TE3.31.1 Reply to the Attention of Annik Forristal Direct Line 416.865. 7292 Email Address annik.forristal@mcmillan.ca Our File No. 212523 Date January 7, 2015 E-MAIL (teycc@toronto.ca; clerk@toronto.ca) Toronto and East York Community Council Toronto City Hall 100 Queen Street West, 2 d Floor, West Tower Toronto, Ontario M5H2N2 Attention: Ros Dyers, Secretariat Contact, Toronto and East York Community Council Dear Chair and Members: Re: Submissions on behalf of the owner of 19 Forest Hill Road TE3.31-200 St. Clair Avenue West-Official Plan and Zoning Amendment Applications We are the solicitors retained on behalf ofthe owner ofthe property municipally known as 19 Forest Hill Road. Attached for your reference please find a letter dated December 3, 2014 to Mr. David Driedger, author ofthe Preliminary Report dated December 15, 2014 for the abovereferenced matter, wherein we set out our serious concerns with respect to the proposed development at 200 St. Clair A venue West. Please ensure that our letter of concern regarding the above noted zoning application is available to all Members ofthe TEYCC. Attach. CC: Mr. David Driedger, City Planner 19 Forest Hill Road Gagnon & Law Urban Planners LLP Forest Hill Homeowners Association McMillan LLI' Brookfield PlacC", I BI Bciy Street, Suite 4400, Ior onto, Ontario, Cdncidci M~J 213 t 416 865 7000 f 416 865 7048 Lawyers I Patent & Trade-mark Agents I Avocats I Agents de brevets et de marques de commerce LEGAL_23314529. 1 Vancouver I Calgary I Toronto I Ottawa I Montreal I Hong Kong I mrn11ll;_in c,1
Reply to the Attention of Mary Flynn-Guglietti Direct Line 416.865.7256 Email Address mary.tlynn@mcmillan.ca Date December 3, 2014 VIA E-MAIL (ddriedg@toronto.ca) Community Planning - Toronto & East York District Toronto City Hall 100 Queen Street West 18th Floor, East Tower Toronto, Ontario M5H2N2 Attention: David Driedger, City Planner, Wards 21, 22 & 27 Dear Mr. Driedger: Re: Submissions on behalf of the owner of 19 Forest Hill Road 200 St. Clair Avenue West -Application for Official Plan Amendment, Zoning By-law Amendment and Site Plan Approval by 200 St. Clair Hold Co Ltd. We are the solicitors retained to act on behalf ofthe owner ofthe property municipally known as 19 Forest Hill Road (the "Forest Hill Dwelling"). The Forest Hill Dwelling is located in a stable residential neighbourhood and is in close proximity to the property municipally known as 200 St. Clair Avenue West (the "Property"). The Property is located on the north side of St. Clair A venue West, east of Dunvegan Road, south of Heath Street West and west ofa venue Road. A 4-storey building is located on the Prope1iy and is used as a medical centre. The Property is designated as an "Apartment Neighbourhood" under the City of Toronto Official Plan (the "OP"), but is not identified as an Avenue under the OP. The Property is also located within the area subject to the St. Clair A venue West Area Specific Policy No. 221 ("Policy 221") and is subject to Official Plan Amendment No. 279 ("OPA 279") which amends Policy 221 and which is anticipated to be approved by the Toronto City Council on December 11th, 2014. On August 1, 2014, 200 St. Clair Hold Co Ltd. (the "Applicant") submitted applications to the City of Toronto for an OP Amendment, a Zoning By-law Amendment and Site Plan Approval (the "Applications") with respect to a proposed residential development of the Prope1iy (the "Proposed Development"). We have had an opportunity to review the McMillan LLP ' Brookfield Place. 181 Bay Street. Suite 4400. Toronto. Ontario. Canada M5J 2T3 t 416.865.7000 f 416.865.7048 Lpro}:\[.S_:b\'@f!B'3bliii Trade-mark Agents i Avocats I Agents de brevets et de marques de commerce Vancouver I Calgary! Toronto I Ottawa I Montreal I Hong Kong I mcmi'lan.ca
December 3, 2014 Page2 Applications and wish to express our concerns regarding the Proposed Development, as set out in greater detail below. The key characteristics ofthe Proposed Development as described in the Applications can be summarized as follows: Maximum building height: 15 storeys plus mechanical penthouse (52.2 metres) Tower floor plate: 609 square metres Number of Dwelling Units: 130 Total Gross Floor Area: 13, 100 square metres Total Floor Space Index: 6.68 North Yard Building Setback: 1.2 metres Front Yard (Forest Hill Road) Building Setback: 3.0 metres North Tower Setback: J1.93 metres Access: Main pedestrian, vehicular and loading access from Forest Hill Road Parking: Reduced supply of 152 parking spaces enclosed within the building base or underground parking facility. Amenities: Primary indoor amenity area on the third floor with north facing windows; private terraces/balconies on the north elevation for all levels above the third floor; outdoor amenity area on the 9 111 floor adjacent to the Forest Hill Road and St. Clair Avenue West lot lines. Shadow Impacts - Neighbourhood: New shadows from the Proposed Development are cast onto portions ofthe residential neighbourhood to the north west from approximately 9: 18am to 3: 18pm on March 21st and September 21st. Shadow Impacts - Public Parks: New shadows from the Proposed Development are cast onto portions of Glen Gould Park to the east from approximately 1:18pm to 5:18pm on March 21st and September 21 51 and onto portions ofamsterdam Square to the east from approximately 5:18pm to after 6:18pm on March 21st and September 21 5 t.
December 3, 2014 mcm1llan Page 3 We respectfully submit that the Proposed Development as described above is inappropriate, in particular the site of the Proposed Development is too small to accommodate a tall building and does not provide suitable transition to the existing low rise residential neighbourhood immediately to the north or to the open space to the east. The Proposed Development represents an over development of the Property and "substantial growth" which is not contemplated within an Apaiiment Neighbourhood or lands not designated as an A venue under the OP. follows: Our concerns regarding the Proposed Development may be further summarized as Building Height: The 15-storey height of the Proposed Development is not in keeping with the majority of the developments within the Policy 221 study area. Additionally, the proposed height is not appropriate given the immediate context and proximity to the stable low-rise residential community north of the Property. Finally, the height of the Proposed Development does not comply with the existing Policy 221 which provides for heights generally in the range of 4 to 6 storeys. Setbacks: There is insufficient separation distance and landscape buffer provided between the base of the proposed building and the existing single detached residential properties to the north. Tower and Tall Building Guidelines: The tower element of the Proposed Development does not meet the 12.5 metre separation distances to adjacent lot lines as encouraged within the City's Tall Building Guidelines. Additionally, the tower element is not setback from the building base along St. Clair Avenue West as encouraged by the City's Tall Building Guidelines. Built Form and Policy 221: The Proposed Development does not reflect the built form criteria advanced within Policy 221 as amended by OP A 279, including the recommended maximum building height, 45 degree angular plane, step backs, setbacks and shadowing criteria. e Interface with Forest Hill Road: The building base of the Proposed Development does not respect the existing street proportion along Forest Hill Road. Additionally, the main driveway of the Proposed Development is located closer to the north lot line along Forest Hill Road than what currently exists today. Fa~ade and Character: The fa9ade and architectural character of the Proposed Development does not fit harmoniously within the existing community.
December 3, 2014 Page4 Shadow Impacts -Neighbourhood: New shadows inappropriately impacting the surrounding stable residential neighbourhood are created by the Proposed Development. Shadow Impacts - Public Parks: New shadows inappropriately impacting the adjacent public parks are created by the Proposed Development. Privacy: Substantial overlook results from the significant private terraces, patios, balconies and indoor amenity areas of the Proposed Development which face the existing residential neighbourhood to the no1ih. My client and I are prepared to meet with the Applicant and City staff to discuss the concerns set out above. Please do not hesitate to contact me directly should such a meeting be desired. Yours truly, /af CC: ~gli 19 Forest Hill Road Mr. Michael Gagnon & Mr. Richard Domes, Gagnon & Law Urban Planners Councillor Josh Matlow, Ward 22 Forest Hill Homeowners Association