Expanding Housing Options in Neighbourhoods(EHON) is a City-wide program to increase the number of housing units available in hopes of curbing rapid escalation in prices for homes and for rents in rental units. The program aims to create more low-rise dwelling units including duplexes, triplexes and garden/laneway suites.
Among the recommended revisions:
Inclusion of provisions in Policy 4.1.5 of the Official Plan to help ensure new multiplex units fit with neighbourhood character
stronger protections for existing trees when new multiplex units are built.
a reminder that Long Branch already has zoning that permits multiplex and semi-detached home construction, but only single detached homes are being built by developers.
The point is to ensure new multiplex units are designed to fit in with neighbourhood character and that Long Branch has a mix of low-rise housing types that show that multi-family dwellings can exist in harmony with detached single-family homes. As well, the City should be taking steps to ensure that environmental policies in the City’s Official Plan regarding protection of mature trees, which are frequently taken down to make way for new house construction, are better enforced.
The full text of our letter to EHON Toronto appears below
Expanding Housing Options in Neighbourhoods (EHON) is an initiative of City Planning to address the so-called “missing middle” in Toronto’s neighbourhoods. The main idea is to promote construction of more low to mid-rise multiplex units (e.g., triplexes), mid-rise apartment buildings, laneway suites and garden suites as ways to increase the supply of housing in the City against an overall goal of making accommodation more affordable.
Staff Report on Expanding Housing Options
On February 15, 2022, The Planning and Housing Committee (PHC) met to consider this item. The portion of the meeting dealing with EHON began with a staff report from City Planning, after which deputations from residents’ groups were heard.
In case playing the YouTube video above starts at the beginning of the meeting, click here to take you to the timestamp 2:27:09 to catch the Staff Report from its start.
LBNA Deputation
The LBNA made a deputation to the Planning and Housing Committee, with Chair Christine Mercado speaking on behalf of Long Branch residents. Unfortunately, because this was a virtual session, Christine was unable to share her screen to provide visual support for her deputation, though members of the PHC all had copies they could read during the deputation.
Here are the main points the LBNA wanted the PHC to consider:
Update the Report to Make Use of 2021 Census Data
The report presented by Planning Staff was based on the 2016 census, which is already 5 years old. Statistics Canada has started releasing data from the 2021 census, so it would be a shame to work from data that are not current. This is the opportunity to use the most up-to-date information.
Deploy Housing Options Where They Are Needed
Within Long Branch, we have three main zoning areas: RD/RS, for detached single-family homes, RM, for triplexes, duplexes and semi-detached homes, and RA for apartment buildings or condos. In addition, we have the site-specific area north of Lakeshore from Thirty Second to Long Branch Avenue where Minto has been building over XXXX townhouse units.
So Long Branch already has the full range of housing options Planning wants to see, all achieved within the existing Planning framework and regulations.
In the words of Christine Mercado, areas such as Long Branch “… need to be analyzed to better understand what is working and then replicate learnings in flat or no growth Neighbourhoods.”
The LBNA also has concerns about the City moving forward to dramatically intensify neighbourhoods without considering the need to grow supporting infrastructure at the same time.
For example, Long Branch residents with school-age children are probably very aware that our schools are stretched over capacity. We have no secondary school in Long Branch. Many children have to be sent to schools outside Long Branch.
LBNA Board members attended an information session from the TDSB for Wards 2 & 3 last week. The presenters shared that there is no money from the Province and no plans for new schools in Long Branch for the foreseeable future.
The City already has policies that direct intensification to “Avenues” – major streets such as Lakeshore Boulevard. Yet we are seeing only sporadic development of mid-rise apartments/condos along Lakeshore. And such mid-rise buildings need to be built with commercial space at grade to make the street more inviting to walk and shop. Several stretches of Lakeshore in Long Branch look shabby and neglected.
Better Public Consultation Process
In our discussions with residents in our community and others within Toronto, there is extremely low awareness of the magnitude of change that this Committee is considering through the EHON initiatives and in this report. The numbers outlined in the Report for Community Engagement to date are shockingly low to us in a City of 2.8 million.
The pandemic has allowed the City to conduct public hearings formerly held in-person as virtual meetings. Virtual meetings rate lower on engagement than in-person. it is easier to cut a video or audio feed to stop someone from speaking. It is easier for panel members to tune out opposing voices. They can simply suspend their video feed and disappear behind a solid coloured tile so we have no idea whether or not they’re paying attention.
It seems as though the City is rushing to implement new policies with little genuine public consultation. We have not seen truly interactive discussions with City policy-makers and influencers. They tell us what they want to do. We tell them our concerns. But there is no true communication – dialogue – to allow residents to provide meaningful input to public policy and for policy-makers to show they have listened by addressing residents’ concerns. So far, it just seems like “consultation” is actually window-dressing.
The LBNA’s deputation is embedded in the YouTube video window below.
In case playing the YouTube video above starts at the beginning of the meeting, click here to take you to the timestamp 2:38:29 to catch Christine’s deputation from its start.
[If you allow the YouTube video to continue playing after Christine’s deputation, you can hear what other residents’ groups had to say as well]
On July 3rd., 2019, the Toronto Local Appeal Body (TLAB) released its decision on a proposed severance of 70 Thirty Sixth Street. Mr. Ted Yao, who was the presiding member for TLAB, refused the appeal in a 23-page decision order.
The owners of 70 Thirty Sixth originally applied to sever the property into two lots and build two new homes. In addition to being opposed by owners of neighbouring properties, the application was opposed by Urban Forestry and Councillor Mark Grimes. City Planning expressed concerns over the severance and variances in their July 24, 2017 Planning Report and recommended deferral. The
Committee of Adjustment refused the application on December 7, 2017.
The owners subsequently appealed the Committee of Adjustment decision and the appeal went to TLAB.
At the request of Councillor Grimes’ office, the City assigned one of their lawyers to the appeal and 8 residents
were accepted as Participants for the hearing so they could be heard.
The Long Branch Neighbourhood Association (LBNA) was also granted Participant status as well as the right to lead and cross-examine witnesses and make closing submissions. Behind the scenes, the LBNA supported the residents with coaching and preparation, review and filing of documents. The LBNA also liaised with City Legal to coordinate our respective cases and to avoid
unnecessary duplication.
The entire hearing required 6 days from July 26, 2018 to June 19, 2019. The number of days was a reflection of the complexity of the case and the elapsed time from start to finish was a function of having to schedule more days than originally planned and finding dates that worked for all
Parties.
In his decision, Mr. Yao stated, “the area contains a significant proportion of 50-foot lots, especially in the eastern part of Mr. Ciecura’s (the applicant’s expert planning witness) study area, for which a severance would be destabilizing to the lot fabric.” and “the proposed design is an abrupt change in character, particularly
not respecting side yards and lot size characteristics.”
Another factor was the impact of the proposal on the tree canopy in Long Branch. The application proposed removing a healthy, protected private tree and injuring/removing a healthy protected city tree.
Mr. Yao concluded, “a suitable growing environment for trees will not be enhanced, nor
will there be an increase in an existing (tree) canopy.”
This was the second refusal of a severance application on Thirty Sixth Street following a full hearing. In March 2018, the TLAB Chair, Ian Lord, issued a refusal of an application at 38 Thirty Sixth Street. In November 2018, the owners of 32 Thirty Sixth abandoned an appeal of a proposed severance. In May of this year, the Committee of Adjustment unanimously refused variances sought by the owners of 30 Thirty Sixth after their application for severance had been granted by the
OMB in 2018, but refused the variances associated with the proposed homes.
A positive side effect from the process was that the neighbours got to work together as a team towards a common purpose and this helped forge new relationships as well as reinforcing existing ones.
As Mr. Yao stated in his decision, “Strong communities are those where people want to live.”
To see the full text of Mr. Yao’s decision, click here to view and/or download a copy.
To see the status of other severance applications in Long Branch, click here to visit our page summarizing severance applications over the past 10 years.
https://lbna.ca/wp-content/uploads/70-Thirty-Sixth-Google-Streetview.png385627Ronald Jamieson/wp-content/uploads/LBNA_Logo_2in.svgRonald Jamieson2019-07-05 17:48:252020-11-02 11:44:09Severance of 70 Thirty Sixth Street Refused at TLAB
On Wednesday, January 31, 2018, our City Council adopted the Long Branch Neighbourhood Character Guideleins with the following amendment by Councillor Grimes.
“That the guidelines be used by home builders, the community, City staff, committees and appeal bodies to provide direction in their decision making as they develop plans, review applications for redevelopment and/or enhance the public realm. ”
The Long Branch Neighbourhood Character Guidelines are an important document that will encourage Urban Design excellence on a neighbourhood level where dwellings fit harmoniously with the established character. This document was a result of a pilot project initiated by Community Council. All stakeholders were invited to participate in this two year project and the resulting document was a culmination of efforts between Stakeholders, City Council, City Planning and executed by SvN Architects and Planners.
Please take the time to familiarize yourself with this document and share it with your Long Branch neighbours who may be renovating or constructing a new home.
/wp-content/uploads/LBNA_Logo_2in.svg00LBNA Admin/wp-content/uploads/LBNA_Logo_2in.svgLBNA Admin2018-02-01 09:58:112019-03-28 14:19:32Another step towards thoughtful planning in Long Branch
On Tuesday, November 14, the Etobicoke York Community Council unanimously passed a motion by Councillor Grimes to adopt the Long Branch Neighbourhood Character Guidelines. The motion included an amendment that the guidelines be used by home builders, the community, City staff, committees, and appeal bodies to provide direction in their decision making as they develop plans, review applications for redevelopment, and/or enhance the public realm. LBNA was at the meeting and deputed in favour of adopting the staff report recommendations. Read the Motion, Staff Report and Final Draft Guidelines.
The Long Branch Neighbourhood Character Guidelines will serve as a toolkit for reference to property owners to develop plans for new and renovated dwellings. A “How to Manual” was incorporated into the guidelines to provide a framework for how they are to be used. The Association has some concerns around the implementation, predictability and consistency of the process, however we see this as an important document that will encourage urban design excellence on a neighbourhood level, where dwellings fit harmoniously with the established character.
The guidelines go to City Council at the end of January 2018 for final approval.
/wp-content/uploads/LBNA_Logo_2in.svg00orser.cornie@gmail.com/wp-content/uploads/LBNA_Logo_2in.svgorser.cornie@gmail.com2018-01-21 13:10:032019-03-28 14:20:08A Step Towards Thoughtful Building in Long Branch
