New Building Projects in the Junction

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STOP THE GHETTOIZATION OF HIGH PARK

7 New Hi-Rise Towers
are set to Overtake Your Neighbourhood

Population Density Doubled with up to 39-storey towers, 1700 units, and more than 5000 people.

Green Space Eliminated, 113+ Trees Removed, Services Strained

All Within a One-Block Radius of High Park/Keele TTC Station

For more information go the HIGH PARK COMMUNITY ALLIANCE

 

Make your voice heard!

Write to Councillor Sarah Doucette and City Planner Philip Carvalino to express your opinions.
Sarah Doucette’s email is: Councillor_Doucette@Toronto.ca
Philip Carvalino’s email is: pcarval@toronto.ca 
We suggest focusing on neighbourhood stability, ridiculous number of units, traffic, pedestrian realm, and wind tunnel effects.

Personal anecdotes are best. Think about the long-term effects, not the nuisance of construction or high towers. Below are some sample letters for your reference:


Minto Proposal Community Consultation

Monday, May 8, 2017

7 pm @ Lithuania House

1573 Bloor Street West


Great West Life Proposal Community Consultation

Thursday, May 18, 2017

7 pm @ Lithuania House

1573 Bloor Street West


THE WHITE WALL DEVELOPMENT

THE WHITE WALL DEVELOPMENT: AWAITING APPROVAL PHASE 2: 8.5 story, with a 26-meter white wall facing west.  We predict a notice to approve this will be posted n mid-August when folks are out of town.  It will be approved by your City Council the day after Labour Day at 10 AM, when you are taking the kids back to school. (Just like Phase 1)

Note: This Notice of Development Proposal image, has been adjusted to the true height of 26m.  The Planning dept.’s image was compressed to look like a 4 storey building.

As you can see, there is no sidewalk on Pacific Ave. just one of several key features removed to skew the image.

In the last public meeting, the traffic consultant informed us they had completed a “comprehensive traffic study of the area”. However, when asked how may cars are coming out of No Frills, they had no idea; how many cars were coming off of Keele St onto Vine, no idea; how many cars will be coming from the enlarged Sweet Potato, no idea; in fact, they had no traffic study at all.  Lastly, when asked to show an image of the proposed development to scale, their reply was “we can’t afford it”.   We have offered to donate $20 to the developer to pay for an image of the building to scale. No one has gotten back to us.

Make your voice heard!

Write to Councillor Sarah Doucette and City Planner Greg Byrne to express your opinions.
Sarah Doucette’s email is: Councillor_Doucette@Toronto.ca
Greg Byrne’s email is: gbyrne@toronto.ca
We suggest focusing on neighbourhood stability, ridiculous number of units, traffic, pedestrian realm, and wind tunnel effects.

Personal anecdotes are best. Think about the long-term effects, not the nuisance of construction or high towers. Below are some sample letters for your reference:


*APPROVED PHASE 1- 2978 Dundas St. W., Mid-Rise Apartment Building Proposal

For the site now occupied by Lan-Sushi and Sanction Skateboard building on the northwest corner of Pacific and Dundas. A preliminary meeting was held by the property owner on Feb. 13, 2014, where they presented initial plans for the site. Feedback was incorporated into their plans, and their application formally submitted to the City in the summer of 2014. On Tuesday 19th Aug. 2014, the applicants held a statutory public meeting where they presented their significantly revised plans. At the meeting, residents had a chance to formally give feedback to both the applicants and City Planning staff responsible for the file. The applicants (led by R. E. Millward & Assocs.) recorded and ignored negative feedback.

On September 8th. the day after Labour Day, your Community Councillors approved the project at that same meeting, and City Council gave final approval on September 30th.

Although the applicant has received approval for the overall shape and content of the building, their approval stated that the developer must consult with the JRA, the West Toronto Historical Society, and the Junction BIA when determining the detailed appearance of building so that proper consideration to “neighbourhood character” is taken into consideration. This will happen as a part of the process called “site plan approval”, which is not normally open to public input. The approved building specs are as follows:

HEIGHT: 26m high, with a white wall facing west. It will be an 8.5 -storey building.

HOW WILL THE BUILDING BE USED: The ground floor would accommodate 267m/sq of retail, and wrap around the corner of Dundas and Pacific. There will be 43 rental residential units in total (down from the 51 originally proposed). The building roof would have a partial green-roof in addition to outdoor amenity space for residents.

PARKING: There will be 41 bicycle parking spaces placed almost entirely under the building, with 3 visitor spaces at the rear. 24 automobile spaces would be available in “parking stackers” within the building, with 3 exteriour visitor spaces in the rear laneway.  When asked how many people will work in the 267m/sq of retail, they actually said: ” no one will drive cars because there is no parking”.  It would be amusing if it weren’t true.  A transcript of the meeting is available upon request.

EXTERIOR DIMENSIONS AND MATERIALS: The building is proposed to step back from Dundas Street West and Pacific Avenue above the 3rd and 5th storeys. The building would step back from the rear laneway immediately north of the building above the 4th, 5th and 6th storeys. There are slight protrusions on all sides into the 45-degree angular planes required by the City’s Mid-rise and Avenue Guidelines. The 1st storey would be mostly glass interspersed with brick. Storeys 2-5 would be composed mostly of brick with glass windows. Storeys 6 & 7 would be mostly glass. The western wall would have windows above the 2nd storey.

PLANS (including photographic photographic renderings and Sun/Shadow Impact Studies) for the application can be found on Councillor Doucette’s website . City Planner Paul Johnson’s preliminary report (pdf) and Final Report can be found at the Application Centre Website under the Supporting “documentation tab”.

Last updated 17th November 2015

** COMPLETED 2926 Dundas St. W. (RUE MORGUE) – “The century-old former funeral home” (see historical note) which for the past 15 years was labeled “The Rue Morgue House of Horror” was recently demolished, an event which came as quite a surprise to many Junction residents. The owners are built another structure on the site, one that is within the current zoning guidelines, and they received all of the requisite permits. Accordingly (and since there was no heritage designation for the demolished building or for the site), the owners did not have to go through any sort of public consultation process before replacing their building. Construction is now complete.

Last Updated 17 November 2015

**APPROVED 108 Vine Ave. (near Pacific) – The Sweet Potato natural food store, now located at 2995 Dundas St. W. has leased space in this old industrial building from its new owners, Govan Brown Inc., and has received approval to open a 1670 sq. metre (17,000 sq. feet) retail store on the site (855 sq. metres of which will be used for retail floor space). During the approvals process, many community members expressed concern about the possible effects of increased automobile traffic that could be generated by a supermarket at this location. In order to try and address these concerns, Councilor Sarah Doucette has initiated a concurrent process to increase the amount of “traffic calming” measures along Vine, McMurray, and Pacific. Her office has sought public input into what form those measures will take.

Last Updated 17 November 2015

**3260 Dundas St West (at Gilmour)

The new owner of the property on the North East corner of this site has applied to demolish the existing structure on this site and replace it with a new “mixed use” development consisting of retail and residential units. The proposal is mostly within the existing zoning regulations for the site, and so the owners of the property have only had to apply for minor variances from the zoning by-law through the Committee of Adjustment (CofA) (a local tribunal that rules on such matters). Although the owner received approval from the CofA in September, they have had to reapply due to adjustments made to their plans since then. Variances that were heard at the committee of adjustment, as well as input received from residents are outlined below, after the description of the building dimensions (and can be found on Coun. Sarah Doucette’s website).

Details of the proposal:

HEIGHT: 4 stories. The proposed height is below that allowed by the zoning by-law.

HOW WILL THE BUILDING BE USED: The proposal contains 9 residential townhome style condos, and 1 retail unit on Dundas St. There will be a screened-in rooftop terrace that would provide amenity space for residents.

PARKING: There will be 9 parking spaces in total. 6 to be accessed from Gilmour, and 3 more from the rear lane.

EXTERIOR DIMENSIONS AND MATERIALS: The building will be brick and glass. In order to address privacy concerns from the neighbours to the east, the easternmost wall will not have windows. The Gilmour sections of the proposal will be landscaped, and the rear laneway widened.

Variances:

    • Maximum permitted floor space index is 2.5 times the area of the lot.  The proposed building will be 3.25 times the area of the lot
    • The minimum required setback from the lot line on the opposite side of the lane is 7.5m.  The proposed building will be 6.36m from the lot line, after the lane widening
    • The building must be within the 45 degree angular plane.  The proposed building will penetrate the angular plane very slightly at the top corner of the rear of the building
    • There are several variances related to the parking entrance location and width.  This was brought up at the Community Meeting.  However, it was felt that it is actually better for the street, as there would be less ‘car’ space, and more ‘people’ space.  Since there are only six parking spots it would access, it is unlikely that there would be back-up on the street
    • There are a few variances related to a ‘building behind a building’.  This is because of the retail component, which we are actually encouraging on the street.

Last Updated 18 November 2015

** The Junction Commons Project, which proposes to create a community hub in the old police building at 209 Mavety St., is still  working with the City in exploring design and funding possibilities, and they are actively seeking community members to help in various capacities.

** Upper Junction Project: Though outside the boundary of the Junction Residents Association, there is a proposed development near St. Clair Avenue and Keele Street that residents might be interested in knowing about. From a community meeting on July 29 we have learned the following:

  • Where: Old Benjamin Moore site, bounded by St. Clair, Mulock, Lloyd and the tracks.
  • What: Proposed set of residential and commercial buildings, four buildings in total: three for housing, with 468 units and 493 parking spaces, and being 12 to 14 storeys high; a fourth building of 8-9 storeys is planned to be commercial (employment) space.
  • More info: http://stantonrenaissance.com/thejunction/

Other projects in the Junction and surrounding neighbourhoods in Ward 13 are discussed in a good compendium on Councillor Doucette’s website.

In addition, we here mention developments in our area which are now being built or were recently completed:

**DuKe Condos, 2803 Dundas St. W. – The sales office is open at 2800 Dundas St. W. Construction on the site started in the second half of 2014.

**Victoria Lofts, 152 Annette St (at Medland St.) – formerly Victoria Royce Church, now condo apts. Occupied.

**Park Lofts, 200 Annette St. (at High Park Ave.) – formerly Czechoslovak Church, now condo townhouses. Occupied.

* Some Definitions:
The Official Plan is Toronto’s master planning document which designates all land in the city for a particular use. In addition, it sets out high-level policies regarding various uses. Once enacted, new zoning by-law provisions cannot conflict with the Official Plan.

It is our understanding that while changes to the Official Plan do not automatically void existing zoning restrictions, they do supercede them- meaning that when considering applications, either at the municipal level or at the Ontario Municipal Board (OMB), Official Plan policies will prevail over existing zoning restrictions.

The City’s “zoning by-law” is a separate document that fleshes out the details of land-uses as they relate to specific pieces of land.

The Ontario Municipal Board (OMB) is the provincial tribunal responsible for adjudicating planning disputes. Its decisions are final and unappealable unless they make an error in law.

Page last updated 11th March 2015.

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