Trinity Bellwoods Recreation Centre, 2nd Floor Conference Room
Monday, July 29th, 2013
-History: originally, permits applied as a restaurant but functioning as a public hall.
-Currently breaking bylaws for the City (sound disturbance) and for operating as a public hall on a restaurant permit.
-StudioBar has received 3 charges from MLS and will be taken to court by the City of Toronto.
-AGCO has not responded or provided residents with details of what type of SOP permits are being provided to owners.
-final floor plans are not being provided to the community by the owners of StudioBar; this is important as “restaurant” permit requires a functioning kitchen, but residents have been left in the dark.
-Residents believe the property is inappropriate for live music as it backs directly on 6 residential properties.
Creatures Creating (Creature Collective)
-Tenants near Creatures Collective are afraid to complain of sound for fear of being evicted.
-Many tenants do not speak English.
-Not sure which type of permit the business is operating under.
-Sept 24th, OMB hearing is booked—the residents are leading this initiative. Residents will be represented by a lawyer.
-Residents are also trying to initiate mediation with the Urbancorp (Alan Saskin; developers).
-Issues: One neighbor has 7 windows on one side and will loose all light from front and side.
-Residents want some dimensions of the proposed property to be changed.
-potential to be precedent setting—as this is the first that the city is fully aware of and has had a chance to assess.
-Sewage backups occurred during flood near proposed condo development. May indicate how poorly equipped the sewage is in that area.
-Development proposal went to community council in June. Mike Layton backed the proposal to have it built according to the midrise guidelines. It is a deep lot and original plans would have pushed into residential areas. The city will take the developers to the OMB with the aim to reduce 1/3 of the back of the building and cut it down by 2 stories.
-Related: area study ongoing for Bathurst (Queen to Dupont). Origami would fit within the guidelines, and residents have the chance to have a say. Those living west of Bathurst may be cast in shade if future development converts existing two-story buildings into condos along Bathurst.
-Bathurst is not considered an “Avenue” –i.e. the Avenue Guide, developed by the city does not apply. Thus, it should not really be considered for such intensification. That said, if areas are already intensified (ie. Bathurst and Queen), exceptions are made.
-It is hoped that Mike Layton will take a stand on the Origami development as it will greatly impact residents.
-The Internal control bylaw passed by Adam Vaugh and Mike Layton to assess future development will not affect Origami lofts as it was proposed beforehand.
-Area studies underway for Ossington, Bathurst. Dundas and Queen have not received a study.
-Mike Layton did initiate a study for Dundas, but feedback was lacking from residents in the southern part of the ward and study could not be completed.
-Chris Walker has asked that CAMH not be used as a precedent, as it is its own special “planning island”.
-9 stories of proposed development will have huge impact on local residents north of development (loss of privacy and light).
-As it is an unserviceable site (no back alleyway access), traffic is the number one concern. The curb cutting is inappropriate for site, and will add to gridlock, especially with Queen streetcars.
-Sian Owen recounted an email trail between her and Mike Layton’s office regarding traffic impacts.
-Community asked that the ground floor commercial was split into 5 smaller rental spaces, but the developers presented plans with single commercial space.
-Developers said that road is 26m wide at that point (near Shaw), allowing for 33m building, and that is a valid argument, but it neglects the existing character of the street and the average width of the street (which is shorter).
-Neighbors will be impacted terribly and many of them don’t speak English and may have a fair say in this development without help.
Democratization of Development in Toronto
-OCA is talking with TBCA to form alliance; other community groups need to connect, forge linkages to learn how to better work with the City.
-OMB may not be all bad, since it does provide residents with a venue to revisit decisions by the city, but it is an expensive/cost restrictive venue (which is not an option for those who cannot pay for a lawyer).
Contra-flow Bike Lane on Shaw
-Sian Owen believes it may add a level of danger for bikers.
-Mike Layton does support the contra-flow lane.
-Ben Pakuts (TBCA media secretary) believes it would be better to have a designated north south route in Ward 19 since currently bikers tend to ride up one way streets in the wrong direction and already endanger themselves.
Planning Study Background
The City of Toronto has initiated a study to develop a built form and land use vision for Bathurst Street between Queen and Dupont Streets.
The purpose of this study is to develop a planning and urban design framework that addresses land use, built form, heritage, and the public realm.
This study emerged in response to recent development activity along Bathurst Street.
Bathurst Street plays a unique role as a boundary between the area our Official Plan identifies as “Downtown and Central Waterfront” and the rest of the city.
A land use and built form vision for the area needs to be developed to provide guidance to property owners proposing new developments, to inform City staff in reviewing applications for new developments, and to ensure that Bathurst Street reflects the community’s vision for the area.
City Planning is leading the project and has retained a consultant team to prepare the study. The success of this study depends on input from local residents who have an intimate knowledge of the area.
You are invited to participate in two events to discuss the future of Bathurst Street:
Please RSVP to this invitation by contacting Ian Malczewski: firstname.lastname@example.org at Swerhun Facilitation. If you are interested in participating in meetings but are unable to attend, please let us know so we can explore alternative meeting times for future meetings. We will share meeting summaries with all interested individuals. We look forward to speaking with and learning from you.
To submit comments or questions, please contact:
Planner, Community Planning
City Hall, 18th Floor, East Tower
100 Queen Street West
Toronto, ON M5H 2N2
Tel: 416 338 5747
A November update ensues!
Congratulations goes out to West Queen West. Online New York Magazine, Complex Style, chose 50 of the World’s most Stylish Neighbourhoods…WQW came 18th!!
2) Dundas BIA
Plans for Do Design 2013 (January 26-January 29) continue. Do Design is a unique, street wide event occurring during design week as part of the Toronto Design Offsite Festival. The works of contemporary designers (furniture, objects, architectural or graphic) are showcased in a diverse variety of storefronts/cafe’s/walkups/windows of participating business venues in the Trinity Bellwoods Business Improvement Area ( Dundas St West between Bathurst and Grace streets).
The Friends Adopt A Tree program recently wrapped up its sixth watering season. Thanks and hurrahs to the 73 neighborhood volunteers who each kept one or more of the 92 saplings watered through the 2012 summer of (mostly) drought. Four new cherry trees were recently planted in the north end of the park and will be seeking adopters in the spring.
Check the FoTBP website for latest on Adopt a Tree Program, fabulous photos of various activities and more Friends/park info. http://www.trinitybellwoods.ca/about-us/about-ftbp/past-meetings.html
In conclusion with congratulations:
The Friends of Trinity Bellwoods Park received the ‘2011 Volunteer Group of the Year’ award from Parks, Forestry & Recreation. The event was held on Nov. 3rd.
The First Annual Night of the Living Fred was wonderful in spite of the rain. The BBQ was a great hit as were the pumpkins and loot bags for the kids. Thanks to all the members of the Events committee for the planning and hard work — Tim, Rhea, Roumen, Zac, Naomi, and Bob. A special thanks goes to Metro and Starbucks for donating pumpkins and tea.
The November 7th meeting was quite fruitful. Fred Hamilton, his wife Joan and their daughter Marnie were in attendance. They are the immediate descendants of Fred Hamilton, for whom FORRP’s largest park is named. Hearing about the elder Hamilton directly from his son and other family members gave the community a much greater sense of this former athlete turned alderman and then city controller (similar to today’s deputy mayor).Final plans for new ramps at Fred Hamilton north and south playgrounds were shown at the meeting and can be seen on the FORRP website. Construction is underway.
Also at the meeting U of T Conservation students and FORRP agreed to collaborate on developing an Urban Forest management Plan for the neighbourhood.
5) Ossington Visioning Working Group/ Ossington Avenue Area Study/ 109 OZ Development Application
In July, Councillor Mike Layton invited 17 members of the community to join him in developing a vision for future development on the Ossington Avenue strip. This unofficial process was meant to inform to official processes, both underway; the Ossington Avenue Area Study & the 109 OZ development proposal. TBCA Chair Chris Walker is a member of the Working Group.
With the 3 processes working in parallel, there has been much overlap and some fast-tracking. A set of proscriptive principles was developed by the Working Group, but only in response to the 109 OZ development proposal; an over-arching set of principles for the whole street was not developed to the same level of nuanced proscriptive language that can be seen in the principles developed for 109 OZ below:
The principles for 109 OZ were presented to the applicant and the applicant then returned a redesign to the Working Group. Some of the principles were addressed, most weren’t. The major issue of how to transition from stable residential neighbourhoods to midrise development without negatively impacting the surrounding residents remains. Shadows, traffic, parking, loading, garbage, big box retail, and unit mix/size appear to be universal concerns among residents with midrise development.
Chris Walker has been urging the City to simply adopt a harder line in defending our good growth management plan (The Official Plan) and its design guidelines, namely the Midrise and Avenues Design Guidelines.
The Ossington Avenue Area Study continues, and the 109 OZ proposal is still under consideration by the City. We’ll be sure to keep the Community updated on these exciting developments.
6) Studio Bar
At the end of October, TBCA members Chris Walker, Anne Keary & Ben Pakuts, along with several members of the community met with Councillor Mike Layton and the applicants for Studio Bar, a newly proposed establishment on Dundas Street West. The applicants presented their proposal for a new restaurant. The Community expressed our concern over the differences in the use of the space between the Committee of Adjustment application and the Alcohol & Gaming Commission of Ontario application; the former appearing to be a gallery and restaurant and the latter a concert hall and event space. The property is unique in that it is deep and abuts residential backyards on all sides without a laneway.
The Community asked the applicant to provide a few clarifications which they did; hours of operation (5 – 2), maximum number of occupants (300), and a seating plan.
After the meeting, the applicants invited the group to walk around inside the space, which we did. Construction work was underway. The City has informed us that the work so far is only considered decorating and that a Building Permit is forthcoming. That application will make 4 differing floor plans! TBCA Chair Chris Walker & local resident Craig Daniels are urging the City and the AGCO better align their application processes.
At the October TBCA monthly meeting, the City presented a set of draft conditions to the Community which were then discussed. We await the final set of conditions from the City. In the meantime, of their own accord, the City has successfully requested the AGCO suspend the liquor licence application until the matters of concern are resolved.
7) Origami Lofts
At the October TBCA monthly meeting, local residents along Wolseley Street raised concern over a new midrise development along Bathurst Street; Origami Lofts. Unique concerns include sewer back-flow, wind & tree loss, as well as height, set-backs, transition, appearance, parking and shadow.
The condominium will have as many units as there are houses on the street; 23. The concern over the sewers is that the new development will be protected from sewer back-flow while being the major contributor of storm water on the street where the other homes are not protected from sewer back-flow.
The Public Consultation meeting was held on November 21 and I look forward to hearing how it went and what the next steps are. See the 202bathurstimprove.tumblr.com blog for more details.
8) 765 Dundas Street West
TBCA chair Chris Walker & local resident Craig Daniels met the owner of 765 Dundas Street West, Dustin Keating, to discuss his plans for a new cocktail lounge & restaurant at that address. Having previously been on the other side of the bar-resident opposition, Dustin wanted to be pro-active in gaining Community support for his concept at the beginning stage of the approvals process. The proposal was welcomed as an improvement to the block and we hope to see Dustin’s dream come true.
Currently the establishment does not have a name and is being referred to as “765”. Dustin has agreed to keep the Community informed of his applications through the approvals process.
9) Trinity Bellwoods Urban Forest Management Plan
This is an exciting new positive initiative for the Community with far-reaching benefits. The Trinity-Bellwoods Community has been chosen by 5 Masters of Forest Conservation students at the University of Toronto to implement a 20 year Urban Forest Management Plan with the goals of improving urban forest diversity, canopy cover, community stewardship and adaptation.
TBCA chair Chris Walker met with students Jennifer Gagne and Natasha to discuss the plan in more detail and understand the TBCA’s potential involvement. The students have already discussed their plans with the Councillor, Parks and Recreation, Friends of Trinity Bellwoods, Friends of Roxton Road Parks and LEAF. All have been supportive. The students would like to see the TBCA be the main point of contact in consulting with the various groups and/or set up a steering committee to guide the process along.
Volunteers will be needed. Contact the TBCA to see how you can show your support for this great project.
The students will be presenting their proposal to the rest of the TBCA executive at the upcoming November monthly meeting.
If you would like to have your opinion heard about the 202 Bathurst Street (Origami Lofts) the Public Hearing is being held tonight (Wednesday November 21, 2012) at 7:00 at Ryerson Community School at DenisonAvenue & Dundas Street West. The main door is off the south end of the building with access from Denison Avenue or the park.
Further information can be found at: