Toronto Junction SQ Condos | 16.84m | 5s | Block | RAW Design

[PMT]

406 KEELE ST
Ward 13 - Etob. York District

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Rezoning and Official Plan Amendment application to permit the development of a 4 storey residential building containing 30 units

Proposed Use --- # of Storeys --- # of Units ---

Applications:
Type Number Date Submitted Status
OPA & Rezoning 17 196943 WET 13 OZ Jul 12, 2017 Under Review

 

[AlbertC]

Good infill opportunity. Although, it appears this proposal is only for the current JM Auto Sales property. Likely excluding the Green P parking to it's south, and the underused lot to it's north at the corner of Vine Ave.

 

[PMT]

Developer is Block Developments, architect is RAW:

 

[junctionist]

Good infill opportunity. Although, it appears this proposal is only for the current JM Auto Sales property. Likely excluding the Green P parking to it's south, and the underused lot to it's north at the corner of Vine Ave.

The drawings show that the project includes the lot at the corner of Vine Avenue. But the Green P lot appears to be staying. I was hoping that all of that ugly empty space would end up redeveloped together for a taller and more metropolitan project.

Nevertheless, it looks like good modern infill. The Green P lot will help the businesses in the storefronts succeed, as pedestrian traffic diminishes on Keele north of Dundas. One day, it can be redeveloped as well for a greater variety of facades and a more interesting streetscape.

 

[interchange42]

Just catching up with this. I had to look at this twice to believe my eyes, but Bousfield's Planning Rationale for this development includes several maps showing the "Subject Site"—as does any Planning Rationale they write up—with half of them showing the wrong site—at the northwest corner of Keele and Vine—instead of the southwest corner.

Correct instances: page 2, 25
Incorrect instances: page 5, 28

No instance on: 42

 

[innsertnamehere]

Also, I would hardly call this thing 4 floors. At least 5, probably 6 if you count the double floor portions of the retail spaces.

 

[PMT]

Preliminary Report: http://www.toronto.ca/legdocs/mmis/2017/ey/bgrd/backgroundfile-107275.pdf

 

[PMT]

This has been appealed to the OMB. A pre-hearing is scheduled for July 3, 2018: https://www.omb.gov.on.ca/ecs/CaseDetail.aspx?n=PL171197

 

[Marcanadian]

A second prehearing conference has been scheduled for August 31:

https://www.canlii.org/en/on/onlpat/doc/2018/2018canlii67693/2018canlii67693.html

 

[Marcanadian]

10-day hearing scheduled for November 18, 2019:

https://www.canlii.org/en/on/onlpat/doc/2018/2018canlii86711/2018canlii86711.html

 

[AlbertC]

The Stockton, project website:

https://blockdev.com/projects/the-stockton/

 

[Marcanadian]

Settlement hearing scheduled for August 2:

2019 CanLII 22987 (ON LPAT) | 406-410 Keele Developments Limited v Toronto (City) | CanLII

Access all information related to judgment 406-410 Keele Developments Limited v Toronto (City), 2019 CanLII 22987 (ON LPAT) on CanLII.

www.canlii.org

 

[Alex L]

The developer appears to have appealed this to the LPAT solely because the City has not moved fast enough. I read recently that the City has a backlog of 100,000 units to process. Now I can understand that the developer wants to get going, but that is a huge backlog. What is the City to do? And appealing it only adds LPAT process time to the overall process time. I see there is a community meeting coming up:

Community Meeting to review the staff report for the 406-410 Keele St Development – Monday, May 13th 2019

And the City staff recommends approval anyway.

 

[interchange42]

The developer appears to have appealed this to the LPAT solely because the City has not moved fast enough. I read recently that the City has a backlog of 100,000 units to process. Now I can understand that the developer wants to get going, but that is a huge backlog. What is the City to do? And appealing it only adds LPAT process time to the overall process time. I see there is a community meeting coming up:

Community Meeting to review the staff report for the 406-410 Keele St Development – Monday, May 13th 2019

And the City staff recommends approval anyway.

Developers have appealed to the OMB/LPAT time and time again when the City has not approved their proposal within the prescribed time: this is nothing new, but at the particular time they did this last spring, there was a huge movement to do it because the provincial government was transitioning appeal rules from OMB to LPAT, and every developer who had a building still in the planning process was advised by their lawyers to appeal before the deadline to make sure that their case would be heard under the OMB rules that existed when they created their proposals.

In the meantime, if you look back a few posts in this thread, you'll see that the City and developer came to a settlement, meaning that they continued to talk after the appeal. Now that settlement will presented to LPAT for ratification. The fact there are very few changes to the proposal indicates the City was happy enough with the proposal, it was just taking them longer to process the application than it should have; the City has starved the Planning Department (and other departments called to look at parts of the application) of enough funding for new hires for years, so every application takes too long.

There's no reason that a development this small that makes it through the process with few changes should take this long. That adds a pile of expenses for the developer, which they pass on in higher unit prices. Application processing, which was supposed to be done in 4 months under the old rules, 6 months under the new rules, but in this case has taken 20 or more months, is broken.

42

 

[Alex L]

There's no reason that a development this small that makes it through the process with few changes should take this long. That adds a pile of expenses for the developer, which they pass on in higher unit prices. Application processing, which was supposed to be done in 4 months under the old rules, 6 months under the new rules, but in this case has taken 20 or more months, is broken.

42

It's not quite that small. It does entail a zoning change from industrial to residential, and an increase in density.

It's not realistic to expect a rezoning, in this time of a huge backlog, to be done in 6 months. And I think it is truly moronic to file with LPAT when the City is actively working on a file. It only serves lawyers.