PLANNING

Onward to the Queen East Visioning Study- May 15

It's been a long and difficult haul, but today, the Toronto East York Community Council voted unanimously in favour of approving the development application at 1960-62 Queen East. Community residents were on hand at cityhall to share their frustration with the planning and consultation process, a frustration all members of the Community Council share,  and I hope to address with the Vision Study  kicking off next month.

Looking from the outside, it seems almost impossible that a six storey condo development on Queen East could provoke this kind of interest and outpouring. But as you know, Beachers are passionate about our community.

For most, the charm of this neighbourhood is the small town feel, its front porch culture, and a tree-lined walk down to the lake. It's special – the residents know it, tourists know it, retailers and developers know it.  Heck, even dogs know it. And so it's hard for us to give up on this special character and welcome new buildings that seem more 'downtown' than the beach.

But we also understand that we live in a city and development is coming. 145 condo building are going up across the city right now. 100,000 people are arriving here each year, and we've all got to live somewhere. Preferably not in prime farmland. And turns out, many of the buyers of these condos already live in the Beach already – they just want to downsize and age in place, to live near the neighbours and networks they've nurtured over decades.

So there's a lot of good reasons to add housing in the beach. The problem is how to do it properly. And that's where it gets tricky.

So first, I want to set a few things straight. The building proposed at 1960 Queen East cannot be stopped. There is simply no planning tool available to us to prevent the developers from building a six storey condo. The precedent has been set and the mid-rise guidelines are firmly in place on Queen St East. The Official Plan prevails and the guidelines are there to protect Queen Street from further height and density, not inflict it.

So voting 'no' on this application is not an option without risking an expensive and dubious legal battle with the OMB. I simply refuse to roll the dice on this neighbourhood and risk getting an even bigger building.

So this is the best we can do, and relative to the rest of the city and the density they're dealing with, this is not a bad building. Not all six storey buildings are created equal, and this one has a green roof, a living wall, privacy planter boxes at the rear, it exceeds the parking requirements and splits the retail space at grade. The developers have agreed to design changes requested by the community, including adding more brick at the base and most importantly, a step-back at the third storey.

It should be remembered that developers are partners and stakeholders in city building. They contribute millions each year to the vibrancy of our parks, social housing, public spaces and amenities. And they provide housing, retail and employment spaces essential for the continued vitality of the city. Reserve Investments is no exception.

But none of this takes away from the fact that change is not easy for any community. Planning and intensification is fraught, it's emotional, it's technical, it's legal, it's big money and high stakes.  People have a hard time trusting the current planning process, for good reason.

A lot of this anxiety stems from the language of planning which is incredibly confusing.  As of right, Committee of Adjustment, rezoning, statutory meetings, angular planes, step backs and the scariest three letters known to humankind – OMB.

No wonder people feel excluded from the process – it feels like you have to have a planning degree to be heard above the din of jargon and legalese.  And that's if you have the time to pore over the drawings, follow the consultation process, and craft emails and deputations. The city definitely needs to come up with a better way to listen to constituents, because the community must be heard.

One result of listening to my community is getting a Visioning Study of Queen Street East commissioned this past January. It will begin this spring and be completed by November. I have asked that no further rezoning applications be granted until it's in the can and all the stakeholders have been consulted. We need to hear from everyone about what makes the Beach distinct and also what kind of development and design can people live with.

I commend the people of the Beach for engaging with this process rigorously, and it's because of the insights and pressure they've applied, that we have a better building today. It's not the building some people want, but it is a building that most of us can live with.

I'd also like to thank the planning department. They devoted an astonishing amount of work to this application. Even the acting chief planner, Gregg Lintern, was heavily involved, which incidentally, is not normally the case. I thank the planners for being responsive and available to my residents with their questions and comments.  Answers were given, even if the answers weren't always the ones that people wanted.

What I've learned through all this, is that the planning process is bewildering for everyone. And it's not doing our city and neighbourhoods justice. Everyone needs and deserves more accountability, more clarity, more consultation.

So it's time to turn the page in planning.

·       Our developers deserve greater clarity and timely responses.

·       Our planners and lawyers can no longer be subverted by the OMB.

·       Our communities should not be asked to become planning experts to defend the heritage and scale of their neighbourhood.

·       We need planning tools that fit the job - tools that allow for intensification and growth, but that fit the character of the neighbourhood.

My hope is that everyone will now put their energy towards the Queen East Visioning Study. I want all stakeholders to be involved, to get on the same page, and once and for all, create design guidelines that we can all agree on. I am calling it 'the beach bible'.

The Visioning Study will be supported by planning staff, the community, businesses, my office and all future developers. And hopefully that means we won't go down this road again. And we might even be able to use our free time to enjoy the amazing city we live in.

Please stay tuned for further e-updates on the vision study and how to add your voice to this important community conversation.

Mary-Margaret

 

 

WARD 32 Planning Update from Councillor McMahon

We have lots of issues that dominate our days in our office but planning is by far the most complicated, time-consuming and intense.

Toronto is a growing city and so too are our neighbourhoods. In order to limit the amount of greenbelt and farmland we sprawl into, our cities must intensify and accommodate development. Indeed the province has mandated us to do this with the Places to Grow Act.

According to modest estimates, there will be about a million more Torontonians around in the next couple of decades.  Unlike many other North American cities, construction continues to boom with 119 condo developments underway in the city right now. Each month at the Toronto East York Community Council we approve numerous developments that range from 8 to 80 storeys. And considering the natural beauty, amenities and appeal of Ward 32, it's no wonder people want to move here! The trick is to balance this growth against our social, city-building and environmental priorities.

Local planning, especially on Queen Street East, has been has been largely ad hoc and reactive, resulting in a patchwork of decisions made with politicians and developers.  Apart from the one statutory community consultation required of each development proposal, the public has not been involved. People are very disappointed, distrustful and confused about the planning process so I have worked hard in my first year in office to raise awareness and engagement around planning practices and policy. To date, we have:

•     organized a Planning 101 Workshop with our city planning department;
•     invited highly acclaimed planner and ward 32 resident Frank Lewinberg of Urban Strategies (formerly Ken Greenberg’s partner) to speak to our community;
•    hosted an informative evening talk with the reputable and plain-spoken Paul Bedford (former City of Toronto Chief Planner with 30 years experience);
•    coordinated a Segment Study Walk to look at, learn and hear about development possibilities along Queen Street East;
•    passed a motion at council to request a Visioning Study of Queen Street to gather stakeholder input and create a plan for the area.

Still, having spent a lot of time speaking and listening to residents and stakeholders, I am struck by how much misinformation is circulating. For instance, many people express concern about about six storey developments coming into the neighbourhood and setting height precedents, but these precedents have already been set by my predecessor.  A six storey building at 2012 Queen St E. across from the library was built in 2002.  There already are several five storey buildings on the south side of Queen St. west of Woodbine. Take a look around next time you are out for a stroll.

I am on record as opposing the continued existence of the Ontario Municipal Board in Toronto because it interferes with our ability to plan our own city and neighbourhoods. The OMB can and has set the sorts of precedents that in my opinion have had a negative impact on neighbourhoods. The official plan, adopted by City Council encourages development in appropriate locations of the City, specifically to the Centres and to the Avenues.  By doing so, it steers inappropriate development away from our residential streets.  Queen Street East in the Beach, as well Danforth Avenue and portions of Kingston Road and Gerrard Street East in Ward 32 are designated as Avenues.

City Council adopted the mid-rise guidelines for most Avenues as a means to shape development by encouraging buildings that fit into the local context.  The mid-rise guidelines limit the height of buildings to the width of the road (including sidewalks) and ensures that there is an appropriate transition to existing residential.

If the Official Plan was amended to remove Queen Street East, in the Beach, from the designated Avenues governed by the mid-rise guidelines, the consequences could be disastrous, a 'wild west' of planning that would throw open the door to developers well in excess of the prescribed six storey limit.

In any case, the 'six storey' dye was cast prior to my arrival. The goal now is to work together on getting better design, better buildings. As Paul Bedford told us, "It's not what you like or what you want - it's what you can live with."  We can achieve this if we are realistic with our expectations entering into our Visioning Study slated to kick off this spring.

Some members of our community have suggested that the City should impose an Interim Control By-law (ICB) for Queen Street East that would have the effect of putting a moratorium on all development while a study is being undertaken. An ICB only deals with existing zoning and when it is not deemed appropriate anymore.  What people want is to maintain the existing character of Queen Street East, which is reflected in the existing zoning. 

A good example of an appropriate use of the ICB in Ward 32 is on Gerrard Street East between Ted Reeve and Victoria Park Avenue.  After the former railway lands were developed into a residential neighbourhood, there were properties along Gerrard Street East that still had industrial zoning.  The uses permitted by the zoning were not compatible with the emerging residential realities.  An ICB was put in place, a study was undertaken and the zoning was changed to residential.  An ICB would not preclude property owners from making applications for Rezonings. 

However, if maintaining the existing character of Queen Street East is what the community wants, the best tool available to do that would be the establishment of a Heritage Conservation District (HCD) on Queen Street East. Applying for these heritage-based parameters that limit height and density is a long and extensive process, but it goes a lot further to limiting development and creates a vigorous approval process for everyone.  If you are interested in learning more about HCD's, nomination forms and background information are available at http://www.toronto.ca/heritage-preservation/heritage_districts.htm

The Queen East Visioning Study will also look at this in terms of updating the guidelines for the area so that new development will reinforce the best of the Beach while accommodating modest change and investment to keep Queen Street a great vibrant local street for local living – working, shopping, playing!

And so, in spite of the complicated nature of planning and some gaps in communication, what I hear most consistently is that people want development that suits the neighbourhood, emphasizes sustainability, and above all, upholds good design principles.

What we need to do is to get out ahead of development with a viable plan so that we can push for our wish list of great design, community benefits and sustainable built form.  That is what I hope to accomplish with our Queen East Visioning Study coming this summer/fall.  Stay tuned in future BMN issues for updates and how to get involved in that process.

Lots to think about.  Lots to do!  Keep connected with us to stay informed about your neighbourhood!

Mary-Margaret

 

What is a zoning by-law?

The Province of Ontario has a range of resources explaining the planning process. This section is aimed at explaining what zoning by-laws for use by residents. A zoning by-law controls the use of land in your community. It states exactly:

• how land may be used
• where buildings and other structures can be located
• the types of buildings that are permitted and how they may be used
• the lot sizes and dimensions, parking requirements, building heights and setbacks from the street.

An official plan sets out your municipality's general policies for future land use. Zoning by-laws put the plan into effect and provide for its day-to-day administration. They contain specific requirements that are legally enforceable. Construction or new development that doesn't comply with a zoning by-law is not allowed, and the municipality will refuse to issue a building permit.

Many municipalities have a comprehensive zoning by-law that divides the municipality into different land use zones, with detailed maps. The by-law specifies the permitted uses (e.g. commercial or residential) and the required standards (e.g. building size and location) in each zone.

Some rural municipalities may have a free-standing zoning by-law that covers only specific property that an owner proposes to develop.

For more of this type of information or a PDF version visit the webpage at: http://www.mah.gov.on.ca/Page1758.aspx

 

 

Motion to Remove Toronto from jurisdiction of OMB

Monday Feb 6, 2012

Today in council chambers Councillor McMahon spoke in favour of the motion to petition the Province of Ontario to remove the city of Toronto from the jurisdiction of the Ontario Municipal Board that passed with a majority vote. Councillor McMahon pointed out that residents are very concerned about the evolution and development of their neighbourhoods and "most of all they want input and consultation, the chance to be heard"

She noted that the long term environmental and social costs of sprawl are well documented and that developers, for the most part, just want to build the homes and shops to house our growing population. Everyone will benefit from greater clarity and local accountability.

Councillor McMahon stated that "none of this can happen however with an OMB hovering over us and overriding our decisions and second guessing our residents, our planners, and our municipal process."

Councillor McMahon went on to say that there was a time when the OMB was much needed here in Toronto, but that time is past  "At this point, tthe OMB is ultimately a destabilizing force, creates distrust and instability," she said. "No one feels they can trust anyone or any plan because they fear that a six storey buildings opens the way for eight storeys, ten storeys, and so on. Good design for the common good is getting lost in the fray."

In closing Councillor McMahon stated that everyone benefits from greater clarity and consultation in planning, developers, residents, planners and businesses. "It's time we made our own decisions about planning our own city and neighbourhoods."

Queen Street East Visioning Study Announced

On January 10, 2012 Councillor McMahon got the green light from Toronto East York Community Council to conduct a study and review of Queen Street east planning and design guidelines. The visioning study, tentatively set for the summer/fall of 2012, will convene a neighbourhood wide conversation about the past, present and future of planning, development and community consultation.

"There's been lots of development activity, resident engagement and frankly confusion at every level about what kind of developments and designs are appropriate for the neighbourhood," says Councillor McMahon. This was happening before I got to city hall and it's not going to stop until we sit down, talk, and make some decisions together. Everyone needs greater clarity."

The fact that the Ontario Municipal Board (OMB) can overrule local planning decisions contributes to an overall sense of instability and distrust.  "No one feels they can trust anyone or any plan because they fear that a six storey buildings opens the way for eight storeys, ten storeys, and so on. It's no way to plan a neighbourhood" says Councillor McMahon.

The Queen St East visioning study will cover a wide area, from Coxwell Ave. to Neville Park, focussing on getting input from as wide a range of stakeholders as possible - residents, the BIA, planners, designers, developers, advisory panels, architects, business owners, renters and local organizations. "Everyone who cares about the neighbourhood can be at the table and have their say," she emphasizes.

Councillor McMahon proposed the study as a way for the community to have a plan in place ahead of proposed developments. "Most people I speak with are not opposed to development at all, they just want a clear plan and sensible height limits." The visioning study will also provide an opportunity for residents and stakeholders to explore their ideas about what 'positive' development would look like, what the benefits might be, and even start building a 'wish list' of amenities and improvements the community wants.

"I'm impressed by the skating path they have out in South Etobicoke (Ward 6) and want to know if others are intrigued about having something like that by the lake. On a smaller scale, we need better signage on the Martin Goodman trail that seperates cyclists, skaters and walkers. And lots of residents feel the beach and boardwalk needs more tending and clean-ups. We need to figure out a vision for the Queen East neighbourhood that brings us together, and not one that  pits us against each other."

 “Developers, like the community, also want clarity," says Councillor McMahon. "They don't actually want to head to the OMB for expensive legal battles, they just want to build things. But when confusion reigns, the OMB is almost inevitable. This vision study and community consultation is a welcome development for all."

Discussions around parameters for the vision study will get underway in February, with many details to be worked out between now and the tentative summer/fall schedule. Please send us an email to councillor_mcmahon@toronto.ca if you'd like to be on the dedicated email list for regular updates about the vision study. There will be extra communiqués in the coming months for anyone interested in following the process and being part of the study. Hope to hear from you soon.

Background and Recommendation by Councillor McMahon passed by Toronto East York Community Council

It is recommended that the City Planning Division undertake a visioning study in 2012 of Queen Street East between Coxwell Avenue and Neville Park Boulevard, in consultation with the ward Councillor, local community and other appropriate City Divisions to develop appropriate Design Guidelines that balance the policies of the Official Plan with the desire of the local community to maintain the existing character of this portion of Queen Street East.

Summary

The "Queen Street East – The Beaches" Design Guidelines were originally written and adopted by City Council of the former City of Toronto in 1987.

Zoning By-law No. 438-86 for the former City of Toronto zones the majority of the properties along this section of Queen Street East as Mixed Use with a height limit of 12 metres.

 City Council adopted the current Official Plan in 2002, which targets growth to Mixed-Use areas and to Avenues, both of which are the designations along Queen Street East between Woodbine Avenue and Victoria Park Avenue. The adopted Official Plan includes Built Form policies to shape and guide growth.

The City Council adopted the "Avenues and Mid-Rise Buildings Study" in 2010, to articulate through performance standards the development criteria of the Official Plan for Mixed-use areas on Avenues.

Queen Street East in Ward 32 was excluded from the Study Map attached to the "Avenues and Mid-Rise Buildings Study" resulting in them not applying to this portion of Queen Street East.

Development applications in the form of Rezonings have been submitted within this area of Ward 32 that are compatible with the policies contained in the "Avenues and Mid-Rise Buildings Study" and are being processed by the City Planning Division as required by the Planning Act.

 

Community Planning Conversationwith Paul Bedford, Chief Planner Emeritus

Councillor McMahon hosted a lively and fascinating evening of conversation on November 28 at Malvern Collegiate with Toronto Planner Emeritus Paul Bedford and residents of ward 32 interested in planning and development matters.  About 45 locals joined the conversation, many commenting that they felt left out of the planning process, were bewildered by it, but still spent considerable amount of time trying to engage with it. Paul Bedford encouraged their continued engagement saying that it is the local resident who knows best what is needed in the neighbourhood, but also cautioned people that neighbourhoods are inevitably evolving and growing.

Councillor McMahon noted people's concerns and said that she would continue to host more of these community conversations and host a guided walk along Queen Street East in January to discuss a recently released avenue segment study. She also was happy that people seemed enthusiastic and interest in workshopping community planning ideas and approaches in a visioning or charette process in the spring/summer of 2012.

Joanna Lavoie of the Beach-Riverdale Mirror was there to cover the event, read about it here:

http://www.insidetoronto.com/news/local/article/1253913--residents-voice-frustrations-with-planning-process

These community conversations about planning are not meant to replace, rather augment the regular community planning consultations which will continue to occur as development proposals are received and processed by the Planning Department.

Paul Bedford is an Adjunct Professor of City Planning at the University of Toronto and Ryerson University and a member of the Waterfront Toronto Urban Design Review Panel. He is also a member of the CAMH Property Committee guiding the long-term redevelopment of the Queen Street Mental Health and Addiction Facility. Mr. Bedford was the former Chief City Planner for the City of Toronto and is a passionate advocate of transit and city building throughout the Greater Toronto and Hamilton Area.

 

Ashbridges TTD Yard January 2012 Update

The TTC has issued a new update (January 2012) about the progress of construction and streetscaping plans for the Ashbridges yard, landscaping plans and Leslie Street track-laying and streetscaping. Download the PDF here Ashbridges_Bay_Community_Update-_January_2012.pdf or visit the dedicated website for more information.

 http://www.toronto.ca/involved/projects/lrv/index.htm

 

Fairford Coxwell Road Alerations Update

The proposed plan for improvements to the Fairford/Coxwell/Gerrard intersection came to city council for a vote on November 30, 2011. At that time Councillor Fletcher moved to defer a vote to accept the report and this motion passed.  The reason for this deferral was to give the TTC time to examine and weigh in on the potential impact of the proposed changes to the intersection.

Between the time this plan came to Toronto/East York Community Council in October and the City Council session on November, Councillors McMahon and Fletcher sat down and worked out an agreed upon list of improvements that did not alter the plan but merely added a number of operational measures that would mitigate the impact of the proposed changes on pedestrian safety and congestion east of Coxwell Ave and on sidestreets like Gainsborough Rd. These measures included ongoing monitoring of traffic and pedestrian movements, left turn prohibitions, installation of appropriate signage and zebra striping, prioritizing the request for crossing guards and a study of traffic calming options on sidestreets east of Coxwell.

The agreed upon amendments to the road alterations were put forward by Councillor McMahon and welcomed by Councillor Fletcher in the interest of overall neighbourhood safety. The deferral means that the proposal will come back to Council for a full vote during the January council sessions scheduled for January 17, 18 & 19, 2012.

"What we've done here by adding these amendments is make a better solution for more people," says Councillor McMahon. "The TTC definitely needs to take a look at the plan and see how it can work for them as well. For instance, we're hoping to move the streetcar shift change location at lower Coxwell, which would help move the streetcars along quicker.  It's just a matter of sitting down to work out these final details and I'm confident this can happen before the January council dates."

Councillor McMahon thanks all the residents of Ward 32 and Ward 30 who have done an amazing job on making this corner of our shared neighbourhood safer for all in the long run.