Everything in the Annex west of Brunswick is five storeys or less. If an HCD is put in place, it would absolutely impede a taller development on any side street because it wouldn’t “fit.”
First off; Walmer is 2 blocks East of Brunswick.
The discussion was the application of a HCD to Walmer..
As Walmer's character is markedly different from the area west of Brunswick, you can't apply the same HCD to both, I would argue.
The heterogeneity, I would argue, contra indicates a single HCD.
So we need to clarify here where you believe an HCD may be proposed and adopted. West of Brunswick would clearly not impact this proposal, at all.
Even if the city alters its requirements for separation distances and podium-tower form (which it absolutely should) an HCD could prevent any sizeable developments from happening here.
See above as to where an HCD would apply; as to to changing requirements for separation distances, broadly, we disagree; the City has already reduced these requirements and I think they've gone as far as they ought to in most cases.
There is room for exceptions, of course, where a building is abutting another with a blank-facing wall, for a start (so not placing new unit 4M from someone else's window) ; and where acceptable minimum sunlight can be maintained, if every building gets the same permissions.
Wouldn’t it? Anyone with relevant expertise, please weigh in here.
I’m not sure why
@Northern Light is convinced this won’t happen, when the ARA is vocally in favour of it, has already completed a study with Section 37 money, and remains influential.
I have partially explained above; but the criteria for applying an HCD can be found in this document:
From the above:
The first 2 criteria sets cannot be, in my judgement, consistently applied across Walmer and points east, and Brunswick and points west. I would argue these would require 2 different HCD's to meet the intent of the principles shown above.
I would also contend and that even applying the principles to Walmer and points east on a free-standing basis would be challenging.
Subsequent point, the City doesn't even list this area as having an HCD under development.
Heritage Conservation Districts (HCDs) are a planning tool that guide change in neighbourhoods that represent Toronto’s rich social, cultural and architectural history—places that contribute to the livability and appeal of Toronto as a multicultural, sustainable and equitable city. HCDs provide...
www.toronto.ca
The West Annex HCD work was listed as 'Hold' (not being actively pursued right now) in the 2023 and beyond work plan published last February.
The ARA's consultant actually wrapped up their work in 2022 and it has been with heritage since.
Madison by the way is designated already, but is the only street so designated currently within the area.
These layout maps were produced by the Consultant, ASI:
The above is from this presentation:
There is no way to intelligently write one by law that protects more than 2 distinct sets of forms, already subdivided by an existing HCD. Try to write the set of rules to do that.
The consultant provides lots of information which could form the basis for Heritage to launch an HCD study of one or more sub segments of the area in the future.
My reading of their report suggests it would be difficult to argue for a single HCD or even just 2 across the entire zone; they have different typologies, different cultural and contextual values, I just don't see HPS doing a blanket HCD, and if they tried, I would oppose it.
Interestingly, ASI, to my reading, makes its best case for Walmer itself; but it has not gone forward yet, and I think it would be challenging.
What is of greater importance in the study materials, I could contend, is the individual properties suggested for individual designation. That I would watch closely. The list is far too long for HPS to pursue entirely, but a few could be advanced for study and have material effect.
The full consultant's report can be found here:
PS, someone might want to save these for future reference.
