HEY, WHAT’S THE STORY WITH THIS DEVELOPMENT?
1327-1339 QUEEN ST. EAST
(original drawing of development by Rockport Group)
PROBLEM
Rockport Group wants to build an over-sized, overly dense, and poorly-conceived development:
- It will be precedent-setting for our community and it is imperative we start with good and compatible community design because of the rate of land being assembled for future development.
- Influences all future development along Queen Street between Coxwell Avenue and Leslie Street.
- The City’s Planning Department, and the Ward 30 and Ward 32 Councillors want changes to the development that better reflect the Community.
- Lacks adherence to the zoning laws and building guidelines.
Rockport Group has not changed its original application to take into account any concerns raised by the Community or the City. In January 2015, Rockport Group filed an appeal with the Ontario Municipal Board (OMB) to circumvent city regulations and the Community’s concerns. The OMB will decide if Rockport Group can build the development presented in its original application.
It is important to note that throughout the consultation process, the Community made it clear that it is supportive of development in Leslieville, and it could support the Application if it were altered to be respectful of the scale, texture and character of the neighbourhood - and surrounding neighbours-(although not directly applicable). If the City’s carefully thought-out Mid-rise Guidelines (or their Leslieville or Beaches variants) were applied by the Applicant - in spirit and in letter - the building would be hugely improved.
ISSUES
The Community has repeatedly raised many concerns about Rockport Group’s precedent-setting development, including the following:
- It does not fit into the existing character of the community with respect to height, density, and architectural continuity.
- It is 4 storeys* higher than permitted under current zoning laws and 2 storeys* higher than permitted under Mid-rise Guidelines. It is higher than any other building between Coxwell Avenue and Leslie Street and the entirety of Queen St. East from the Don River.
- It has a density that is more than double what is permitted under zoning laws,
- Most of the units are 1 bedroom.
- The excessive height means the building has very significant overlook onto the yards of all properties north and south of it and and shades the northern side of Queen Street unreasonbaly for most of the year.
- An overbearing wall of tall, stacked townhomes are placed on the north side of Memory Lane - tight to the lane - with units opening immediately and unsafely onto the lane.
- It would increase the current parking and traffic difficulties on nearby streets and lanes (Knox Avenue, Laing Street, Sears Lane, Memory Lane, Hiltz Avenue, Greenwood Avenue)
- It proposes large retail rental space at grade level that is unsympathetic with the scale and character of Queen Street retail.
- It envisions using Memory Lane for all vehicular access to the site - cars, garbage trucks and moving vans.
BACKGROUND
March 2014 Rockport Group filed an application with the City of Toronto to tear down the existing, (possibly heritage) properties at 1327 – 1339 Queen Street and construct an 8 storey* condo (26.3 metres high plus a 3.8 metre mechanical) with commercial at grade, 110 residential units, including 14 townhomes onto Memory Lane, and 106 parking spaces. The Community recognized the development as having problems of height, density, parking, congestion, privacy, and continuity and voiced these concerns to Rockport Group at its consultation meeting. Rockport Group did not alter the original application.
May 7, 2014 The Community got together at the Maple Cottage and formed the ETCC, now called the Leslieville Community Coalition (LCC).
Subsequently, this community organization met with the developer, and the Ward 30 and 32 Councillors, to again voice the Community’s concerns. Rockport Group did not alter the original application.
June 2014 The City’s Planning Department held a Community Consultation Meeting. The Community again made it clear to Rockport Group
and the City Planners that the development is not acceptable as proposed. Again, Rockport Group did not alter the original application.
Sept. – Nov 2014 The City’s Planning Department organized a Working Group made up of a small group of representatives, from the local community, to understand issues and explore solutions of the development proposal. The Working Group met four times. Again the Community voiced its concerns to the Applicant. Members of the LCC, including an architect, presented an alternative vision directly to the Applicant. This version would have virtually brought the development into compliance with various City zoning laws and guidelines with very little profit loss. Rockport Group did not alter the original application to the city and decided to make an appeal to the OMB prior to any presentation for approval to Community Council by City Planning.
GET INVOLVED
There are many ways to get involved and stay informed. Whether you have a little time or a lot of time, every little bit helps. Please consider:
- Attending the April 14, 2015 meeting of the Toronto and East York Community Council Meeting.
- Participating in the OMB Hearing.
- Signing the petition.
- Joining the community campaign at easttorontocommunity.blogspot.ca
- Attending community meetings.
- Volunteering with LCC.
- Talking to your neighbours.
- Taking a lawn sign.
- Donating to cover campaign materials and OMB expenses.
LESLIEVILLE COMMUNITY COALITION is a grassroots, community organization that supports good urban design that enhances the character and culture of Leslieville. The LCC will seek Party status at the OMB.
EASTTORONTOCOMMUNITY.BLOGSPOT.CA
FACEBOOK.COM/EASTTORONTOCOMMUNITY
*A typical storey of a building is 10-12 feet. 20 meters = 65.62 feet = 6 storeys
lcc/mh
