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
TTC Construction – Service changes on Queen Street E and Kingston Rd
Beginning May 7, 2012, TTC began replacement of watermain and combined sewer and streetcar tracks on Queen St. East from Greenwood to Coxwell Ave, and on Connaught Ave between Queen St and Eastern Ave.
The work is expected to take 6 months. Transit Service changes include:
- 501/301 Queen streetcar operating as far east as the TTC yard at Connaught Ave.
- replacing 501 Queen streetcar with temporary buses between Broadview Ave and Neville Park Loop
- replacing 502 and 503 Kingston Rd streecars with buses between Queen/Broadview intersection and the Bingham Loop.
Over the past few days, Councillor McMahon's office has received multiple complaints about the inadequacy of replacement buses on the Kingston Rd routes – both in terms of frequency and shortened service (downtown bound passengers needing to transfer at Parliament St), leading to increased waiting and commuting times and high frustration.
In response to phone calls/emails from Councillor McMahon and others, TTC CEO Andy Byford has responded with these actions:
- Re-routing a portion of the Queen service north on Broadview to come back south on Parliament and continue West on Queen. This will address delays that may result from the 502 Bus Service
- Supervisory and other staff placed at Parliament during rush hours to report back to CEO Byford on effectiveness of additional measures, and to ensure that gaps between services are managed and customers kept informed
- Discussions with the City over moving detour to alleviate pressure on Connaught and resulting delays
- (Transfer between bus and streetcar is not restricted to Parliament.
Westbound customers can transfer anywhere between Leslie and Parliament
while those travelling east can transfer anywhere between Carrol (east
of Don Bridge) and Leslie to an eastbound bus.)
Please see attachments for more information.TTC_Queen_E_Construction_Notice.pdf
Doors Open Toronto explores Toronto's history of communities
Over the last 200 years, Toronto has grown from a town of 700 to a metropolis of 2.7 million residents. Toronto is one of the world's most diverse cities - with 140 distinct neighbourhoods.
On May 26 and 27, the 13th annual Doors Open Toronto will give the public a rare opportunity to explore Toronto's historic and modern development. Doors Open will provide access to many of the city's most interesting spaces and reveal the communities that helped create Toronto. More than 135 locations, including 51 new ones, are included in this year's Doors Open weekend.
Many of this year's locations have been grouped into themes and neighbourhoods. A news release highlighted the themes. Highlights of the neighbourhood groupings include the following locations:
The Beaches: There will be two walking tours on May 26 starting at the Beaches Branch Public Library, which will include a presentation about the library's history, followed by a historical introduction to the Beach community and a walking tour of the neighbourhood. Area highlights include the Corpus Christi Parish and Fire Station 227. Nearby is the largest ensemble of buildings in Toronto - at the R.C. Harris Water Filtration Plant.
Waterfront: This new neighbourhood will have many buildings and activities to discover. Doors Open on Toronto's Waterfront, presented by Queen's Quay Terminal in association with the Waterfront Business Improvement Association (BIA), will feature 15 ships and two historic buildings. The Toronto Harbour Commission building will be open to the public on Saturday and Queen's Quay Terminal will feature archival photographs showcasing the history of Toronto's waterfront. The photographs are available courtesy of Toronto Star Archives, the Toronto Port Authority, City of Toronto Archives and Queen’s Quay Terminal. Corus Quay, Redpath Sugar and the John St. Roundhouse will also have their doors open in this area.
Many other neighbourhoods are featured, for more information please visit: http://www.toronto.ca/doorsopen
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:
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
Skate Park Phase Two In Motion
City Council has now approved phase two of the skatepark at Coxwell and Lakeshore. New sources of money for the skatepark have been secured and we've moved into the construction tendering phase. This means we can stick to the original schedule and get the construction of the bowl completed by the end of 2012, barring any major labour disruptions. This is good news for all - a much loved and well used community asset will be going ahead as planned.
Transit, Revenue Tools & Bridge-building
At last week's Special Council session on transit, Councillor McMahon put forward a motion that passed in a 42-1 vote. It addressed our pressing need to examine what revenue tools could be used to finance continuous rapid transit expansion. Everyone agrees that transit expansion is critical for our city to get more people moving faster, quicker - the biggest challenge is paying for them. To that end, Councillor McMahon felt it important to get a closer look at what revenue tools are available, with an eye to creating a sustainable funding strategy for the full range of transit modes - LRT, busses, subways and streetcars. Councillor McMahon is particularly keen on getting a funding strategy in place so we can examine the viability of the Downtown Relief Line that is urgently needed to address crowding and congestion in our ward.
"Remarkably, given the bitterness tainting so much of Toronto’s transit debate, the measure passed in a 42-1 vote (with two councillors absent and only Norm Kelly opposed)," wrote the Toronto Star. "Council’s right and left wings finally came together. Even Mayor Rob Ford and his brother Councillor Doug Ford were on board.
The report is to be prepared by staff and is due back to Council in the fall. The full Toronto Star article is here:
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.
Letter from Councillor McMahon, January 19 2012
Fabulous News, Ward 32 Neighbours!
It was a whirlwind at council but the 2012 budget finally passed! I am proud to say that we're on our way to fiscal responsibility while saving the programs and services that matter most to Torontonians. The vote was very close, 23-21, but in the end, we put back 0.2 per cent of the operating budget and ensured that you got the city you've been asking for in thousands of emails, phone calls, letters and meetings.
This is a budget that is the result of you raising your voice when it mattered most. Ward 32 residents were unstoppable - cranking out the creative ideas, passion and support around the clock. We even had one resident, a strong swimming advocate, sit through hours of Executive Committee in a wet suit!
The motion that carried the day, moved by Councillor Josh Colle, took weeks for us to put together. My colleagues in the 'mighty middle' were running from meeting to meeting, madly crunching numbers, drafting motions, asking questions of city staff. It was organized chaos, with staff working long hours and constituents providing a steady stream of ideas and inspiration. In the end, a coalition that spanned the political spectrum agreed to protect childcare, transit, pools and ice rinks, environmental programs and shelters.
· $5 million to the TTC to help prevent service cuts
· $3.9 million to prevent proposed cuts to libraries
· $2.8 million to restore funding to the Community Partnerships Investment Program which support seniors, newcomers and youth
· $1.97 million to restore funding for three shelters
· $1.68 million for the school-based childcare rent subsidy
· $1.3 million to restore youth programs at Priority Centres
· $680,000 for pools
· $670,000 to restore child care centre programming
· $323,000 for climate change and sustainability programs
· $325,000 for Live Green animators
· $260,000 for ice rink programming
This team effort of working across political stripes will hopefully carry over into other City Council affairs. Municipal politics seem to work best when we focus tightly on figuring out what is best for the city, suggesting constructive alternatives, thinking of revenue generation as well as prudent approaches to operations. We have some major challenges ahead to keep our great city running, but at least for today, we have show that we can work together and build a better city.
Go Ward 32 Go! - Mary-Margaret
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Help is here @311
Do you have questions about city-related and non-emergency services?
311 can help, 24 hours a day, 7 days a week.
Track your requests online or by phone.
Phone within Toronto: 311
Phone outside city limits: 416-392-CITY (2489)
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Fax: 416-338-0685
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Always call 911 for emergencies.
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Use the 311 Knowledge Base to find answers to questions about City services and programs.
Mary-Margaret McMahonToronto City Hall
Community Clean-Ups
With spring comes cleaning and April is our City-wide Clean-up month. The City has a program that provides resources to community groups working together to clean up our neighbourhoods. Councillor McMahon want to drop in on as many groups as possible doing clean-ups, so let us know if you'd like our help with supplies and we'll be there to add our elbow grease and enthusiasm. Where do you want to start?
