News

Community Environment & Noise Advisory Committee (CENAC) meeting on December 6, 2017.

A notice from The Toronto Aviation Noise Group T.A.N.G.

This is to let you know that NAV CANADA has responded to Helios’ September 18, 2017 report. Helios’ report is the result of their year long Independent Toronto Airspace Review which investigated ways to mitigate Toronto Pearson aircraft noise. http://www.torontoairspacereview.ca/

This is NAV CANADA’s response http://www.navcanada.ca/EN/about-us/Documents/Response_Independent_Airspace_Review-EN.pdf

We are working on a response to NAV CANADA’s document and hope to have it ready before the next Toronto Pearson Community Environment & Noise Advisory Committee (CENAC) meeting on December 6, 2017.

We urge you to attend the CENAC meeting in person but if you can’t it will be livestreamed. To register to attend the meeting or for livestream https://www.torontopearson.com/en/cenacpastagendasandminutes/#

The meeting will be from 6:30-8:30pm at the Four Points by Sheraton Toronto Airport (Windsor Hall), 6257 Airport Road. Parking tickets will be validated.

Thank you for your continued support.

Toronto Aviation Noise Group (T.A.N.G.)

December 2, 2017 Newsletter

Below is the December 2 2017 Newsletter. This update was sent with our 2018 membership drive. Please note, the links will not be functional since this is only a snapshot of the newsletter. Please subscribe to our email list if you would like to receive these updates.

Click on the page to scroll through to the next one.

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OMB Reform status

The province has committed to OMB reform by promising an independent planning information and support centre for residents and vowing to stop overriding city planning decisions. We expect OMB reform legislation to be passed in the coming months.

Developers, knowing their days at the OMB may be numbered, have been frantically putting in new applications and rushing applications to the OMB
with the expectation they will be “grandfathered” from the tighter planning regulations and the limited opportunity to appeal to a reformed OMB.
SERRA has seen its share of expedited applications.

For a city-wide view, click on the link below:

https://torontoist.com/2017/11/one-chart-shows-developers-rushing-omb-late/

City planning and council have fought back, stating that all applications in process or being submitted will be tested against the new draft planning regimen.

One thing is certain, the OMB will be a very busy place over the next few years.

 

Tall/Mid-Rise development; How big a deal is development in our area?

City planning stated that the Y-E Centre ranks among the densest communities in Canada.

At the Y-E centre the population (from a 2016 base)  is expected to grow by more than 100% (from 20K to 44K) and in the Y-E Secondary Plan area by more than 50% (from 61K to 95K). The SERRA area is wholly inside and comprises the largest part of the Y-E area. By 2025 there will be at least 34,000 more people in our midtown area. This projection only includes known applications, and every month new ones are being submitted.

In the SERRA area alone, “post Minto” (our first tall towers at Y-E) development  has brought us more than 20 big projects, including more than 25 towers, yielding in excess of 8,000 units with an estimated value of well over $3B. So far new residents have moved into only three of those 20+ projects so the full impact of the increasing population has not yet been felt.
In our last newsletter, we highlighted development activities in the Soudan apartment neighbourhood (link to last week’s newsletter for 18 Brownlow). However, new development is also very active in the Davisville apartment neighbourhood with five active applications, one of which was just appealed to the OMB.

New development (three projects) is occurring along Yonge at Davisville and Yonge and farther north at Manor (on the west side).

Lastly, two projects are active along Eglinton between Mt. Pleasant and Bayview (north side), as well as a 44-storey tower project at the site of the Roehampton Hotel on Mt Pleasant.

 

 

 

New development on Soudan block between Brownlow and Mt. Pleasant Rd.

We have an 18 Brownlow lookalike proposed development (700 Mt. Pleasant) with an application submitted on Nov. 3, 2017 by the Briton House (corner of Mt. Pleasant and Soudan) for a massive expansion of their retirement home with yet another 25-storey tower, including a massive 7-storey podium. The issues are familiar: too tall, too dense, lack of setback from the streets, lack of transition to surrounding buildings, zero transition to the neighbourhood on the south side of Soudan and no parkland dedication.

At least the new city planning blueprint calls for a max 14-storey development (including a 3-4-storey podium), and our neighbourhood is now well organized to oppose massive projects like this new proposal.

Development in the Soudan neighbourhood – now shifting to east of Redpath.

Development applications for the Soudan apartment neighbourhood west of Redpath are more or less complete with a recent application for a 36-storey building at 2161 Yonge (the former TD Insurance building at Soudan/Yonge corner). However, construction will be ongoing for many years.

Development seems now to be shifting to the area east of Redpath with the early applications of 167-173 Eglinton East (34 storeys under construction at Redpath and Eglinton), the 18 Brownlow application and now the 700 Mt. Pleasant application.

However, the new city planning blueprint has recognized the existence of the Eglinton Public School and specified heights for new developments close to the Mt. Pleasant LRT station – more in keeping with the 83 Redpath height (approx. 20 storeys). There are also improved setbacks for towers from the school property of 12.5 m. If this setback requirement had been in place when the tower adjacent to the John Fisher School was planned, it would never have been approved.

By Andy Gort,

SERRA President

Click on the image to scroll through

18 Brownlow – Making progress but the fight continues ….

November 2017 Update with pictures included at the end of the update below:

It’s hard to believe, but this development has been at the OMB for more than TWO years now and we aren’t even at a stage yet of a full Ontario Municipal Board (OMB) hearing, where both sides put forth their arguments about “good development” (now scheduled for May, 2018). Instead it has been about procedural issues of the developer NOT complying with city planning regulations that are not appealable to the OMB, such as providing on-site parkland dedication.

We have a new twist with the developer submitting a formal revision to his plans to develop only one half of the properties he acquired (excluding the six semis on Soudan closest to Brownlow). He is also no longer connecting the revised development to the underground garage of the 18 Brownlow and 83 Redpath towers.The win for us is in the form of a drastic reduction in the number of units (from 463 to 176), a big reduction in underground parking spots, an appropriate setback of the development from Soudan and Redpath (but NOT appropriate from the 83 Redpath townhouses), a lower podium (the lower part of the tower) that presents as townhouses (similar to the 83 Redpath townhouses) and a small parkette at the North East corner of Redpath and Soudan (10% of the lots being developed). However, the proposal is still too tall (24 storeys) and lacks adequate setback to the Redpath townhouses.

Our “win” might be short lived, since we are concerned about future development plans for the remaining 6 semis that till now had been part of the development plans. We have a sense that this “revision” is just a tactic in achieving the same original development, but in stages that also ensure the developer does not have to devote as much of his site to parkland dedication.

There is another pre-hearing scheduled for early December when we should receive further insight into the developer’s plans for the total site. The issues list that we formally submitted earlier to the OMB will stand.

New planning blueprint for our area – Midtown in Focus (MIF): Revision of the Y-E Secondary Plan. Now maximum 14 storey heights on Soudan, east of Redpath.

You might be aware that, since 2015, city planning has been working on a revision of the Y-E Secondary Plan. It’s a major undertaking, but a comprehensive and detailed draft has now been completed. City planning has now assigned specific heights for all locations in the Y-E area, where towers are allowed. On Soudan, east of Redpath, the permitted height will be 14 storeys and only 1 tower/block. That’s a tremendous boost for our cause, even though the report won’t be formally completed till Q2/2018 and existing applications might be “grandfathered” by the OMB. City Council has stated that effective Nov. 15, 2017 all current and future applications will be reviewed against this new Y-E planning blueprint. What will need to be determined is whether the OMB agrees with this City Council position.

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We need your input today!  Email SURVEY

Do you support the position (YES or NO ) that development at the 18 Brownlow site should be limited to one tower with a maximum of 14-storeys – as stated in the latest city planning blueprint, called Midtown in Focus of November 15, 2017?

Reply with an email to notobrownlow@gmail.com   -please add a YES or NO in the subject field of your email and include your comments.

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New development on Soudan block between Brownlow and Mt. Pleasant Rd.

We have an 18 Brownlow lookalike proposed development (700 Mt. Pleasant) with an application submitted on Nov. 3, 2017 by the Briton House (corner of Mt. Pleasant and Soudan) for a massive expansion of their retirement home with yet another 25-storey tower, including a massive 7-storey podium. The issues are familiar: too tall, too dense, lack of setback from the streets, lack of transition to surrounding buildings, zero transition to the neighbourhood on the south side of Soudan and no parkland dedication.

At least the new city planning blueprint calls for a max 14-storey development (including a 3-4-storey podium), and our neighbourhood is now well organized to oppose massive projects like this new proposal.

Development in the Soudan neighbourhood – now shifting to east of Redpath.

Development applications for the Soudan apartment neighbourhood west of Redpath are more or less complete with a recent application for a 36-storey building at 2161 Yonge (the former TD Insurance building at Soudan/Yonge corner). However, construction will be ongoing for many years.

Development seems now to be shifting to the area east of Redpath with the early applications of 167-173 Eglinton East (34 storeys under construction at Redpath and Eglinton), the 18 Brownlow application and now the 700 Mt. Pleasant application.

However, the new city planning blueprint has recognized the existence of the Eglinton Public School and specified heights for new developments close to the Mt. Pleasant LRT station – more in keeping with the 83 Redpath height (approx. 20 storeys). There are also improved setbacks for towers from the school property of 12.5 m. If this setback requirement had been in place when the tower adjacent to the John Fisher School was planned, it would never have been approved.

We will provide a further community update on 18 Brownlow after the next OMB meeting.

Andy Gort,
SERRA President

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