LBNA Concerns About Proposed Inclusionary Zoning

City Planning is proposing to change zoning in the area around Long Branch station to implement inclusionary zoning policies that will significant increase permissible density in this area.

Below is a letter the LBNA sent out to residents in this area to inform them about the proposed changes, expressing their concerns.

The changes proposed for the area around Long Branch Station are just one part of a broader initiative covering 18 “major station areas” across the City, as our local government tries to define where it plans to grow as part of the Province of Ontario’s Growth Plan for the Greater Golden Horseshoe.

At issue is whether Long Branch Station could or should be classed as a “major transit station“; whether the inclusionary zoning will really result in an increase in affordable housing in this area, per the City’s goal; and whether there actually is a need for a zoning change in this area, which currently offers a diverse array of housing types with an emphasis on rental housing.

Underlying this is a concern that the proposal is being driven by developers lobbying Planning for higher densities (after losing 15 straight severance applications to the LBNA at TLAB), without the City providing adequate opportunity for residents to provide their input.

Should this proposal be approved by Council in November, it will become even harder to oppose construction of oversized homes and lot severances. We need your voices to be heard by our MPP, our City Councillor and the Planning and Housing Committee (of whom no one is from Etobicoke)

What You Can Do to Help

Call and email Councillor Mark Grimes to let him know about your concerns.  This is going to City Council in November 2021 and will be heard at the Planning and Housing Committee this Thursday morning.

Email:  councillor_grimes@toronto.ca
Phone:  416-397-9273

Call and email MPP Christine Hogarth to let her know your concerns.  

Email:   christine.hogarth@pc.ola.org
Phone: 416-259-2249

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City-Driven Intensification

City Planning has proposed increasing the density in the area around Long Branch Station from a maximum density of 0.35 FSI in Long Branch to a minimum density of 0.6 FSI.

What is behind this proposed intensification and what are its ramifications for us as residents?

Affordable Housing

Excerpt from City Planning document proposing intensification targets., This excerpt is for Long Branch.

The idea behind Planning’s proposal is that it would encourage construction of more affordable housing in Long Branch and Alderwood. They’re not necessarily proposing a high rise jungle like in Mimico: they’re thinking more like basement apartments, triplexes, garden suites and so on.

Current Zoning Permissions

The portion of Long Branch that would be affected by this re-zoning is currently zoned RM. That means you already are allowed to build multi-family housing such as semi-detached homes, duplexes, triplexes, and walk-up apartments. If you want to build a triplex, you can build up to 0.6 FSI already. Same for a semi.

So, this area is already zoned with intensification in mind.

But is this really going to be the result of this proposed change in density? And is there a need for such a change?

What Is Happening

Even with these permissions, developers haven’t been building duplexes or triplexes for decades. No semi-detached homes have been built in this area in the past 15 years. Nor have any triplexes or duplexes. They have, on the other hand, been very active in trying to sever properties to build homes that go on the market for between $1.3 and $1.6 million – hardly what you could call affordable. These homes are built for single-family occupancy, with no provision for having a separate entrance for a secondary suite.

We aren’t opposed to more affordable housing. We just don’t see how the proposed policies will generate more affordable housing for people who need it.

One thing that is NOT happening on this issue – whether here or in the neighbourhoods around other major transit stations where intensification is proposed – is public consultation. We know the developers have been actively and aggressively lobbying for less restriction on density. It’s only fair that the public be given an equal opportunity before this official plan amendment gets passed by Council.

How You Might Be Affected

Two oversized homes. The result of lot severing.

Should the proposed changes in density be approved as part of this official plan amendment, you could anticipate more applications to sever properties in the area shown on the map above. Instead of builders being limited to a ceiling of 0.3 FSI, it appears the City would be giving them carte blanche to build as large as they please and, with the new regulations favouring intensification, it will be very hard for residents to mount opposition.

In step with an increase in severance applications, we anticipate there will be further erosion of the tree canopy in Long Branch. In 2009, the tree canopy in Long Branch was measured at 26.5% coverage. By 2018, this had been slashed to 15.0% – the biggest decline in all of Toronto. The City has a goal of reaching 40% tree canopy coverage by 2028 – just 7 years from now – and it appears Long Branch will fall well short of this.

Just about every development application for a new build going before the Committee of Adjustment has removal or damaging of a tree as part of the application. Uncontrolled development could cause the tree canopy in Long Branch to go even lower.

The Process

This will be discussed at the October 28th meeting, which starts at 9:30 am, after which it will go to City Council for approval in November.

What You Can Do

Because Planning is regulated and administered by the City of Toronto, we suggest you make your views known to our representative, Councillor Mark Grimes. You can reach him at his office at (416) 397-9273 or by email at councillor_grimes@toronto.ca. Be sure to ask about how much Planning has obtained input from residents.

You can watch the meeting of the Planning and Housing Committee on October 28th by clicking on the following link: http://app.toronto.ca/tmmis/decisionBodyProfile.do?function=doPrepare&meetingId=21291

Even better, by writing to the Clerk of the Planning and Housing Committee, at phc@toronto.ca you can actually speak at the meeting to ensure your views are heard. Two Long Branch residents spoke at the last meeting of the Planning and Housing Committee. Why not you?

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How “Major” IS Long Branch Station?

The City of Toronto’s Planning and Housing Committee is bringing forward a proposal that would see density in the area surrounding Long Branch Station increase from a maximum of 0.35 to a minimum of 0.60. This would impact residents in the southwest part of Alderwood as well as those in western Long Branch.

This was discussed at a meeting of the Planning and Housing Committee on October 18th. Members of the committee heard presentations from the LBNA and one Long Branch resident in opposition to this proposal, which is just one part of a proposal covering 11 transit stations across the City.

The density increase is being driven by the Province and its Growth Plan for the Greater Golden Horseshoe, which is a policy document that places requirements on municipalities to plan where and how they intend to achieve the Province’s growth targets. AMong other things, the Growth Plan suggests increasing density in the area around “major transit stations” and that the municipalities need to identify which transit stations are major.

So, the question we have is whether Long Branch truly qualifies as a major transit station?

GO Station Usage

Chart showing morning ridership at select stations on the Lakeshore West and Milton lines that travel through Etobicoke.

The truth is that the ridership at Long Branch GO station is the third-lowest in the entire GO network. According to Metrolinx, the organization that operates GO Transit, 1,000 people board GO trains at Long Branch each morning while 200 get off to connect elsewhere. Compare this with Clarkson Station, where 5,150 people board the train each morning. or compare with Kipling Subway Station, where 20,000 people board in the morning while 30,000 get off.

Transit Usage Vs. GO Network

Chart showing which mode of transit passengers use at select stations in Etobicoke

Kipling is definitely looks like a major hub but Long Branch, by comparison, does not look anywhere near major in scale.

A chart showing travel time from Long Branch Loop to Toronto City Hall

People in City Planning have painted a picture of the 501 Streetcar line as a major route connecting Long Branch with Downtown. They even proposed last year to upgrade the streetcar to an LRT connecting to the new Park Lawn GO Station.

We don’t see much merit in this proposal. Going to City Hall from Long Branch Loop via the 501 takes 91 minutes, compared with 35 minutes by GO train and walking from Union Station. This doesn’t make TTC look like “The Better Way”.

In addition, the roadway through much of New Toronto and Mimico is too narrow to allow for two dedicated LRT rights of way plus one lane for cars in either direction without expropriating land on one side of Lakeshore Boulevard or the other. This would leave no room for on-street parking, on which businesses along Lakeshore rely and expropriate would eliminate the land and buildings on which at least half of those businesses are located. Either way, a Lakeshore LRT would decimate small business in South Etobicoke.

What Can You Do?

Since this is being driven by the Province of Ontario, we suggest you express any concerns you may have about this to our MPP, Christine Hogarth, at her office at (416) 259-2249 or by email to christine.hogarth@pc.ola.org

As a courtesy, I you email Ms. Hogarth, we suggest you copy Councillor Mark Grimes at councillor_grimes@toronto.ca so that he is aware you have contacted her.

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