2 COMPLETING A COMMUNITY North York Development Proceeds SCARBOROUGH 4 JUNCTION TRIANGLE 3585 St. Clair Ave. East Proposal
FRIDAY, NOVEMBER 13, 2020
Vol. 24 No. 45
PROPOSED OPAS TO SHAPE THE FUTURE OF KEELE-FINCH GROWING WITH INFRASTRUCTURE
Marc Mitanis
wo O cial Plan Armstrong told NRU. “It’s not meetings with students and stations and their immediate Amendments (OPAs) being about the transit infrastructure business owners, and online surroundings as PMTSAs. T proposed by the city aim itself, but about how to grow engagement opportunities. A OPA 482 identi es the Finch to provide a blueprint for future with that infrastructure.” preferred concept was endorsed West Transit Station Area—the development in the Keele-Finch A proposed secondary by North York community area around the Finch West neighbourhood, harnessing plan and two Protected council in 2018 and city subway station and the future anticipated population and Major Transit Station Areas sta began working on the Finch West LRT station—as employment growth and (PMTSAs) forecast where development of a secondary a PMTSA where growth is leveraging investment from the and how growth will occur. plan. targeted to accommodate at
December 2017 opening of the Public consultations began Presented at a virtual public CONTINUED PAGE 9 Finch West subway station and in 2016 and took numerous information session held on the future opening of the under- forms, including open houses, November 9, the rst OPA Map showing the construction Finch West LRT. workshops, community de nes two higher-order transit two nodes, several corridors, and distinct However, owners of employment neighbourhood lands in the Keele-Finch area districts identified in are expressing concerns that the proposed Keele proposed residential permissions Finch Secondary Plan, which includes policy contained in the OPAs are directions to guide incompatible with existing development in the industrial operations. area. The Keele Finch and Sentinel nodes e proposed OPAs are the will allow for the outcome of the multi-year Keele tallest buildings, cor- Finch Plus study and will be used ridors accommodating lower densities stem to guide development in the area from the nodes and over the coming decades. are oriented along “ e Keele Finch Plus study Keele and Finch, is about how to plan for future and neighbourhood districts are existing growth and change in the area areas where compat- given that new rapid transit ible infill develop- investment,” City of Toronto ment could occur. strategic initiatives planner Matt SOURCE: CITY OF TORONTO NORTH YORK DEVELOPMENT TO PROCEED WITH EXPANDED COMMUNITY SPACE UPCOMING DATES
NOVEMBER 16 Board of Health, 9:30 a.m., (video conference) COMPLETING A COMMUNITY TTC Board, tbc (video conference)
17 Planning & Housing Committee, 9:30 a.m., (video Marc Mitanis conference)
18 Executive Committee, 9:30 a.m., (video conference) he second phase of the make optimal use of planned the third and fourth oors. 23 Budget Committee, 9:30 a.m., Newtonbrook Plaza programs and functions for “We worked closely with (video conference) T redevelopment near Yonge it, including a gym and a city sta to ensure what 25-26 and Finch in North York is 900-square-metre daycare we brought forward in our Council, 9:30 a.m., (video conference) proceeding with an expanded facility. e developer-funded application satis ed the needs
26 Design Review Panel, time integrated community centre community centre and daycare of the community,” Santino told TBC, (video conference) aer the previously proposed were part of the terms of a NRU. “We have space for a full 30 General Government & size of the space was deemed settlement between the developer gymnasium, a running track and Licensing Committee, 9:30 a.m., (video conference) insu cient by city sta and the and the city approved in 2015. multiple breakout rooms. Both local councillor. At full buildout, “City sta and our local sides are more comfortable with Toronto Preservation Board, 9:30 a.m., (video conference) the development will include ve councillor wanted to ensure that the current design with respect to
DECEMBER towers, 1,750 residential units, the community centre be designed how it addresses the city’s space 1 Infrastructure & Environment and approximately 16,723 square and constructed so as to provide needs.” Committee, 9:30 a.m. (video metres of o ce and retail space. the best possible utility in the North York district conference) A site plan application for future for the local residents,” community planning manager 2 Toronto & East York Community Council, 9:30 a.m. the second phase of the M2M Aoyuan International senior Giulio Cescato told NRU the (video conference) Condos project by developer vice-president of development space proposed by the applicant 3 North York Community Aoyuan International was Vince Santino told NRU. “We in the site plan application Council, 9:30 a.m. (video conference) received by the City of Toronto listened and were happy to rise is what was agreed to with
4 Budget Committee, 9:30 a.m. on October 22. Two weeks prior, to the challenge. Our site plan Parks Forestry and Recreation (video conference) a motion at the North York application is reective of this sta . “We’re satis ed that this Etobicoke York Community community council from ward joint sentiment. We’re committed will ful ll the programmatic Council, 9:30 a.m. (video conference) 18 Willowdale councillor John to working with the city sta requirements to make this much Filion authorized city sta to throughout the process toward more useable to the community,” CreateTO, 9:30 a.m. (video conference) enter into discussions with the achieving that end goal.” Cescato told NRU.
7 Economic & Community developer to expand the size of a e proposed site plan e additional gross oor Development Committee, proposed community centre that application now includes area for community uses permits 9:30 a.m. (video conference) would be integrated into the base allocations for a 4,317.6-square- additional developable gross 8 Planning & Housing Committee, 9:30 a.m. (video of the development. metre community centre and a oor area in accordance with conference) e motion came aer 1,032.2-square-metre daycare the bonusing provisions of the city sta determined the centre. e daycare will be North York Centre Secondary 3,232-square-metre community located on the ground oor, with Plan, requiring adjustments to centre was not large enough to the community spaces occupying CONTINUED PAGE 3
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Ian A.R. Graham, Publisher Rob Jowett, Reporter Jeff Payette SALES/SUBSCRIPTIONS Novæ Res Urbis Toronto Corporate Office Billings Department [email protected] [email protected] Design/Layout is published 50 times a Ext. 222 Ext. 226 [email protected] [email protected] 1200 Bay Street, Suite 1101 NRU Publishing Inc. year and is not to be Ext. 228 Toronto, ON M5R 2A5 PO Box 19595 Manulife PO, Irena Kohn, Editor Peter Pantalone Annual subscription rate is redistributed without the Tel: 416.260.1304 Toronto, ON M4W 3T9 [email protected] Planning Researcher Samantha Lum $409 +HST (ON). written consent of the Fax: 416.979.2707 Ext. 223 [email protected] Sales and Circulation Complimentary trial publisher. ISSN 1918-7548 [email protected] Marc Mitanis, Senior Reporter subscriptions are available. Ext. 224 [email protected] Ext. 225 Advertising rates available upon request. FRIDAY, NOVEMBER 13, 2020 NOVÆ RES URBIS TORONTO 2 Wallman noted in the press spaces and that the proposed COMPLETING release. community spaces and daycare Wallman said this function as envisioned. “We arrangement makes drop-o s believe a complete community A COMMUNITY and pick-ups at the building means a true, integrated mix of
CONTINUED FROM PAGE 2 easier while creating a dynamic uses,” Santino told NRU. “When interplay between indoor and you have that mix of uses, the the building envelope. City sta e community spaces will outdoor spaces. Wallman also site becomes more dynamic and are now processing o cial plan be provided along the eastern said the community spaces will active with workers, residents and zoning by-law amendment edge of the podium opposite a have a distinctive palette largely and the broader community all applications to provide for the new one-acre public park with de ned by glass elements to co-mingling and interacting.” additional gross oor area and playground amenities and green promote visual connections. City sta are expected to building envelope adjustments. spaces. “By organizing the spaces Santino said Aoyuan is report back to North York “ ere are a number of pieces along the eastern edge, we get a committed to ensuring the community council no later to making this work, including stronger connection between the retail, o ce, and residential than December 3 to provide an some changes to the height and public parts of the building and components are not adversely update on how the development density of the development to the new park,” said Wallman impacted by accommodating has evolved since the request for o set the loss of residential space Architects principal Rudy the expanded community an expanded community space the applicant is incurring by was made. making the community centre larger, and the use of section 37,” Rendering showing an aerial perspective of Aoyuan Cescato told NRU, referring to International’s M2M Condos project at Yonge Street and the density bonusing provisions Cummer Avenue, the former location of Newtonbrook included in the Planning Act. Plaza. The second phase of the mixed-use develop- ment (centre) was submitted for site plan approval in Currently under October and will include an expanded community centre construction, the rst phase of following a request from local ward 18 Willowdale the development includes high- councillor John Filion. A new public park will be located just east of the development. Phase one, (right) is now rise residential towers 36 and 34 under construction and will include 36- and 34-storey storeys tall. e second phase residential towers and a shared podium with commercial will introduce 40- and 34-storey office and retail spaces. A fifth mixed-use, mid-rise building (left) has also been proposed and will advance towers to the site rising from in the third phase of development. a shared podium with 3,628 SOURCE: AOYUAN INTERNATIONAL square metres of commercial ARCHITECT: WALLMAN ARCHITECTS o ce space, 59 square metres Rendering showing the second phase of Aoyuan of retail space fronting Yonge International’s M2M Condos project at the former site of Street, and the city-operated Newtonbrook Plaza in North York. The second phase will community centre. include residential towers of 40 and 34 storeys, with a city-operated community centre included in the podium. “With design details still SOURCE: AOYUAN INTERNATIONAL being re ned, the early focus [for ARCHITECT: WALLMAN ARCHITECTS the site plan application] was on Rendering showing the podium of the second phase organizing the individual uses in of Aoyuan International’s M2M Condos project at the the building and expanding the former site of Newtonbrook Plaza in North York. The community centre to maximize second phase will include residential towers of 40 and 34 storeys sharing a podium with a city-operated the o ering of services and community centre, daycare facility, commercial office planned programming to serve space, and ground-level retail space. A park will be the Yonge-Finch area residents,” located across from a new road situated east of the buildings. a press release from Aoyuan SOURCE: AOYUAN INTERNATIONAL International said. ARCHITECT: WALLMAN ARCHITECTS
FRIDAY, NOVEMBER 13, 2020 NOVÆ RES URBIS TORONTO 3 3585 ST. CLAIR AVENUE EAST SCARBOROUGH JUNCTION TRIANGLE
Rob Jowett
f approved, a proposal for (Scarborough GO), we can to the southeast. While how these lands will be used. a massive redevelopment create a new gateway into Republic and Harlo own and Site A also includes a triangular I project will intensify the Toronto—only 18 minutes are planning to redevelop the parcel on the west side of lands around a Scarborough away—and a new centre for the entire site, the current OPA and Danforth bound by St. Clair GO station and create a new entire south Scarborough area.” rezoning applications apply to East and Kennedy Road. urban centre. e site is part of the the northern section of the site Site A currently hosts low- Republic Developments and Scarborough Junction which is designated site A. Sites density commercial uses and Harlo Capital are proposing a Triangle, a 10.5-hectare area B and C are included in the an indoor sports complex. All mixed-use development on an bound by St. Clair East to the master plan for demonstration existing buildings on the site approximately 8.9-hectare site north, Danforth Road to the purposes, but are not subject are proposed to demolished, at 3858 St. Clair Avenue East. northwest, Kennedy Road to to the application and Republic with many of their current uses e proposal includes a master the west, and the rail corridor and Harlo have yet to determine proposed to be replaced within plan for 17 buildings between the development. e site is also 15 and 42-storeys in height with adjacent to the Scarborough GO base buildings up to 12-storeys. Station, and the development e development would contain would include a 537-square 5818 condominium units, metre entrance to the station. 309 rental apartment units, e site’s new buildings 15,321-square metres of retail would be centred around a space, 4,624-square metres of 1.87-hectare central park which community space, 1.87-hectares will create a focal point for the of parkland, and three new development, and add a bu er public streets. Republic and between the buildings and the
Harlo are seeking an o cial CONTINUED PAGE 5 plan amendment and rezoning approval to allow the project. Map showing the site at 3585 St. Clair Avenue East in Scarborough, where Republic Developments and Harlo Capital propose to build a 17-building “ e vision is to create a mixed-use development. Republic and Harlo are seeking an official plan vibrant and complete transit- amendment and rezoning approval to allow the project. oriented community that SOURCE: CITY OF TORONTO PREPARED BY: BOUSFIELDS responds to the needs of the city and local neighbourhood Map showing the entire 10.5-hectare Scarborough Junction Triangle. which are changing rapidly— Republic Developments and Harlo Capital own all the land shaded in purple, but only the areas shown in the previous map are subject to the current especially as we’ve experienced development application. Uses for the remaining triangle lands, primarily the e ects of COVID-19,” on the southern portion of the site, will be proposed and planned at a later Republic Developments date. SOURCE: CITY OF TORONTO president Matt Young told PREPARED BY: BOUSFIELDS NRU. “By optimizing existing infrastructure and adding appropriate density to an underutilized transit station
FRIDAY, NOVEMBER 13, 2020 NOVÆ RES URBIS TORONTO 4 and entertainment, a grocery retail corridors that characterize SCARBOROUGH store/shopping options, better most of the area now. walkability, and new parks and “[ is project is] an green spaces.” example of looking at those JUNCTION Young says he expects the CONTINUED PAGE 6 development to act as a catalyst for intensi cation in the area. Clockwise from top right: TRIANGLE Map of the master plan for the site He notes that Scarborough has showing the proposed buildings cen- CONTINUED FROM PAGE 4 lagged behind the rest of the tred around the proposed 1.87-hectare city in terms of redevelopment central park. rail corridor. e park will be expansion of the rail corridor. SOURCE: CITY OF TORONTO and densi cation, but will ARCHITECT: GIANNONE PETRICONE ASSOCIATES landscaped mainly green space, “From a neighbourhood likely now lead the next phase but would also include two perspective, we think the of growth in the GTHA. He Renderings of the proposed mixed-use multi-sport courts that could project is going to add a lot of development, which includes 17 build- adds that change is inevitable ings between 15 and 42-storeys tall be used for basketball or tennis positive elements that will make given the housing crisis and the with base buildings up to 12-storeys. in warmer weather, and as a it more desirable, inclusive, and need for residential space in The proposed development would contain 5818 condominium units, 309 hockey rink in the winter. An liveable,” says Young. “Before we the city, as well as the increased rental units, 15,321-square metres approximately 3,700-square developed our plan, we engaged focus from both the city and of retail space, 4,624-square metres metre community facility with the local community and from planners generally on of community space, 1.87-hectares fronting onto the park is also received nearly 200 survey creating complete communities, of parkland, and three new public streets. proposed, and could include submissions letting us know as opposed to the bedroom SOURCE: CITY OF TORONTO recreation or sports facilities what they felt the community communities and low-density ARCHITECT: GIANNONE PETRICONE ASSOCIATES to replace the existing complex was missing. Our plan marked for demolition on the responded speci cally to these property. e park would be submissions, which included designed to allow for future the need for new restaurants
FRIDAY, NOVEMBER 13, 2020 NOVÆ RES URBIS TORONTO 5 signi cant densi cation and this would be considered one of SCARBOROUGH adds signi cant building heights those major transit hubs. So I to the area, it is likely more think there’s opportunity there.” acceptable given the bu ers Young says Republic and JUNCTION to the surrounding residential Harlo are hoping to have most areas created by the rail corridor of the necessary planning TRIANGLE and major roads. He notes that approvals within the next year while intensi cation of the and a half. He adds that the
CONTINUED FROM PAGE 5 Golden Mile along Eglinton rst stage of the project will Avenue East will be the heart of be remediating the site, which areas in the city, particularly recognizing the challenge, of Scarborough’s redevelopment, will mainly involve removing in Scarborough, where they course, is how do we retain our large redevelopments like this most of the soil which is have either been traditionally industrial employment lands, will further contribute to the contaminated from decades of industrial or employment and not allow them to go into evolution of Scarborough into industrial use. lands… [whose time] has that sort of mixed residential.” an urban centre. Bous elds is the lead come,” Ward 20 Scarborough Crawford says it is “It’s that whole opportunity planner for the project. Southwest councillor Gary important to preserve the to have a full community with a Giannone Petricone Associates Crawford told NRU. “As we’re jobs that would be lost on the work-live area,” says Crawford. is the lead architect. looking at developing and site due to redevelopment in “When you’re looking at our expanding and growing the city, order to help build a complete o cial plan and growth plan, City of Toronto planning sta these are the kind of areas that community in the area. He says we’re looking at intensi cation were unavailable to comment for you have potential—but also that while the proposal includes around major transit hubs, and this story by deadline.
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FRIDAY, NOVEMBER 13, 2020 NOVÆ RES URBIS TORONTO 6 MIXED-USE DEVELOPMENT PROPOSED FOR 290 OLD WESTON ROAD TRANSFORMING THE JUNCTION
Rob Jowett
f approved, a proposed property sat vacant and taxes be an area… [where] you’re Transportation Master Plan development in e Junction and utility bills accumulated going to nd good, high quality plans to extend Davenport Road I will add signi cant density until the property was more employment, like o ces… north through the site to Union to a low-density former than $500,000 in debt. e site supported by the residential Street. e development plans industrial area of the city and was sold to i2 by the City of development on the same land.” accommodate this extension. will also add a diverse mix of Toronto in a tax sale. Foderick says the project e lands are currently land uses there. “It’s a good news will be a massive change for designated for employment use, At its meeting November story, especially for that the area, which is currently as is much of the surrounding 10, Toronto and East York neighbourhood who’s sick characterized mainly by one area. Foderick says the city’s Community Council adopted of that blighted property or two-storey single-detached Keele-St. Clair planning study, a preliminary report regarding which was abandoned and houses and businesses. Toronto which is considering how best a mixed-use development contaminated and just an planning sta are currently to redesignate the lands, is proposal at 290 Old Weston eyesore that was full of tall undertaking the Keele-St. important to helping revitalize Road. i2 Developments grass and weeds for so long. Clair Local Planning Study to the area. He adds that Site (Old Weston) is proposing And the property was boarded prepare for intensi cation in Speci c Policy 441 allows a 29-storey tower containing up and everything’s unsightly,” anticipation of a SmartTrack residential uses on the site, 277 condominium units with a says Foderick. “[ is proposal] and GO Station planned for which means the proponents six-storey podium containing really represents what the future 2-80 Union Street, which of the project were able to add 4,643-square metres of o ce of that area is going to be. It’s will be a major transit station more employment uses than space. i2 Developments is going to be an area that has a area. Additionally, the would otherwise be possible. seeking o cial plan amendment lot of residential, it’s going to existing St. Clair Avenue West CONTINUED PAGE 8 and rezoning approval to permit the project. Location of i2 “It’s going to be the rst Developments (Old of what I expect to be many Weston)’s proposed projects to follow in that mixed-use develop- ment in The Junction area,” McCarthy Tétrault LLP neighbourhood. The partner Michael Foderick company is seeking told NRU. McCarthy Tétrault official plan amend- ment and rezoning is representing i2 in their approval to allow the application. project.
Foderick says most recently, SOURCE: CITY OF TORONTO PREPARED BY: BOUSFIELDS the site had been a Cadet Cleaners dry-cleaning store which shut down many years ago. He says the site was le too contaminated by industrial runo from the store to make site remediation feasible for a similar use, and so the
FRIDAY, NOVEMBER 13, 2020 NOVÆ RES URBIS TORONTO 7 [expectations] rst to see how development team intends to TRANSFORMING we’re going to develop the area. gain permissions for the project is piecemeal approach is not as soon as possible, which he THE JUNCTION what the area needs, the area says he hopes will be in early needs a vision.” 2021.
CONTINUED FROM PAGE 7 Bailão says she expects Bous elds is the lead the area to transform into a planner for the project. TACT “ e economics simply develop the planning studies complete community with a Architecture is the lead aren’t there for [exclusively rst? … It is important that we diverse mix of uses. She says she architect. employment] development,” establish some… principles, wants to see the employment says Foderick. “It’s only because [establish] some of these built uses change from industrial uses City of Toronto planning sta of the residential permissions form [expectations], some to ones more compatible with were unavailable to comment for there that we will make an of the community bene ts an urban environment, and this story by deadline. attempt at the non-residential, that new developments need to so to speak. And so, by allowing Renderings of the development provide additional community the residential permissions, it’s proposed by i2 Developments (Old space and a ordable housing not just going to allow some Weston) for 290 Old Weston Road. to the area. Bailão adds that The proposed development includes redevelopment to happen, a 29-storey tower with a six-storey the area is also in need of a whereas it otherwise wasn’t podium, containing 277 condominium signi cant amount of new happening… but you’re actually units and 4,643-square metres of parkland, some of which could office space. going to achieve probably more be provided in this project. SOURCE: CITY OF TORONTO non-residential than you ever ARCHITECT: TACT ARCHITECTS Foderick says the would have received if you just had the non-residential alone.” e city sta report on the proposal says the development does not raise many major concerns. It notes that the development will be planned in concert with the planning study, which will allow sta to determine the best heights and densities for the area. Final consideration of the proposal will not occur until the results of the planning study have been voted on by council. “Everybody understands that there’s density coming to the area, there’s a new community that is going to be built… but there’s no question that [the proposal] is being quite ambitious on the request for density on the site,” Ward 9 Davenport councillor Ana Bailão told NRU. “My main concern is actually how do we
FRIDAY, NOVEMBER 13, 2020 NOVÆ RES URBIS TORONTO 8 in the secondary plan. Situated envisioned as a mid-rise urban GROWING WITH around the Finch West and form with minimum building Sentinel transit stops, these heights of four storeys, or INFRASTRUCTURE zones also allow additional approximately 12 metres, and height if development applicants maximum building heights
CONTINUED FROM PAGE 1 can demonstrate there is between 25 and 35 metres (40 su cient local infrastructure metres would be permitted at least 200 people and jobs per metres) and highest densities in and transportation capacity in the southwest corner of Keele hectare. e second PMTSA the neighbourhood would be the area to sustain additional and Finch), and retail required identi ed by the city—the permitted. heights and that the Downsview at grade. Armstrong says Sentinel Transit Station Area e OPA has provisions for ight paths will not be impeded existing mid-rise commercial (surrounding the area around Potential Additional Height by them. buildings at Finch and Tangiers the future Sentinel LRT stop) Zones to allow proposed Corridors oriented along Road provide an example of is targeted to accommodate at developments to exceed Keele and Finch and extending what that built form could look least 160 people and jobs per building height maximums from the nodes would include like. hectare. in the event that Downsview a variety of land uses with Five neighbourhood Armstrong said OPA 482 Airport ceases operations and lower densities than the nodes districts—Fountainhead, opens the door to development its lands are redeveloped with themselves. For example, University City/Four Winds, of a ordable housing in the area other uses, instilling exibility Keele Street south of Finch is Catford, Broadoaks, and through inclusionary zoning, Derrydown—would feature
which is only permitted within CONTINUED PAGE 10 PMTSAs or areas where a development permit system has Map showing the land uses outlined in been ordered by the Minister the proposed Keele Finch Secondary of Municipal A airs and Plan. The development framework Housing: [See Accommodating is the result of the multi-year Keele A ordable Housing, NRU Finch Plus study, which was initiated to determine how investment in local September 25, 2020 Toronto public transit could be leveraged. edition.] The existing industrial lands located “[ e city] is not currently east of Keele Street would remain as employment lands under the identifying this area for Keele Finch Secondary Plan, with the inclusionary zoning, but majority of lands along the Keele and things could change in the Finch corridors being designated as mixed-use areas. future,” Armstrong noted at SOURCE: CITY OF TORONTO the November 9 meeting. “ is plan, if it goes forward, Map showing the maximum building would make it possible to have heights envisioned in the proposed Keele Finch Secondary Plan to ensure inclusionary zoning here.” a mix of building typologies, transi- OPA 483 is the proposed tions in scale, and a high-quality pub- Keele Finch Secondary Plan. lic realm. The intersections of Keele e document envisions future and Finch and Sentinel and Finch permit the tallest buildings. Potential development organized around Additional Height Zones around the the two transit nodes, multiple Finch West subway station and future corridors, and ve distinct Sentinel LRT stop allow developments to exceed maximum heights if there is neighbourhood districts. Nodes sufficient infrastructure capacity and centred at Keele and Finch and Downsview Airport flight paths will not Sentinel and Finch are where be impeded. the tallest buildings (up to 55 SOURCE: CITY OF TORONTO
FRIDAY, NOVEMBER 13, 2020 NOVÆ RES URBIS TORONTO 9 present compatibility issues believe that density increases GROWING WITH with fuel terminals operated by on the east side of Keele Street Imperial Oil, Shell Canada, should be achieved through job INFRASTRUCTURE and Suncor Energy to the north creation rather than [through] and east. Lands immediately an increase in residential
CONTINUED FROM PAGE 9 west of the Imperial Oil development in order to remain terminal at 1150 Finch Avenue compatible with the existing incremental in ll development further transitions to light, West are proposed to be industrial activities of this compatible with the unique medium and heavy industrial designated ‘mixed-use areas employment area.” features and attributes of each activities. B’, and would not permit e Ontario Ministry of district, including the massing “We know that employment residential development. Environment and Energy and scale of existing buildings. areas generate more transit “We understand and considers the fuel terminals e secondary plan trips than residential does,” support the Province of a ‘Class III’ industry. e designates much of the land Armstrong told NRU. “So, Ontario and the City of Ministry’s D-6-3 guidelines within the Keele Finch and intensifying employment makes Toronto’s objective of wanting recommend a minimum Sentinel nodes as mixed- good sense near rapid transit to increase densi cation of distance of 300 metres between use areas and preserves stations, or in this case, two residents and employment close the property line of Class III employment and industrial uses rapid transit lines.” to a major transit facility such industries and sensitive land in areas located east of Keele But the Canadian Fuels as the Keele-Finch Subway uses, including residential. Street, where land currently Association says residential station,” Canadian Fuels A noise, air quality, and accommodates a diversity of uses contemplated around Association senior advisor safety study conducted by uses, including fuel distribution, Finch West subway station of communications Janiece WSP on behalf of the City scrap collection and sorting, under ‘mixed-use areas A’ of Walsh told NRU in an emailed of Toronto and released in and manufacturing. the proposed secondary plan statement. “However, we January 2020 determined that “ e employment area noise and air quality issues employs a huge number of can be mitigated in residential
people within the city and is CONTINUED PAGE 11 identi ed as a provincially signi cant employment area,” Rendering demonstrating the Armstrong told NRU. “ ere’s proposed compact, mid-rise built form envisioned along Keele Street south quite a diversity of jobs that of Finch Avenue West in the proposed exist in that employment area Keele Finch Secondary Plan. The today, and as we grow into proposed secondary plan is the result the future, with the new rapid of the multi-year Keele Finch Plus study, which determined how subway transit, we want to make sure and LRT investment could be best that the area can leverage the leveraged to guide development in the assets for the bene t of both the neighbourhood. community and the city.” SOURCE: CITY OF TORONTO
Armstrong said the Rendering demonstrating the built secondary plan provides for a form and public realm along a new reasonable transition between road north of Fountainhead Park as envisioned by the proposed Keele mixed-use residential areas on Finch Secondary Plan. The proposed the west side of Keele Street, secondary plan is the result of the south of Finch, and intensi ed multi-year Keele Finch Plus study, which determined how subway and LRT employment lands in the form investment could be best leveraged to of mid-rise o ce and multi- guide development in the neighbour- storey manufacturing on the hood. east side of Keele, which then SOURCE: CITY OF TORONTO
FRIDAY, NOVEMBER 13, 2020 NOVÆ RES URBIS TORONTO 10 “[WSP has] indicated there the Local Planning Appeal GROWING WITH are areas east of Keele Street Tribunal. “We’ve done our that are appropriate from a land best to achieve consensus, INFRASTRUCTURE use compatibility perspective and if there are individuals for sensitive uses,” said or organizations that want to
CONTINUED FROM PAGE 10 Cassidy Ritz, project manager present a challenge, they’re well at Toronto’s City Planning within their right to do so,” developments, health care concludes a risk assessment Division, at the November 9 Armstrong told NRU. “We’d like facilities, and schools through should be conducted by the meeting. “ ere were certain to avoid appeals if we can, but speci c building features such developer to examine and areas identi ed that weren’t if that happens, it’s part of the as sound resistant windows minimize any identi ed safety appropriate for sensitive uses, process.” and doors, and by installing concerns. Development between and those are reected in the An online survey collecting inoperable windows to prevent 175 and 270 metres from secondary plan and there feedback on the proposed OPAs the entrance of poor quality the tanks would require the are also requirements for is now open. e OPAs and air. e study also suggested developer to work with the fuel detailed risk assessments to be a nal report on the plan will that detailed noise and air terminal operators to ensure submitted at the development be considered at the planning quality impact assessments be proper evacuation and alert review stage.” and housing committee on requested for these sensitive systems are in place. e study Despite the lingering December 8, and if endorsed, land uses in mixed-use areas. determined that no concerns concerns from the Canadian will be presented before For development to proceed exist for proposed developments Fuels Association, Armstrong council. within 175 metres of a fuel beyond 270 metres from the fuel told NRU he isn’t worried distribution terminal, the study storage tanks. about appeals of the OPAs to FOR SALE APPROVED TOWNHOUSE DEVELOPMENT SITE 9113-9125 BATHURST STREET, RICHMOND HILL
• Site area of 1.16 acres • Site Plan Approved for 21 common element condominium townhouses with a total GFA of 47,624 square feet • 4km from the Rutherford GO Station BATHURST STREET • Within walking distance to retail amenties and grocery stores ` FOR MORE INFORMATION PLEASE CONTACT: CLICK FOR BROCHURE
TREVOR HENKE* DAN ROGERS** JEFF LEVER* VICE PRESIDENT SENIOR VICE PRESIDENT VICE PRESIDENT 416 756 5412 416 359 2352 416 359 2492 [email protected] [email protected] je[email protected]
FRIDAY, NOVEMBER 13, 2020 NOVÆ RES URBIS TORONTO 11 STANDING COMMITTEE AGENDAS
PLANNING & HOUSING EXECUTIVE COMMITTEE that council request the COMMITTEE Government of Ontario to Executive Committee will withdraw its amendment to Planning & Housing Committee consider the following at the Municipal Elections Act will consider the following its meeting Wednesday, as it pertains to ranked ballot at its meeting Tuesday, November 18 at 9:30 a.m. via elections. November 17 at 9:30 a.m. via videoconference. videoconference. Surface Transit Network Plan Regulation and compliance update—Report provides an framework for multi-tenant update on the dra Surface houses—Report recommends Transit Network Plan and that sta be authorized to seeks council feedback on create a comprehensive city- and endorsement of the wide regulatory framework proposal for conducting public for multi-tenant houses consultation on the dra Plan. (lodging houses), and to develop and implement Metrolinx transit expansion enhancements to the licensing projects—Report provides and enforcement framework an update on two Metrolinx for multi-tenant housing. A Bus Rapid Transit projects nal recommendation and (Durham-Scarborough proposed zoning by-law BRT and Dundas BRT) and amendments will be brought responds to several city Position: Development Planner forward to Planning & council directives related to Experience working on large mixed used developments within Toronto’s core is an essential requirement Housing Committee in 2021. the proposed Ontario Line and Metrolinx GO Expansion *HQHUDO4XDOL¿FDWLRQV 8QLYHUVLW\GHJUHHLQXUEDQSODQQLQJJHRJUDSK\RUHTXLYDOHQW Front-yard parking pads—Letter Program. $SSUR[LPDWHO\\HDUVRIH[SHULHQFHLQWKH3ODQQLQJDQG'HYHORSPHQW¿HOG ([SHULHQFHZLWKWKHSUHSDUDWLRQRIDSSOLFDWLRQPDWHULDOVLQVXSSRUWRI23$=%$ from Councillor Gord Perks 0963$DSSOLFDWLRQV requests sta to report back by Data for Equity Strategy— +DUGZRUNLQJDQGHQHUJHWLFZLWKWKHFDSDFLW\DQGZLOOLQJQHVVWRPDQDJH PXOWLSOHWDVNVWRUHVSRQGWRGHPDQGLQJGHDGOLQHV March 2021 on changes that Report seeks council approval ([FHOOHQWLQWHUSHUVRQDOZULWWHQDQGRUDOFRPPXQLFDWLRQVNLOOV )OH[LEOHDGDSWDEOHRSHUDWLQJVW\OH±KDVDELOLW\WRDGMXVWDVZRUNUHTXLUHPHQWVHYROYH can be made to the Municipal of the Data for Equity Strategy, Code and/or city planning which will support city General Responsibilities Working with the SVP, Development and Director, Development on the processes to protect City divisions in their e orts to management of the entitlement and development process: Council’s authority to regulate collect, analyze, report and 7KH'HYHORSPHQW3ODQQHUZLOODVVLVWWKH'HYHORSPHQWWHDPRQDOODVSHFWVRI .LQJVHWW¶VHQWLWOHPHQWLQLWLDWLYHV front yard parking, in light of a apply disaggregated population +DVDQXQGHUVWDQGLQJRIWKHHQWLWOHPHQWSURFHVVUHTXLUHGWRREWDLQPXQLFLSDODSSURYDOV +DVDJHQHUDOXQGHUVWDQGLQJRIWKH&LW\RI7RURQWR¶V7DOO%XLOGLQJ*XLGHOLQHV recent Toronto Local Appeal and place-based data to inform DQG0LG5LVH*XLGHOLQHV Body decision that approved a program planning and service $VVLVWLQWKHSUHSDUDWLRQRIDSSOLFDWLRQVDQGFRRUGLQDWHVXEFRQVXOWDQWWHDP GHOLYHUDEOHVIRUDSSOLFDWLRQVXEPLVVLRQWRPXQLFLSDOLWLHV front yard parking pad despite delivery in support of the city’s 7UDFNDPXOWLWXGHRIGHOLYHUDEOHVLQUHODWLRQWRDSSOLFDWLRQVLQYDULRXVVWDJHVRI WKHDSSURYDOVSURFHVV the zoning by-law prohibiting equity and prosperity goals. 2UJDQL]HDQGDVVLVWZLWKFRPPXQLW\HQJDJHPHQWLQLWLDWLYHVIRUGHYHORSPHQWSURMHFWV front yard parking. $VVLVWZLWKTXDUWHUO\UHSRUWLQJWRRXU,QYHVWRUV-RLQW9HQWXUHSDUWQHUVDQGWKH ([HFXWLYH7HDP Preserving Ranked Ballot $VVLVWZLWKGHYHORSPHQWIHDVLELOLW\GXHGLOLJHQFH Elections—Letter from 3OHDVHFRQWDFWFWRUUHV#NLQJVHWWFDSLWDOFRPWRDSSO\ city council recommends
FRIDAY, NOVEMBER 13, 2020 NOVÆ RES URBIS TORONTO 12 LPAT NEWS
SCARBOROUGH JUNCTION in 2013 for a 10-storey Planner Andrew Ferancik Longo representing the City of MID-RISE DEVELOPMENT building, although that (WND Associates) provided Toronto. [See LPAT Case No. APPROVED approval was not acted upon. evidence on behalf of the PL171365.] e new owners’ proposal applicants, in support of In an October 27 decision, for the expanded site consists the revised proposal. He LPAT member William of a 10-storey mid-rise indicated that the development Middleton allowed appeals, residential development conforms to the city’s Mid- in part, by 600 Kennedy containing a maximum of 215 Rise Building Performance Road Inc. and 615 Kennedy dwelling units. At its May, 2020 Standards and represents Road Inc. against the City of meeting, city council endorsed appropriate intensi cation of Toronto’s failure to make a the revised proposal and an underutilized site. decision on an application for authorized sta to attend the e Tribunal accepted o cial plan and zoning by-law LPAT hearing in support of the Ferancik’s uncontested (OPA/ZBA) amendments for revised OPA/ZBA applications. evidence and allowed the 599 Kennedy Road. appeals, in part. In 2016, then-owner Revised proposal by 600 Kennedy Solicitors involved in Harplin Inc. submitted Road Inc. & 615 Kennedy Road Inc. this decision were Tara for a 10-storey mid-rise residential Piurko (Miller omson) applications to permit an development containing a maximum eight-storey 29-unit residential of 215 dwelling units at 599-631 representing 600 Kennedy building on the property at Kennedy Rd. Road Inc. and 615 Kennedy 599 Kennedy Road. Harplin ARCHITECT: OPTIONS ARCHITECTS Road Inc. and Matthew submitted appeals to the LPAT in November, 2017, arising from council’s failure to render a decision. Subsequently, the property was acquired by 660 Kennedy Road Inc and 615 Kennedy Road Inc., who assumed the applications/appeals and led new applications for an enlarged site encompassing 599-631 Kennedy Road. e property at 611-631 Kennedy had previously been approved PEOPLE
Peter Zimmerman has been appointed Toronto Community Housing Corporation senior development director, primarily overseeing the Regent Park redevelopment. Zimmerman is also University of Toronto geography and planning department adjunct professor.
FRIDAY, NOVEMBER 13, 2020 NOVÆ RES URBIS TORONTO 13