two bed-room units. 5 parking spaces (4 visitor spaces and 1 car-share) will be located at-grade at the rear of the building. The remaining 27 spaces are located on two underground parking levels. A total of 43 residential bike parking spaces are located on the ground level (18 spaces) and on the P1 level (25 spaces). The 18 visitor and retail bike parking spaces are located on College Street and Rusholme Road. City Council approved this application in October 2012. City Planning Staff are currently working with the developer on Site Plan Approval and construction on the site is nearly complete.
- The Final Report can be found at: http://www.toronto.ca/legdocs/mmis/2012/te/bgrd/backgroundfile-49578.pdf
29-51 Florence Avenue
The site was originally going to be developed by Great Gulf Homes. This application proposes 36 townhouses: 12 two-bedroom units and 24 three-bedroom units. There will be a total of 40 parking spaces, 4 of which will be for visitors and 36 for residents. The site will also include a total of 65 bike parking spaces. City Planning Staff are currently working with the developer on Site Plan Approval
48 Havelock Street
This application dates back to 2003. In 2004 and 2005, the developer (JDC Property Management) filed the necessary Official Plan Amendment, Zoning By-Law and Site Plan applications to redevelop the property. The proposal was to demolish the existing structure which contained 16 rental units and construct a 4 storey structure containing 50 condominium stacked townhouses along with 61 underground parking spaces. City staff recommended that the redevelopment of the site be refused thus JDC appealed to the OMB. On January 2007, JDC revised their proposal to include only 45 stacked townhouses and rental replacement in an effort to settle with the City and prevent a long hearing. On March 7, 2007 it was accepted by City Council. They have revised their application to include 20 townhouse units with 24 underground parking spots. The revised changes were subsequently approved by the Committee of Adjustments. Site Plan Approval has been finalized and construction on the site is nearly completed.
- Background information can be found at: http://www.toronto.ca/legdocs/2005/agendas/committees/te/te050705/it042.pdf
- The OMB Decision Order can be found at: http://www.omb.gov.on.ca/english/eDecisions/eDecisions.html, with
830 Lansdowne Avenue
This is an Official Plan and Zoning By-law amendment to that proposes to develop the site at 830 Lansdowne Avenue. This includes the retention of the existing building at the corner of Dupont Street and Lansdowne Avenue for commercial purposes, and the construction of 558 residential dwelling units. 526 dwelling units will be contained in two towers of 23 and 27 storeys. The remaining 32 units are proposed on the third floor of the retained former industrial building. The total residential dwelling units will involve 422 one-bedroom units and 136 two-bedroom units. The development is proposed to have 725 vehicular parking spaces, 634 of which will be in a two-level underground parking garage. A total of 458 bicycle parking spaces are also proposed. City Planning Staff are currently working with the developer on Site Plan Approval and construction on the site is currently underway.
- The Preliminary Report can be found at: http://www.toronto.ca/legdocs/mmis/2011/te/bgrd/backgroundfile-36439.pdf
- The Final Report can be found at: http://app.toronto.ca/tmmis/viewAgendaItemHistory.do?item=2011.TE11.3
243 Perth Avenue
This is an Official Plan and the Zoning By-law amendment to permit the conversion of the existing church at 243 Perth Avenue into 26 residential units and construct a new 4-storey building (stepped back at the 4th storey) containing 14 residential units on the existing surface parking lot to the north of the church building. A total of 3,669 square metres of residential density is proposed, 2,471 square metres in the converted church and 1,197 square metres in the new building. The forty residential units include ten 1-bedroom units, twenty 1-bedroom plus den units, four 2-bedroom units and six 2-bedroom plus den units. In addition, the two lower units in the new building, facing Perth Avenue will have porches and street related entrances. A total of 20 parking spaces are proposed, with 16 located underground and 4 at grade. 3 parking spaces will be designated for visitors and 2 will be designated as car share spaces. City approved this application in October 2012. Construction work on site began shortly after; however, the work has been stalled for over 1 year. Final Site Plan Approval for this site has yet to be issued.
- The Preliminary Report can be found at: http://www.toronto.ca/legdocs/mmis/2012/te/bgrd/backgroundfile-43079.pdf
- The Final Report can be found at: http://www.toronto.ca/legdocs/mmis/2012/te/bgrd/backgroundfile-49209.pdf http://www.toronto.ca/legdocs/mmis/2012/te/bgrd/backgroundfile-50043.pdf
40 Westmoreland Avenue
In December 2003, the owners of the vacant church at 40-42 Westmoreland Avenue filed an application to amend the Zoning By-law to permit the church to be converted for residential use. Approval for the project permitted the conversion of the existing church into 25 dwelling units with 26 underground parking spaces. The new owners have purchased the site and the project has been redesigned with only 17 dwelling units, with each having its own point of entry. The property was subject to a Committee of Adjustment hearing on January 25th, 2012, where among the minor variances approved was a reduction in the number of parking spaces required from 24 (including 2 visitor spaces) to 18 (including 1 visitor space). Construction is complete and Site Plan Approval has been issued.
- The Final Report can be found at: http://www.toronto.ca/legdocs/mmis/2012/te/bgrd/backgroundfile-45946.pdf
1181 Queen St. West
The original Zoning Amendment Application asked for a 26-storey mixed-use building with 239 residential units. Local residents, City Planning and I agreed that this proposal was beyond the local planning context. City Council refused the application in May 2014 and the applicant appealed the City's decision to the OMB. In August 2014, Skale Developments purchased the property (along with the development application and appeal) and decided to create a new development proposal for the site. A revised application was submitted in October 2015 for a 16-storey mixed-use building with 146 residential units. Given the substantial amount of changes, my office and City Planning organized a community meeting in January to update residents on the new proposal and to obtain additional feedback. The application continues to be under appeal at the OMB and both my office and City Planning, along with the local community continue to work with the applicant in an attempt to shape the revised application to better fit with the character of our neighbourhood.
466 Dovercourt Road – The Matador
The owner of the old “Matador Club” originally planned to create a health and wellness centre at the site; however, at a community meeting in January 2015, he announced that he wanted to develop the site into special events venue with a capacity of 806 people. Residents raised several concerns with the new proposal, which included, parking, late closing times, and high patron capacity.
Soon after, the owner applied for a liquor licence and both the City and the Dovercourt College Residents Association objected. At the end of December, 2015, the Licencing Appeal Tribunal granted the liquor licence with the following conditions: alcohol service to end at 12:00 am (Sunday through Thursday), security cameras required on site at all times, lighting at the rear of the property to be added, and a reduced patron limit of 650 people.
1245 Dupont St - The Galleria Mall
In late 2015, developers Freed and ELAD purchased this property and decided not to proceed with the previously approved development plans from 2004, which allowed for 1,600 residential units in 6 buildings, between 6 and 19 storeys in height, as well as a block of 20 3½ storey stacked townhouses.
The developers hosted an open house in January to obtain feedback from the local community. They have also sought feedback from local community groups, businesses, and organizations on devising a development proposal for the site that fits better with the neighbourhood. To date, many issues have been raised including the need to incorporate independent retail, affordability (both in terms of housing and retail), improved mobility and green space on the site, and the need to preserve the history of the site/neighbourhood. Future community meetings will be held to obtain additional feedback as the developers continue to work on their application.